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Western Australia's most expensive suburbs in which to rent a house paints an interesting picture - particularly when looking at the disparity in rental yields.
This top 10 list of the priciest places to rent a house in Western Australia, compiled from RP Data's statistics, includes a strong presence of high yielding mining towns combined with several prestige suburbs with stunning rentals. We've included a real-time current listing so that you can see for yourself what the rental price will get you.
<a href="/news"><img src="/images/2014/07/04/yellow-one.jpg" alt="">Port Hedland</a>
<ul>
<li>Weekly median advertised rent: $1,775</li>
<li>Gross rental yield: 9.32%</li>
</ul>
Currently up for rent: <a href="https://www.realestate.com.au/property-house-wa-port+hedland-413476691" target="_blank">27 Styles Road</a> (pictured below), a four bedroom, two bathroom solid brick property for $1,800 per week. It is in the Pretty Pool area, each room has a built in wardrobe and it includes a lock up garage.
<img src="/images/2014/09/17/port%20hedland%20sept%2017.jpg" alt="">
<a href="/news"><img src="/images/2014/07/04/yellow-two.jpg" alt="">Peppermint Grove</a>
<ul>
<li>Weekly median advertised rent: $1,500</li>
<li>Gross rental yield: 2.23%</li>
</ul>
Currently up for rent: There’s very little on the market for rent at present in Peppermint Grove, however for $1,100 per week <a href="https://www.realestate.com.au/property-house-wa-peppermint+grove-414003927" target="_blank">33 Leake Street</a> (pictured below) could be tenanted. Designed by architect Marshall Clifton, the four bedroom two bathroom home also includes a study, workshop and two carports.
<img src="/images/2014/09/17/peppermint%20grove%20sept%2017.jpg" alt="">
<a href="/news"><img src="/images/2014/07/04/yellow-three.jpg" alt="">Newman</a>
<ul>
<li>Weekly median advertised rent: $1,500</li>
<li>Gross rental yield: 9.87%</li>
</ul>
Currently up for rent: <a href="https://www.realestate.com.au/property-house-wa-newman-411164411" target="_blank">29 Daniels Street</a> (pictured below), for $1,500, is a four bedroom, two bathroom offering. It includes a double carport.
<img src="/images/2014/09/17/newman%20sept%2017.jpg" alt="">
<a href="/news"><img src="/images/2014/07/04/yellow-four.jpg" alt="">South Hedland</a>
<ul>
<li>Weekly median advertised rent: $1,350</li>
<li>Gross rental yield: 8.78%</li>
</ul>
Currently up for rent:<a href="https://www.realestate.com.au/property-house-wa-south+hedland-413572415" target="_blank"> 8 Roberts Street</a> (pictured below), a three bedroom, one bathroom offering for $1,200 a week was the closest we could find. It comes with a below ground pool.
<img src="/images/2014/09/17/port%20hedlans%20sept%2017.jpg" alt="">
<a href="/news"><img src="/images/2014/07/04/yellow-five.jpg" alt="">Baynton</a>
<ul>
<li>Weekly median advertised rent: $1,200</li>
<li>Gross rental yield: 8.20%</li>
</ul>
Currently up for rent: This four bedroom, four bathroom home at <a href="https://www.realestate.com.au/property-house-wa-baynton-413815667" target="_blank">11 Nyamina Road</a> (pictured below) is available for spot on $1,200. It includes a double car port.
<img src="/images/2014/09/17/baynton%20sept%2017.jpg" alt="">
 Article continues on the next page. Please click below.
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<a href="/news"><img src="/images/2014/07/04/yellow-six.jpg" alt="">Dampier</a>
<ul>
<li>Weekly median advertised rent: $1,173</li>
<li>Gross rental yield: 7.82%</li>
</ul>
Currently up for rent: The closest available is $1,000 a week for three bedroom, one bathroom<a href="https://www.realestate.com.au/property-house-wa-dampier-413987303" target="_blank"> 14 Lyndon Crescent</a> (pictured below). It’s on a 900 square metre block of land and was previously owner occupied.
<img src="/images/2014/09/17/dampier%20sept%2017.jpg" alt="">
<a href="/news"><img src="/images/2014/07/04/yellow-seven.jpg" alt="">Claremont</a>
<ul>
<li>Weekly median advertised rent: $1,150</li>
<li>Gross rental yield: 3.92%</li>
</ul>
Currently up for rent: The closest available is the $950 per week three bedroom, two bathroom offering at <a href="https://www.realestate.com.au/property-house-wa-claremont-403172096" target="_blank">43 Goldsworthy Road</a> (pictured below). It includes a double remote control garage.
<img src="/images/2014/09/17/claremont%20sept%2017.jpg" alt="">
<a href="/news"><img src="/images/2014/07/04/yellow-eight.jpg" alt="">City Beach</a>
<ul>
<li>Weekly median advertised rent: $1,148</li>
<li>Gross rental yield: 3.45%</li>
</ul>
Currently up for rent: The closest is $1,100 five bedroom, two bathroom <a href="https://www.realestate.com.au/property-house-wa-city+beach-413372987" target="_blank">119 Drabble Road</a> (pictured below). It has a minimum one week stay and a maximum four month stay in the property, and does advertise itself for “tropical holiday retreat” or short lease, so isn’t your standard rental.
<img src="/images/2014/09/17/city%20beach%20sept%2017.jpg" alt="">
<a href="/news"><img src="/images/2014/07/04/yellow-nine.jpg" alt="">Nickol</a>
<ul>
<li>Weekly median advertised rent: $1,100</li>
<li>Gross rental yield: 8.6%</li>
</ul>
Currently up for rent: Corner block <a href="https://www.realestate.com.au/property-house-wa-nickol-413448635" target="_blank">15 Middleton Way</a> (pictured below), with four bedrooms and two bathrooms, is available for $1,100 per week. It has a significant yard, with terracotta tiles.
<img src="/images/2014/09/17/nickol%20sept%2017.jpg" alt="">
<a href="/news"><img src="/images/2014/07/04/yellow-ten.jpg" alt="">Dalkeith</a>
<ul>
<li>Weekly median advertised rent: $1,095</li>
<li>Gross rental yield: 2.41%</li>
</ul>
Currently up for rent: <a href="https://www.realestate.com.au/property-house-wa-dalkeith-413542543" target="_blank">53 Birdwood Parade</a> (pictured below), with five bedrooms and two bathrooms, is available for $1,100 per week. The house is described as ‘historic’ and is rather spectacular with bathrooms in art deco style.
<img src="/images/2014/09/17/dalkeith%20sept%2017%20one.jpg" alt="">
Note: <a href="/news">Churchlands </a>narrowly missed the top 10, recording a $1,050 weekly median advertised rent result, and a gross rental yield of 3.98%. No other suburbs topped $1,000 per week in the data set.
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Western Australia's 10 most expensive suburbs to rent a house

