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A crucial concern for anyone following the property market - be they a home buyer, an investor, a big-time developer or even an industry member - is getting the best and most accurate data possible.
An <a target="_blank" href="/news">article published by the ABC's Fact Check unit</a> is looking at the data presented by Australian Property Monitors (APM) and RP Data surrounding auction clearance rates - statistics Property Observer, and other news outlets, use on a weekly basis. It's fascinating reading and has gripped several Twitter feeds this morning as the conversation battles on.
SQM Research's Louis Christopher weighed into the debate:
<blockquote class="twitter-tweet" lang="en">
<a href="https://twitter.com/Macro__Business">@Macro__Business</a> <a href="https://twitter.com/JennieDuke">@JennieDuke</a> <a href="https://twitter.com/GeorgeRousos">@GeorgeRousos</a> <a href="https://twitter.com/CCASHMORE_BUYER">@CCASHMORE_BUYER</a> <a href="https://twitter.com/DocAndrewWilson">@DocAndrewWilson</a> Residex most complete and Sydney focused shows 70s. So does RP
— Louis Christopher (@LouiChristopher) <a href="https://www.propertyobserver.com.au/https://twitter.com/LouiChristopher/statuses/412349004895113216">December 15, 2013</a>
</blockquote>
Meanwhile, observer Catherine Cashmore suggested the following:
<blockquote class="twitter-tweet" lang="en">
<a href="https://twitter.com/JennieDuke">@JennieDuke</a> <a href="https://twitter.com/LouiChristopher">@LouiChristopher</a> <a href="https://twitter.com/GeorgeRousos">@GeorgeRousos</a> Agents should b required to disclose whether sold under hammer or pass in
— C Cashmore (@CCASHMORE_BUYER) <a href="https://www.propertyobserver.com.au/https://twitter.com/CCASHMORE_BUYER/statuses/412352137473953792">December 15, 2013</a>
</blockquote>
There are several ways of approaching this - either presenting the previous week's revised data (and making note of revisions to come) - lagging the results presented, or providing a comparison between all the major sources on a weekly basis.
We'd like to open this up for readers to have their thoughts heard. What do you think is the best approach? What sources do you want to hear more from? We'll endeavour to bring you what suits you best in the new year.
YOU MIGHT ALSO BE INTERESTED IN: <a target="_blank" href="https://www.propertyobserver.com.au/residential/there-s-more-to-clearance-rates-than-meets-the-eye/2011080250997">There's more to clearance rates than meets the eye</a> - Observer, Catherine Cashmore
jduke@propertyobserver.com.au
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jduke-EHk3XBmHkn

Auction clearance rate reported often incomplete data: ABC's Fact Check

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Northern Territory properties are again different from those seen in other states and territories. There's a focus on the resort-pool style homes, particularly in the upper price brackets, and many are newer homes. We also find that there's a focus on having your property completely fenced and detailing the security features.
The focus on the outdoors is something not seen as heavily in other areas we've covered so far other than, perhaps, Queensland.
You might want to read our <a href="https://www.propertyobserver.com.au/victoria/five-of-the-most-beautiful-homes-currently-on-the-market-in-victoria/2013112766650" target="_blank">top five from Victoria</a> and the <a href="https://www.propertyobserver.com.au/new-south-wales/step-inside-five-of-the-most-beautiful-residences-in-nsw/2013120166700" target="_blank">most stunning from New South Wales</a>. We've also covered <a target="_blank" href="https://www.propertyobserver.com.au/queensland/queenslands-five-most-beautiful-homes-on-the-market/2013120366766">Queensland,</a> <a target="_blank" href="https://www.propertyobserver.com.au/tasmania/tasmania-s-five-most-breathtaking-homes-on-the-market/2013120866841">Tasmania</a> and <a target="_blank" href="https://www.propertyobserver.com.au/western-australia/five-of-the-most-beautiful-properties-in-wa-currently-listed/2013121266918/Page-1">Western Australia</a>.
 
5) <a target="_blank" href="https://www.realestate.com.au/property-house-nt-fannie+bay-114259551">1/130 East Point Road, Fannie Bay</a>
Having last transacted for $550,000 in 1999, presumably without the property built as this is a more modern offering that hasn't previously been offered to the market, it's up for sale.
This villa home is a three-bedroom, three-bathroom stand out. Noted in the listing as a modern day landmark, it has French colonial doors and columns, and the master bedroom has a private terrace balcony, dressing room and ensuite.
It has a separate office, ample storage and dual lock-up garages as well as views of East Point and Darwin Harbour.
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4) <a target="_blank" href="https://www.recentral.com.au/properties/big-beautiful-and-only-4-years-young">10 McGill Road, Girraween</a>
Asking for $1,585,000, this five-bedroom, four-bathroom is four years old, with the plot having sold in June 2007 for $228,750, according to RP Data.
It is a rural estate on over two acres, with manicured gardens, a dining room opening onto a verandah, a granny flat for guests, a games room, a raised pool, a concreted fire pit, a horse stable and workshop facilities and garage parking for two cars.
Louvred windows and tropic plants bring the indoor/outdoor sense to the home, however it is all kept secure with a grand front entryway with secured remote controlled gate.
The firepit is a favourite, with a 'camping' feel to it.
Council rates are noted at $833 per annum.
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3) <a target="_blank" href="https://www.realestate.com.au/property-house-nt-knuckey+lagoon-115362703">80 Farrar Road, Knuckey Lagoon</a>
This five-bedroom, three-bathroom home (pictured below) is on more than 5.5 acres, with options and free of easements, for $2.15 million.
Having last transacted for $600,000 in March 2010, presumably as the property is new, it has double gates at the entry and is a significantly sized home at 800 square metres.
{yoogallery src=[images/stories/2013/12/16/knu1]}
It has a media room, bar, gym/games room, pool and tropical gardens.
The property has bore water, a well and town water.
Slightly more impressive is nearby $2.68 million <a target="_blank" href="https://www.realestate.com.au/property-house-nt-knuckey+lagoon-114984195">1031 McMillan Road, Knuckey Lagoon</a> (pictured below) - however it's currently under offer.
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2) <a target="_blank" href="https://www.realestate.com.au/property-house-nt-nightcliff-115475827">51 Grevillea Circuit, Nightcliff</a>
Four-bedroom three-bathrooms and set on the beachside, this home is calling for $1,190,000 offers.
It's open-plan style, and certainly has a beach-type resort feel, with a designer pool with waterfall and flying fox, games room opening onto poolside area, and being a short walk to the beach itself.
With high ceilings and a spacious feel, our favourite feature is how the property itself is designed around the pool.
<img src="/images/stories/2013/12/16/nightcliff-dec-16-floorplan.png" width="470" height="341" alt="nightcliff-dec-16-floorplan">
It last transacted for $1,150,000 in November 2009, having been listed for $1,200,000, which was a reduction on an earlier price.
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1) <a target="_blank" href="https://www.realestate.com.au/property-house-nt-parap-115156107">1 Jensen Street, Parap </a>
Asking for $2.1 million, this five-bedroom, three-bathroom house is a blend of South East Asian, Inner City, and 'Outback Station' styles. Having won an HIA 2012 Custom Built home over $1 million award, and <a target="_blank" href="https://www.vantagehomes.com.au/portfolio/jensen-street-parap/">built by Vantage homes</a>, it's on a 1,270 square metre block.
It has merbau timber flooring, an alfresco lounge, security gates, intercoms, and a detached self-contained guest suite.
It saw the block sell in 2009 for $600,000.
{yoogallery src=[images/stories/2013/12/16/par]}
 
{module Which of these is your favourite Northern Territory current listing?}
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
 
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The Northern Territory's five most stunning homes on the market