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Shashi Kanta Prasad, of Chipping Norton, New South Wales, has been convicted of four charges of fraud, in relation to creating false loan documents to secure mortgages totalling more than $3.6 million.
Although the ASIC investigation led to the conviction, Prasad was noted to have acted in full cooperation, a fact which was taken into account to in the conviction and decision to grant Prasad an 18 month good behaviour bond.
Prasad created false loan documents for seven clients, which resulted in her obtaining upfront and ongoing commission payments exceeding $11,000.
She <a href="/expert-insights/finance/financial-advisor-found-guilty-of-3-6-million-of-loan-fraud">previously pleaded guilty in the Downing Centre Local Court</a> to making seven false statements, producing 41 fake documents and using those documents to obtain a financial advantage for her employer in the form of commissions.
This type of conduct sees the offender facing a maximum imprisonment of five years for one offence of obtaining a financial advantage by false or misleading statements and a maximum penalty of five years for one offence of intention to defraud by false or misleading statement. Offenders face a 10 year maximum penalty for one offence of using false instruments and a maximum penalty of 10 years for one offence of using false documents.
ASIC Deputy Chairman Peter Kell said that ASIC will continue to pursue those who engage in this type of conduct, but it is also their policy to encourage and recognise cooperation.
“This case illustrates the potential benefits available to those who provide full and timely cooperation to ASIC and plead guilty to their offending at the earliest opportunity,” said Kell.
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Good behaviour bond after false loan documents for $3.6 million of mortgages

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Despite tentative auction listings and home prices over the past week, ANZ Research’s David Cannington still expects growth in the Sydney and Melbourne markets.
In his recent Australian Housing Market Update Cannington noted that Sydney and Melbourne in particular are recording positive home buyer sentiment, with clearances in excess of 70%, even while vendors “remained reserved with the number of auctions around trend levels”.
Steady consumer confidence and elevated clearance rates in more recent weeks are evidence of a short-term demand.
Similarly, house price gains were a mixed bag. While Sydney, Melbourne and Brisbane eased over the week, Adelaide and Perth edged a little higher.
Since the beginning of August, Cannington noted that the prices have increased in trend terms across all, bar one, of the capitals. Brisbane is the capital that was left behind from this growth.
This leads Cannington to conclude that further gains are expected for Sydney and Melbourne, although at a moderated level.
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Further gains tipped for Sydney and Melbourne: ANZ