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The recent decision by the Council of Australian Governments (COAG) to abandon the National Occupation Licensing Authority (NOLA) from early next year is in property consumers' best interests, according to a number of industry bodies.
The Real Estate Institute of New South Wales (REINSW) CEO Tim McKibbin, said that the reduction of standards under NOLA's plans has been resisted for some time.
“We need national licensing, and the decision by COAG members to work together via the CAF and disestablish the NOLA from early 2014 is welcomed," said McKibbin.
“COAG members are acting in the best interest of consumers, industry and the real estate profession."
McKibbin said that the property market has "dodged a bullet" with this decision.
This comes after more than five years of discussion, with COAG initially looking into introducing a national system since 2009.
In April this year, at the 35th COAG meeting, there was <a target="_blank" href="https://www.coag.gov.au/sites/default/files/COAG_Communique_190413.pdf">little suggestion this end to NOLA may transpire</a>, noting progress on the scheme, noting the expectation that national licensing would commence in 2014. In November 2012, however, <a target="_blank" href="https://www.propertyobserver.com.au/news/national-licensing-of-estate-agents-debate-flares-again-within-industry/2012112057999">debate flared around the proposed changes</a> with the Real Estate Institute of Australia (REIA) regularly weighing in on the debate.
Amanda Lynch, CEO of the REIA <a target="_blank" href="https://www.propertyobserver.com.au/australian-capital-territory/proposed-real-estate-licensing-reforms-put-consumers-at-risk-amanda-lynch/2013040860220">previously noted concerns around the reforms</a>.
"Many of the submissions, including that of the Real Estate Institute of Australia, are worried that in pursuit of a national system NOLA will adopt the lowest educational and training standard applicable in the states and territories now, and apply that nationally," she wrote, explaining that submissions about the national system spanned up to 3,500 responses, with more than 800 from property occupations.
This was the 36th meeting, with Prime Minister Tony Abbott included for the first time, with meeting minutes noting that, after extensive state-based consultation, the proposed reforms will not be pursued.
"To this end, States agreed to work together via the Council for the Australian Federation (CAF) to develop alternative options for minimising licensing impediments to improving labour mobility and to manage the orderly disestablishment of the National Occupation Licensing Authority from early 2014," the minutes state.
Meanwhile, on the COAG website, it notes that "The Commonwealth respects the States and Territories (the States) are sovereign in their own sphere. They should be able to get on with delivering on their responsibilities, with appropriate accountability and without unnecessary interference from the Commonwealth."
It then goes on to say that in future COAG will focus on a few important national priorities and on outcomes rather than process.
COAG members noted that most jurisdictions identified concerns with the proposed National Occupational Licensing Scheme model and costs. Alternatives will be looked at in 2014.
President of the Real Estate Institute of Australia (REIA), Peter Bushby, was similarly congratulatory of the decision.
“From the outset, we supported national licensing but objected to a flawed model that dumbed down educational and operational standards for our industry," said Bushby.
“We are pleased that the States have agreed to investigate approaches that would increase labour mobility and deliver net benefits for businesses and governments."
The aims of national licensing were to reduce red tape, increasing productivity, enchancing consumer confidence and protection, improve labour mobility.
More on the <a target="_blank" href="?option=com_googlesearch_cse&amp;q=NOLA">debate surrounding NOLA here</a>.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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National licensing abandoned, real estate bodies applaud

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Property owners in possession of manufactured homes have one week left to complete an online survey about the industry, according to Queensland's Housing Minister Tim Mander.
Mander said that the government is reviewing the Manufactured Homes (Residential Parks) Act 2003, with plans to lower the cost of living and reduce red tape.
“The survey was first launched 11 weeks ago and includes questions on a range of topics including sales, operations, utility charges, rent increases and dispute resolution," said Mander.
This comes as the <a href="https://www.propertyobserver.com.au/news/plan-to-slug-caravan-rents-extra-10-gst-slammed-by-premier/2013120366750" target="_blank">government has been opposed to a recent draft ruling from the ATO</a> that may have burdened manufactured home owners with extra GST on their site's rent.
“The Newman Government believes the draft ruling is unfair and has called on the Federal Government to reject it,” he said. 
“It’s simply not fair for manufactured home owners to be slugged with an additional cost that doesn’t apply to people renting other types of dwellings like apartments or houses."
With 21,000 manufactured homes in parks across the state, many of them are under the ownership of retirees and seniors.
A consultation paper based on the survey's results, meetings with park owners and representatives, the legal profession, home owner advocacy groups and other relevant stakeholders, will be released by mid-2014.
“The consultation paper will outline the challenges facing manufactured home owners and the residential parks industry and the options to address them," he said.
The <a href="https://www.getinvolved.qld.gov.au/gi/consultation/1464/survey/1504/view" target="_blank">survey is available online.</a>
It asks your gender, age and income, details about your living conditions and the park in which you are located, as well as information about selling your property. There is also space to add in your own comments.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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Final week of the manufactured home survey: Queensland government