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Given Melbourne and Sydney’s strong growth, John McGrath says that it may be wise to turn attention elsewhere – specifically, Brisbane and South-East Queensland, where he expects to see the best capital growth of all the major cities over the next three years.
He suggests that it will be a fantastic opportunity for southern state-based investors, downsizers and seachanging families.
"Upgraders are driving most markets in Queensland, with increasing interest from Melbourne and Sydney investors chasing better yields and value,” he noted in his most recent McGrath report.
“Last year, the sub-$1 million was the standout sector, this year it has extended to sub-$1.5 million. The $500,000 to $700,000 bracket is very strong, with lots of families selling to upgrade to $1 million plus properties and lots of buyers ready to compete for their homes."
He detailed that Brisbane is in the beginning of its growth cycle.
This is characterised by the following seven factors:
<ol>
<li>More local and out of area investors 
</li>
<li>More families upgrading while value remains 
</li>
<li>First home buyers looking to get out of the rental cycle 
</li>
<li>Returning developers 
</li>
<li>Number of sales goes up 
</li>
<li>Days on market goes down 
</li>
<li>More buyers attending opens and registering to bid at auctions</li>
</ol>
"All of this is happening in Brisbane right now and it's finally starting to have an impact,” he said, noting that as Sydney and Melbourne’s growth slow down, we can expect Brisbane’s to ramp up.
The inner ring markets, that is five to six kilometres from the CBD, were noted as being in “strong demand” followed by the middle ring, 10 kilometres out.
"We are starting to see that classic ripple effect as more people expand their search to the middle ring where they can get bigger blocks at slightly better prices yet still with easy access to the CBD,” he said.
"More buyer's agents are setting up in Brisbane - indicative of increasing demand from interstate clients."
Larger infrastructure projects, including hospitals, are also likely to drive growth over the next few years.
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The seven factors behind Brisbane’s upcoming growth: John McGrath

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With confidence growing up north, it’s unsurprising that investors are looking towards Queensland.
Queensland has hit investors’ radars, particularly so now that <a href="/expert-insights/buying/the-factors-that-could-trigger-sydney-and-melbourne-s-price-growth-slowdown-rp-data">debate is out on whether Sydney and Melbourne’s growth will be sustained</a> and yields are softening as a result of strong price growth.
Property Observer looked to RP Data’s latest rental yield statistics for houses to find the 18 suburbs recording 7% and above gross rental yields, and the suburbs’ median prices.
If you’re looking for <a href="/news/qld/queensland-s-highest-yielding-apartment-suburbs">Queensland’s highest yielding unit suburbs, you can see our most recent round up here</a>.
Queensland's highest yielding house suburbs
<ul>
<li><a href="/news">Miles</a></li>
</ul>
Rental yield: 10.06%
Median price: $388,000
<ul>
<li><a href="/news">Depot Hill</a></li>
</ul>
Rental yield: 8.79%
Median price: $160,000
<ul>
<li><a href="/news">Mount Morgan</a></li>
</ul>
Rental yield: 8.53%
Median price: $131,000
<ul>
<li><a href="/news">Charleville</a></li>
</ul>
Rental yield: 8.39%
Median price: $143,000
<ul>
<li><a href="/news">Dysart</a></li>
</ul>
Rental yield: 8.33%
Median price: $156,000
<ul>
<li><a href="/news">Cloncurry</a></li>
</ul>
Rental yield: 8.13%
Median price: $275,000
<ul>
<li><a href="/news">Clermont</a></li>
</ul>
Rental yield: 8.06%
Median price: $250,000
<ul>
<li><a href="/news">Parkside</a></li>
</ul>
Rental yield: 7.74%
Median price: $336,000
<ul>
<li><a href="/news">Dinmore</a></li>
</ul>
Rental yield: 7.66%
Median price: $180,000
See over page for the final nine suburbs, including Bundaberg South and Mornington
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<ul>
<li><a href="/news">Soldiers Hill</a></li>
</ul>
Rental yield: 7.60%
Median price: $363,000
<ul>
<li><a href="/news">Killarney</a></li>
</ul>
Rental yield: 7.13%
Median price: $175,000
<ul>
<li><a href="/news">Sunset</a></li>
</ul>
Rental yield: 7.12%
Median price: $365,000
<ul>
<li><a href="/news">Roma</a></li>
</ul>
Rental yield: 7.12%
Median price: $329,000
<ul>
<li><a href="/news">Mornington</a></li>
</ul>
Rental yield: 7.12%
Median price: $365,000
<ul>
<li><a href="/news">Jandowae</a></li>
</ul>
Rental yield: 7.11%
Median price: $161,000
<ul>
<li><a href="/news">Bundaberg South</a></li>
</ul>
Rental yield: 7.10%
Median price: $205,000
<ul>
<li><a href="/news">Hope Island</a></li>
</ul>
Rental yield: 7.04%
Median price: $170,000
<ul>
<li><a href="/news">Healy</a></li>
</ul>
Rental yield: 7.00%
Median price: $420,000
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Queensland’s top yielding suburbs for houses: How much will it cost to buy?

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Not every suburb increases in value and while Melbourne has seen significant gains over the past 12 months, some areas have notably declined when looking at their median prices.

Property Observer looked at RP Data's 12 month growth statistics, which is the change in the median price over that period, to identify the areas that saw decreases across Melbourne. They are alphabetised below.

We note that these values are for houses. Keep an eye on Property Observer for the units data soon.

<img alt="" src="/images/2014/09/16/melbourne-map-sept-16-b.jpg"> 

Source: Google Maps 2011, RP Data (statistics to determine locations)

Suburbs where houses decreased in value over past 12 months: A to M

<ul>
<li>
<a href="/news">Armadale</a> 12 month growth: -14.55% 
	 </li>
	<li>
<a href="/news">Botanic Ridge</a> 12 month growth: -3.92% 
	 </li>
	<li>
<a href="/news">Brighton</a> 12 month growth: -4.09% 
	 </li>
	<li>
<a href="/news">Carlton North</a> 12 month growth: -0.55% 
	 </li>
	<li>
<a href="/news">Doreen</a> <a href="/news">12 month growth: -5.68%</a> 
	 </li>
	<li>
<a href="/news">Elwood</a> 12 month growth: 7.08% 
	 </li>
	<li>
<a href="/news">Eumemmerring</a> 12 month growth: -4.23% 
	 </li>
	<li>
<a href="/news">Jacana</a> 12 month growth: -1.54% 
	 </li>
	<li>
<a href="/news">Kealba</a> 12 month growth: -5.26% 
	 </li>
	<li>
<a href="/news">Kingsbury</a> 12 month growth: -1.15% 
	 </li>
	<li>
<a href="/news">Mccrae</a> 12 month growth: -10.70% 
	 </li>
	<li>
<a href="/news">Melton West</a> 12 month growth: -0.74%
</li>
</ul>
See over page for suburbs where houses decreased in value over past 12 months: N onwards

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Suburbs where houses decreased in value over past 12 months: N onwards

<ul>
<li>
<a href="/news">North Melbourne</a> 12 month growth: -2.26% 
	 </li>
	<li>
<a href="/news">North Warrandyte</a> 12 month growth: -1.70% 
	 </li>
	<li>
<a href="/news">Officer</a> 12 month growth: -14.82% 
	 </li>
	<li>
<a href="/news">Safety Beach</a> 12 month growth: -2.83% 
	 </li>
	<li>
<a href="/news">Selby</a> 12 month growth: -3.44% 
	 </li>
	<li>
<a href="/news">South Melbourne</a> 12 month growth: -6.99% 
	 </li>
	<li>
<a href="/news">South Yarra</a> 12 month growth: -4.76% 
	 </li>
	<li>
<a href="/news">St Kilda West</a> <a href="/news">12 month growth: -18.20%</a> 
	 </li>
	<li>
<a href="/news">Sunshine North</a> 12 month growth: -0.76% 
	 </li>
	<li>
<a href="/news">Sunshine West</a> 12 month growth: -1.07% 
	 </li>
	<li>
<a href="/news">Toorak</a> 12 month growth: -10.87% 
	 </li>
	<li>
<a href="/news">Tullamarine</a> 12 month growth: -1.89% 
	 </li>
	<li>
<a href="/news">Tyabb</a> 12 month growth: -2.14% 
	 </li>
	<li>
<a href="/news">Warranwood</a> 12 month growth: -1.99% 
	 </li>
	<li>
<a href="/news">Waterways</a> <a href="/news">12 month growth: -1.42%</a> 
	 </li>
	<li>
<a href="/news">Wattle Glen</a> 12 month growth: -4.48% 
	 </li>
	<li>
<a href="/news">West Melbourne</a> 12 month growth: -10.19% 
	 </li>
	<li>
<a href="/news">Williamstown</a> 12 month growth: -1.81%
</li>
</ul>
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The Melbourne suburbs that declined in value over the last 12 months