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Consumer Affairs Victoria has issued a scam alert to property owners over telephone scammers who are calling up and saying that the owner is owed a refund for Fire Services Levy overpayments.
An owner called Consumer Affairs after having received numerous calls, claiming to be a representative of a government department or agency in control of handling the Fire Services Levy.
In this instance, the owner was tole that he was entitled to a $248 refund for overpayment. The scammer then proceeded to ask for personal details and bank account information in order to allow the owner to reclaim the payment.
Monetary transactions are not conducted by the Fire Services Levy Monitor, and this sort of information is never asked for. Do not provide this information.
If you receive, or have received, a similar call - report the scam to the Office of the Fire Services Levy Monitor via 1300 300 635.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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Property owner scam alert: Victorian Fire Services Levy overpayments

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The licences of Boris Real Estate Pty Ltd and Suzanne Zvizdalo have been suspended by the director of Consumer Affairs Victoria, following allegations from landlords that they had not been paid rental arrears among other offences.
Boris Real Estate and Zvizdalo, of Deer Park, are not allowed to work as estate agents until further notice is provided. Some of the offences were other contraventions of the Estate Agents Act 1980.
The director applied for a disciplinary inquiry through the Victorian Civil and Administrative Tribunal (VCAT) under Section 120 of the Australian Consumer Law and Fair Trading Act 2012 that allows the director to suspend agents' licences when there is the belief that they have had misconduct constituting grounds for disciplinary action and there may be danger that a person suffers harm, loss or damage as a result of that conduct.
Those whose properties are managed under Boris Real Estate should collate their initial document authorising the management, statements issued to the landlord by either the agency or Zvizdalo and bank statements showing payment or non-payment.
Landlords and tenants affected will be notified by Consumer Affairs Victoria and given information around what they can do. Landlords will need to find a new property manager, tenants should stop paying rent to Boris Real Estate and follow instructions from the landlord instead.
Repairs should be sent through the landlord, or a new agent.
Tenants will need to collate receipts for paid rent, receipts for bond money, copies of the condition report and bank statements showing rent payment.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Licenses suspended for property management company following allegations from landlords

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Homely.com.au is here, and it's creating a bit of a stir already, despite facing stiff competition from the other big real estate listings portals and other startups.

Looking to maximise on user experience, by providing a more functional search system, as well as an innovative marketing platform, Homely is supposedly the fresh alternative to the current listings sites.
Jason Spencer, co-founder of Homely, said that they've created a way to discover property through simple design without banners ads or page turns.
With more than 500,000 suburb ratings, reviews and conversations, they're hoping it will give property buyers a chance to look at the very local information.
<blockquote class="twitter-tweet" lang="en">
Very excited to announce <a target="_blank" href="https://t.co/OEN5dKHIpm">https://t.co/OEN5dKHIpm</a> - our vision of a better way for Australians to find a new home. Coming very soon!
— Adam Spencer (@Adsy) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/Adsy/statuses/401432400863191041">November 15, 2013</a>
</blockquote>
 