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The Victorian government has started the search for a developer for the “jewel in the crown” of Melbourne’s mixed-use development sites, Federation Square East.
An expression of interest campaign has been launched by Deputy Premier Peter Ryan and Minister for Major Projects David Hodgett.
The 3.3 hectare <a href="https://www.fedsquareeast.com.au" target="_blank">Federation Square East</a> site is a unique opportunity right in the heart of the city, said Ryan.
“Federation Square East will be a new jewel in Melbourne’s crown,” he said.
“We are offering a 3.3 hectare site with exceptional building layout and design flexibility to accommodate a mixed-use development. We are looking for a great design and exciting, active spaces to create a new destination that is the very essence of Melbourne."
Ryan noted that it will be a major new precinct, taking advantage of the site’s location close to transport, and is part of a government effort to unlock the underutilised land along the rail corridor, including E Gate, Flinders Street Station and Richmond Station.
“Together, this suite of projects represents opportunities for billions of  dollars in development, the creation of thousands of jobs, and a project pipeline stretching out for decades,” he said.
Hodgett called the project an exciting new phase, noting that the request for industry submissions process conducted in 2013 confirmed that an appetite exists for viable mixed use precincts.
“The successful proponent will secure the best development opportunity currently available in Melbourne in terms of location, flexibility, amenity, infrastructure and marketability.
“We have an excellent site in the heart of a prosperous city with a strong property market and I am looking forward to seeing what the innovation and creativity of industry can deliver for Melbourne,” Hodgett said.
The expressions of interest campaign ends on 11 December 2014.
The site is bound by Federal Square and Russell Street to the west, as well as Flinders Street to the north, Batman Avenue to the east and Birrarung Marr to the south.
Of the 3.3 hectare site, approximately 2.3 hectares is above rail lines, with the last hectare used for car parking.
The expression of interest notes that the developer will need to be able to cover the project “without a capital contribution or regulatory relaxation by government”.
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Victorian government looking for developer for Federation Square East site

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Next month, construction will begin on the $15.5 million boutique apartment development The Whitfield located in <a href="/news">Bassendean</a>.
Builder PACT Construction have been announced as the successful tenderer.
The complex, with 34 apartments, a cafe and office space, spanning four levels, will take about 58 weeks to complete with a build contract value of $7.7 million.
<a href="https://thewhitfield.com.au/" target="_blank">The Whitfield</a>, at 78-80 Old Perth Road, includes one and two bedroom apartments. The office space has already been sold to a financial services company, as have the café premises.
Every apartment includes a private balcony and the complex has secure parking, bicycle storage, air-conditioning and CCTV.
One bedroom apartments are priced from $379,000, with two bedrooms available from $469,000. A "typical one bedroom" apartment includes 84 square metres, with a "typical two bedroom" apartment spanning 113 square metres.
At present, it is already 75% sold, predominantly bought by local residents intending to owner occupy the apartments, said The Whitfield developer Willing Property founder Tim Willing.
“The Whitfield will further enhance Bassendean’s status as a town on the rise, with excellent transport, local amenities, access to the CBD and Swan Valley along with an emerging café, local shopping and small bar scene,” he said.
“This is the third project for Willing Property in the past year, which include The townhouses in Mt Hawthorn, where we revamped 42 three-bedroom and two bathroom townhome residences, as well as our forthcoming riverfront land lots in Bayswater.”
Architect John Silbert and Associates have designed a red façade and incorporated a private central garden atrium, waterwise landscaping and BBQ facilities.
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Construction poised to commence at Perth’s $15.5 million The Whitfield

The vacancy rate, usually expressed as a percentage, is a very useful statistic that helps property investors to assess activity in an area. Most often, it is used to determine rental demand.

It is a statistic that is used as a measurement for the number of rental properties that are vacant, or empty. Another way of phrasing this is to say that it denotes how many properties are untenanted at the time of counting.

A number of different bodies supply vacancy rate data, including the Real Estate Institutes. The Real Estate Institutes’ data is usually calculated upon their members’ statistics.

Usually calculated by comparing properties that are listed as available for rent (or vacant) to those that are counted as investment properties, one of the leading providers of this data, SQM Research, explains that their series starts from January 2005.

Their statistics are based on all monitored unique online listings for the period of the calendar month, taken from monitoring the major listings site, at which point they only use properties with unique addresses or unique listing identifications, while excluding those with no address and then getting rid of repeat addresses.

They note that only “those listings that have been advertised for three weeks or more (and are still currently advertised as at the time of collation) are used”.

To then determine the statistic, they use the last census data’s number of total established dwellings as their base figure, as well as more recent estimates, and then multiply it by the number of renters per postcode.

A higher vacancy rate suggests a higher number of vacant properties compared to an area with a lower vacancy rate – which many investors use to suggest that their investment will find it harder to obtain a tenant due to a higher number of rentals available as competition.

Areas with very low vacancy rates, usually sub-2%, are often called “tight” rental markets. This type of market suggests one where rental competition is high, where rents are more likely to be increased and where landlords can have their pick of tenants. It may also be called a 'landlord's market'.

A 3% vacancy rate is the point at which a market is set to be evenly balance between landlords and renters. Above 3% and renters have greater power to negotiate cheaper rents and the market looks less enticing to property investors. It may be known as a 'renter's market'.

What are our capitals’ vacancy rates at present?

<ul>
	<li><a href="/new-apartments/sydney-nsw-2000">Sydney</a>: 1.8%</li>
	<li>Canberra: 2.1%</li>
	<li>Darwin: 1.4%</li>
	<li><a href="/new-apartments/brisbane-city-qld-4000">Brisbane</a>: 2.3%</li>
	<li><a href="/new-apartments/adelaide-sa-5000">Adelaide</a>: 1.5%</li>
	<li>Hobart: 1.7%</li>
	<li><a href="/new-apartments/melbourne-vic-3000">Melbourne</a>: 2.6%</li>
	<li><a href="/new-apartments/perth-wa-6000">Perth</a>: 2.5%</li>
</ul>

Source: SQM Research

Using these broader statistics can give a good understanding of the overall condition in each city, but bear in mind that each city’s “norm” tends to be different. Sydney’s low vacancy rate is a characteristic of the market that has been present for a long period of time.

However, vacancy rates needn’t only be considered on a city-wide basis, suburb-specific details are also available that can provide a greater insight into the locality you’re considering. Some are vastly different from their city’s figure, for instance, Sydney’s Mount Druitt is recording a 0.7% vacancy rate.

Individual vacancy rate statistics on their own are also not as powerful as considering the trends in an area. If the vacancy rate is tracking down, this could mean good things with demand heating up. Similarly, a vacancy rate that is heading up may suggest that there is a gradual tenant exodus out of the area, or it could mean that many investors have recently bought in or that a new development has been completed.

Abrupt changes can also be seen, and can alert to property market busts. For instance, mining town Moranbah currently sits at 6.9% vacancy rate, compared to sub-1.0% a couple of years ago. Ex-mining town Zeehan, in <a href="/new-apartments/tas">Tasmania</a>, is currently recording a 20.8% vacancy rate, a number that has been tracking up for some years, as well as significant median price drops. Looking at weekly rental changes in comparison to the vacancy rate change can also be illuminating.

As you can see, a vacancy rate can be the very first number that gets you delving closer into an area.

What these vacancy rates do not show, however, are the differences based on dwelling type. Individual investors would be wise to do some of their own research and question prominent local property managers about any specific types of rentals that sit vacant.

If tenants are desirous for well-renovated <a href="/new-apartments?beds=3">three bedroom</a> houses, then having a poorly presented studio on a busy road is going to bring you a result far worse than expected based on statistics alone. It’s also worth asking property managers for the vacancy rates on their own books – this will alert you to the real time performance of the individual real estate agencies that will potentially be managing your properties.

Investors should also be aware that small areas with very few rentals are also likely to be less statistically reliable and will require more individual research to determine what the true demand is.

What is a ‘vacancy rate’? Investment terms explained

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The first sod has been turned at Spectrum Apartments, an affordable housing project in Brisbane’s north.
The $13 million <a href="https://spectrumbrisbane.com.au/apartments" target="_blank">Spectrum </a>apartment complex at 616-638 Lutwyche Road will be built on a 4,370 square metre block of state-owned land.
Housing provider BHC is developing the plot into 64 affordable and private apartments and retail spaces and was gifted the land by the government. The three levels include ground floor commercial/retail spaces, with 30 of the residential apartments for sale.
Architects Cottee Parker’s design will include roof overhangs, screens and sunhoods, as well as weather proof pedestrian access on the street frontage.
Major construction is to begin next year with completion scheduled for 2016.
BHC chief executive officer David Cant said that Spectrum will include offices for MS Queensland, with affordable accommodation offered to multiple sclerosis sufferers through a partnership with the charity.
“Spectrum Apartments will provide a path back to the inner city for those who haven’t been able to keep up with Brisbane’s rising rents,” Cant said.
Apartments will include secure under cover parking. Floor plan configurations on the two levels include one bedroom, one bathroom, and two different two bedroom, two bathroom layouts.
A communal recreation area with seating and a BBQ area will also be built.
 