The founders are of StreetAdvisor.com.au fame. 
Local expert profiles and office showcase pages are aiming to build engagement and brand loyalty, while providing another way for real estate agents to market themselves. The site says this will help make choosing an agent like choosing a restaurant. How they intend to tackle fake reviews that have been seen increasingly online remains to be seen.
They note that at launch they have more than 1,700 real estate offices and 100,000 listings, including Ray White, LJ Hooker, Harcourts, Starr Partners, Belle Property and RT Edgar - with more expected next year.
Principals pay for their entire office, so there are no individual listing fees attached.
CEO of Starr Partners, Douglas Driscoll, said that recent research about the costs attributed to property portal advertising finds that Australia is the highest in the developed world.
“The exponential rise in these costs can mainly be attributed to a lack of genuine competition in the digital space. With the full support and backing of the industry, Homely could offer homebuyers a viable alternative to the traditional portals whilst helping agents keep their advertising costs to a more sensible level," said Driscoll.
When using the portal, a slick map appears to the right hand side, which allows buyers to quickly see where the property is located and how the suburb is situated.
The portal caters for both buyers and renters, the site is currently in Beta.
Suburb profiles are quite illuminating with reader comments. For instance, for Sydney's stigmatised Mount Druitt, the following are on the site:
"I owned a unit in Hythe St Mt Druitt for 3 years, renovated it and sold it for much more then i spent on it. In the 3 years i was there although i kept to myself and spoke to no one, I was still threatened constantly just because my only language i speak is English. Police respond quickly and work hard to keep the area safe but there is only so much they can do. Kids dont play in the street, they scream profanities, throw rocks at cars passing by, steal your mail, light your letterbox and bin on fire, key your car, kick a ball at your car, ask you for money or smokes, scream at you for not providing money or smokes and so on. Mt Druitt has bad traffic, people in Mt Druitt have absolutely no ability or skill behind the wheel of a car..."
"I've lived her for 12yrs and I love this place. It's cheap and affordable. Only 45mins away from city, airport and beaches. Great public transport. Over the 12yrs I've been here I have never once experienced any negative outcomes. Of course you hear the odd arguments, people yelling profanities and witness some fights amongst people but you can see and hear that anywhere. My kids go to a great local primary school, Dawson Public School. But I will be spending the money to make sure they get the best high school education that we can afford. There are great high schools here and we will be sending our kids to the one that we think will better them for the future. We have worked hard to have what we have, to provide everything for our kids. It not the place that makes you but what you make of yourself. I've wondered the streets plenty at night and have never been robbed, assaulted or raped."
The experience on the actual portal with its current number of listings is pretty good - with an easy, fast-loading interface that has a modern feel to it. Again, taking investor-favourite Mount Druitt as the sample suburb, there were four properties found on the portal for rent. There were 180 on realestate.com.au. There were seven for sale on Homely, with 313 on realestate.com.au. 
In order to get property buyers using it, they're going to need an uptick in these numbers fairly quickly. 
This is the latest of a number of property listings-related startups emerging.
<a target="_blank" href="https://www.propertyobserver.com.au/australian-capital-territory/new-website-allows-owners-to-advertise-their-intention-to-sell/2013100165402">NextForSale was recently being touted as the next best thing</a> - a site allowing property owners to share their intention to sell. Observer Cameron McEvoy <a target="_blank" href="https://www.propertyobserver.com.au/landlords/five-online-investor-resources-that-may-help-find-your-first-investment-property-cameron-mcevoy/2013101565709">recently discussed the website</a> as well. 
<a target="_blank" href="https://www.propertyobserver.com.au/industry-news/investorist-website-links-residential-developers-with-off-the-plan-marketers/2013082163973">Investorist</a> is an off-the-plan search engine to be used by advisers and agents. 
The <a target="_blank" href="https://www.propertyobserver.com.au/news/chinese-buyers-to-have-access-to-australian-property-listings-through-new-website/2013111266299">heavily-discussed myfun.com</a> (for mandarin speakers looking for Australian property) is also set for launch. 
<a target="_blank" href="https://www.propertyobserver.com.au/industry-news/real-estate-listings-website-housenetcomau-crowdsources-its-design/2013012358909">Housenet.com.au</a>, the social media listings site, was also launched this year. 
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a> 
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Newly launched listings portal aims to shake up the industry