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Construction begins at affordable housing complex in Brisbane’s Lutwyche

Melbourne developer Spacious Group has completed Voyage Altona, one of the closest new apartment developments to Altona Beach.

Off the plan purchasers have started moving into the 49-apartment project on Pier Street, with the remaining move-in-ready one-, two- and three-bedroom apartments starting from just over $500,000.

Display apartments have now been fitted out, allowing prospective buyers to inspect the completed residences by appointment.

[smartcode_project:default project_id=112195 project_image_fid=372638]

The completed apartments feature open-plan living and dining areas which extend onto private balconies and terraces, while full-height glazing maximises natural light throughout the interiors.&nbsp;

Hybrid timber-look flooring, stone benchtops, Miele appliances, porcelain-tiled bathrooms and generous storage feature throughout the building which also features landscaped communal areas, expansive shared terraces, lift access and secure on-grade parking.

Drawing inspiration from its bayside setting, Voyage adopts a restrained palette of warm neutral tones and textured finishes. Many of the apartments take advantage of views across Port Phillip Bay, while the indoor-outdoor living spaces have been designed to make the most of the coastal outlook.

[smartcode_project:default project_id=112195 project_image_fid=3286]

Voyage was developed to address what Spacious Group identified as an undersupply of higher-quality apartment product in Altona, with a focus on owner-occupiers looking to remain within the bayside community.

"Voyage responds to very strong local buyer demand for quality, owner-occupier-focused product," says Barry Plant Projects Director Jarrod Farey, who has handled sales since the project's launch.

"The project delivers an elevated lifestyle proposition, with its design and quality of finish far exceeding anything previously produced in the area, as well as its proximity to Pier Street Village and the beach."

The majority of purchasers have been local downsizers and owner-occupiers looking to stay within the Altona community but who previously had limited opportunities to buy a brand-new apartment.

[smartcode_project_cta:default project_id=112195]

Joel Robinson

Spacious Group completes Voyage Altona in Altona's beachside precinct

Homecorp has secured approval for a $360 million apartment development at Budds Beach, paving the way for one of the Gold Coast's most amenity-rich residential projects to launch later this year.

Gold Coast City Council has approved Lýon Residences, a 32-level tower that will deliver 178 two and three-bedroom apartments across a prominent corner site at 8-10 Acacia Avenue and 25-27 Oak Avenue.

The approval comes as developers continue to invest in premium lifestyle-driven apartment projects on the Gold Coast, where owner occupiers are increasingly prioritising amenity as much as apartment size and location.

<a href="https://www.apartments.com.au/new-apartments/l-on-residences-25-27-oak-avenue-surfers-paradise-qld-4217">Lýon Residences</a> has been designed around a resort-style wellness offering, headlined by a Moroccan-inspired spa precinct featuring treatment rooms, a Nordic sauna and steam room, hot and cold plunge pools, a soaking pool and a residents-only juice bar.

The rooftop will include a heated infinity pool and spa, residents' lounge with private kitchen and bar, gymnasium, yoga and Pilates studio, outdoor entertaining areas and barbecue facilities overlooking the Surfers Paradise skyline.

<img alt="Lyon" data-entity-type="file" data-entity-uuid="2d3e29af-8793-486e-a684-52cef862241f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-15%20at%204.32.26%E2%80%AFPM.png?VersionId=ayG2zpLf3SS6Zy8XmKDcQods4kVWb0gm" />

Homecorp Founder and CEO Ron Bakir said Budds Beach provided the ideal location for the company's latest luxury apartment project.

"Budds Beach represents one of the most unique and sought-after pockets of the Gold Coast, and Lýon Residences has been designed to reflect that sense of rarity and refinement," Bakir said.

The project arrives as wellness continues to become a defining feature of new residential developments both in Australia and internationally.

The latest Global Wellness Institute figures show wellness real estate remains the fastest-growing segment of the global wellness economy and is forecast to exceed $1.8 trillion by 2030. Australia continues to rank among the world's 15 largest wellness real estate markets, with developers increasingly integrating health, recreation and community facilities into apartment projects.

Queensland is also experiencing strong population growth, with the Gold Coast continuing to outperform many other Australian cities as demand for new housing remains elevated ahead of the 2032 Olympic and Paralympic Games.