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It's unusual that ACT properties get a 'look-in', however this New South Wales home, called '<a href="https://www.realestate.com.au/property-acreage+semi+rural-nsw-sutton-115670743" target="_blank">Ouverture</a>' is just 20 minutes from Canberra and newly listed.
The four-bedroom, five-bathroom homestead includes dressage and show-jumping arenas with SOLITEX surface, as well as stables for nine horses, a tack-up area and a tack-room with shower, toilet and five adjoining day yards.
The 18 paddocks from five acres but of a range of sizes, are all fenced. The <a href="https://www.youtube.com/user/SuttonO123" target="_blank">home's Youtube channel</a> is filled with equine-related activity. It is on 40 acrews in total.
A three-bedroom renovated cottage is also on the site, and is approved for dual occupancy - currently rented out at $450 per week - making double income available for any investors considering the listing.
The modern looking property is advertised as 'Price on Application'.
It has an inground swimming pool.
At 57 Vaughan Drive, Sutton and owned by the Stone family, RP Data records note that the property was built in 2011, with the property having been purchased in 2009 for $800,000. With an $845,000 median in the area, and a minimal number of sales, we could see the median price see a substantial uplift if this sale does well.
<a href="/news">Sutton</a> has a population of less than 200.
The property's name is French (the English being 'Overture') as is much to do with music and poetry, and the concept of 'introducing' a concept.
On <a href="https://www.realestate.com.au/property-acreage+semi+rural-nsw-sutton-115236447" target="_blank">244 Bidges Road, Sutton</a> is a 38.55 acre block with a three-bedroom cottage asking for $1,600,000 with subdivision potential.
Slightly more comparable, perhaps, is <a href="https://www.realestate.com.au/property-house-nsw-sutton-115442291" target="_blank">2 Darmody Place, Sutton</a>, which has a buyer guide over $1,090,000 on 40 acres, however with little mention of equine pursuits.  It has an impressive four-bedroom, three-bathroom home.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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In a town of 200, Sutton's Ouverture to stun

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Western Australia is filled with some pretty significant properties, and some absolute mansions. When looking through what is on the market, this is even more evident.
5) <a target="_blank" href="https://www.realestate.com.au/property-house-wa-peppermint+grove-114087883">137 Forrest Street Peppermint Grove WA</a>
This six-bedroom five-bathroom home is six years old and includes five king-sized bedrooms along with an au pair suite (the sixth room). With a Clive Christians chefs kitchen, a butlers scullery and pantry, an office, a home theatre and a solar and gas-heated pool, it's a well-serviced beauty.
It also has double street frontage and four-car garaging.
{yoogallery src=[images/stories/2013/11/26/pep2]}
<a target="_blank" href="https://www.realestate.com.au/property-house-wa-peppermint+grove-115046367">Number 136 Forrest Street</a> is also gorgeous, and is also on the market.
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4) <a target="_blank" href="https://www.realestate.com.au/property-house-wa-stake+hill-111720611">1670 Readheads Road Stake Hill WA</a>
This seven-bedroom, six-bathroom offering has a games room and views of riverfront land, which come as part of the listing.
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3) <a target="_blank" href="https://www.realestate.com.au/property-house-wa-mosman+park-115100651">173 Wellington Street Mosman Park WA 6012</a>
Asking for expressions of interest of $8,000,000 and above, and with river views, this five-bedroom, two-bathroom house is something else entirely. It's opposite a gold course, and it includes a 'modernist' conservatory. It also has a wine cellar and a double garage.
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2) <a target="_blank" href="https://www.realestate.com.au/property-lifestyle-wa-west+swan-7600111">74 George Street West Swan WA 6055</a>
This property sits on three titles, has 320 metres of Swan River frontage, with the building itself sitting on 1,250 square metres.
It includes alfresco areas and a 26-metre infinity swimming pool, a polo field, landscaped gardens and guest facilities. The main property is five-bedrooms, five-bathrooms, however the guest properties bring the total number of rooms to eight-bedrooms.
There are also equestrian facilities.
It includes a fireplace, scullery and an entertainment zone. The outdoor kitchen has a BBQ/Teppanyaki grill, and a wood fired pizza oven (if the foodies weren't already convinced).
A 3,000 bottle wine cellar, billiard room, gym area and home theatre are also available.
The guest house has its own street access.
Eleven post and rail-fenced paddocks, a dressage area and a bar/stable complex are included.
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1) <a target="_blank" href="https://www.realestate.com.au/property-house-wa-applecross-113693011">51 Canning Beach Road Applecross</a>
With open homes this weekend, this riverfront home has five-bedrooms and four-bathrooms (as well as a powder room), and panoramic views.
An outdoor BBQ entertainment area and a below ground swimming pool complement the views.
Inside, there is a games room and four of the bedrooms have ensuites, the home also comes with a lockup storage area, four-car garage, home office and temperature controlled wine cellar. The Zorzi/Grandwood property is 716.65 square metres with 515.18 square metres of "internal living" and on 949 square metres of land.
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{module Which of these currently listed WA properties is your favourite?}
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Five of the most beautiful properties in WA currently listed

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We spend a lot of time on Property Observer gazing at gorgeous multi-million dollar mansions, with more bathrooms than bedrooms and more car spaces than bedrooms and bathrooms added together. While they're beautiful to gaze at longingly, or to consider putting an offer on if you have the capacity, that's not to say that there aren't some beautiful homes and opportunities at the lower-end of the market as well.
While trawling the not-so-horrendously-priced listings from around the country for cottages, gorgeous little doer-uppers and other stunners, we noticed that there was a bit of a New South Wales and, largely, Victorian trend... towards mud brick houses painted yellow.
That may sound horrendous, and some of these properties might not be quite to your taste, but there's a certainly country-style charm to the concept. Here are seven on the market right now, all under $400,000.
1) <a href="https://www.realestate.com.au/property-house-nsw-bellingen-115568183" target="_blank">Rose Bank Cottage, NSW</a>
This ram-shackling heart-stealer from New South Wales' Bellingen is a one-bedroom, one-bathroom home asking for $290,000 to $310,900.
It has been recently renovated and refurbished, according to the listing, and an 'eco-friendly' approach has been taken meaning it's 100% bill free with solar electric and hot water, rain tanks and a Rayburn combustion stove.
It has a cathedral roof, a large loft space, lead lighting and stain glass windows. It also has a claw-foot iron bath.
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2) <a href="https://www.realestate.com.au/property-house-nsw-mount+victoria-114954291" target="_blank">63 Kanimbla Valley, Mount Victoria, NSW</a>
This one-bedroom, one-bathroom cottage is asking for $295,000 and sits on half an acre. It has an upstairs loft bedroom with views into the Kanimbla Valley.
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3) <a href="https://www.realestate.com.au/property-house-vic-goornong-115050367" target="_blank">36 Pine Grove, Goornong, VIC</a>
Asking $240,000 to $260,000 this three-bedroom one-bathroom home is on a 2,000 square metre allotment. It includes a large four-car shed and an outdoor entertainment area.
It's 20 minutes from Bendigo.
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4) <a href="https://www.realestate.com.au/property-house-vic-cockatoo-115616275" target="_blank">42 Viewhill Road, Cockatoo, VIC</a>
Offers over $390,000 are expected on this four-bedroom three-bathroom property that includes a wood heater. It has a country timber kitchen, walk-in wardrobe in the master bedroom, ensuites and a paved undercover outdoor entertainment area.
It also has a solar heated salt water pool, a pool house, a two-car barn and a workshop.
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5) <a href="https://www.realestate.com.au/property-house-vic-heathcote-115223855" target="_blank">67/Lot 58 Youngs Lane, Heathcote, VIC</a>
This two-bedroom, one-bathroom home is asking $337,500 and is an 'environmentally sensitive' property on five acres.
It includes leadlight windows, a small vineyard of 250 Shiraz, Cabernet Sauvignon and Merlot vines, a dam, sheds and a three-car carport.
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6) <a href="https://www.realestate.com.au/property-house-vic-mcmahons+creek-114299679" target="_blank">21 Reefton Drive, McMahons Creek, VIC</a>
For $340,000 to $360,000, you could be the owner of this three-bedroom one-bathroom house.
Including a creek, separate studio, 1.25 acrews of land and a woodheater, it's a very quaint style getaway.
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7) <a href="https://www.realestate.com.au/property-house-vic-edenhope-113958283" target="_blank">22 Lake Street, Edenhope, VIC</a>
If you're budget is even more restricted, then you could still find yourself a yellow mudbrick home owner for $68,000 with this one-bedroom one-bathroom home.
With four rooms in total, and a side-laundry, a gas heater, a new poerbox, and up for sale partially furnished, it's an unusual listing.
It is also on a corner allotment.
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{module Which of these yellow homes would you like to buy?}
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Which of these yellow homes would you snap up?

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

Jennifer Duke

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