Bakir said the project had been designed to respond to that shift in buyer expectations.

"Strong population growth and sustained demand across the Gold Coast continue to highlight the need for well-designed new housing supply. Lýon Residences responds directly to this demand while setting a new benchmark for residential living," he said.

Each apartment has been designed to maximise views across the coastline, the Nerang River and the Gold Coast hinterland.

Located just minutes from Surfers Paradise beach and the Broadwater, the development also offers easy access to the light rail network, Broadbeach and Burleigh Heads.

Early site works are underway, with construction expected to commence later this year.

Homecorp approved for Budds Beach apartment tower, Lýon Residences

New apartment developments with uninterrupted, north-facing views over Perth's Swan River are exceptionally rare.

Recognising just how limited those opportunities are, <a href="https://www.apartments.com.au/developers/edge-visionary-living">Edge Visionary Living</a>, one of Perth's most respected builder-developers, targeted <a href="https://www.apartments.com.au/developments/applecross-wa-6153">Applecross</a>, assembling an unrepeatable 6,342 sqm riverfront site on the corner of Moreau Mews and Canning Beach Road to create one of Perth's only new north-facing apartment developments directly overlooking the Swan River.

Today, <a href="https://www.apartments.com.au/buildings/riviere-residences-applecross-59-canning-beach-road-applecross-wa-6153">Rivière Residences</a> offers buyers a unique opportunity to choose between completed residences ready to move into now and off-the-plan homes in the final stage, Rivière West.

[smartcode_project:default project_id=28384 project_image_fid=3823]

Across the completed East and Central buildings, residents are already enjoying the development's luxury amenity, while two of the precinct's hospitality venues are now open.

The completed component of the development gives buyers the advantage of experiencing the finished product firsthand, including its uninterrupted river views, while still having the opportunity to secure a residence in the final stage.

"People are wowed by the view and the quality of the apartments,"&nbsp;Edge Visionary Living Sales Executive, Holly McSweeney, says.

"They're looking for the convenience of lock-and-leave living, but they're not looking to downsize on quality."

[smartcode_project:default project_id=28384 project_image_fid=3826]

The rarity of the development hasn't been lost on prospective buyers, McSweeney says.

For McSweeney, it all comes back to a location that is becoming increasingly difficult to replicate.

"Location, location, location," she says. "We are nestled right on the front of the Swan River. You can never get built out, so wherever you are in Rivière Residences, you've got views of the river forever."

The unique waterfront position has resonated particularly strongly with local downsizers. McSweeney says many buyers are long-time Applecross residents looking to transition from large family homes into a luxury apartment without sacrificing space, quality or the lifestyle they've enjoyed for decades.

<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/N_FowNW0wu8?si=vb25XFq1wZ-iufAW" title="YouTube video player" width="560"></iframe>

A major focus for Edge in recent years has been resident amenity. Across its apartment portfolio, from beachfront developments in Scarborough to luxury towers in South Perth, the developer has increasingly invested in the spaces beyond the apartment itself.

The strategy has largely been shaped by downsizer demand. Many buyers are moving from large family homes with swimming pools and established gardens. While they're looking to leave the maintenance behind, they don't want to compromise on lifestyle.

At Rivière, <a href="https://www.apartments.com.au/architects/hillam-architects">Hillam Architects</a> designed the resident facilities as an extension of each apartment. A 25-metre heated swimming pool takes advantage of the north-facing river outlook, complemented by a large gym, sauna and steam rooms, private dining spaces, residents' lounges, a cinema, games room, and dedicated wine and whisky rooms.

[smartcode_project:default project_id=28384 project_image_fid=372542]

The waterfront location has also proved to be a major drawcard. Residents are within walking distance of the Raffles Hotel, South of Perth Yacht Club, the Heathcote Cultural Precinct and the cafés, restaurants and boutiques along Ardross Street.

Beyond the location and amenity, McSweeney says many buyers take confidence from Edge's fully integrated development model.

Having delivered apartments across Perth for decades, Edge now designs, develops and constructs its projects in-house, giving the company greater control over quality, delivery and the finished product.

"What I love is when people walk through their apartment for the first time and say, 'This is better than what we imagined,'" McSweeney says. "We hear that all the time."

Completed apartments in the East and Central buildings are now available to inspect by appointment, while Rivière West, the final stage of the precinct, is expected to be completed in the first quarter of 2027.

[smartcode_project_cta:default project_id=28384]

North-facing Swan River views drive demand at Rivière Residences in Applecross

Nearly 60 per cent of apartments at McNab Group's $220 million The Tannery development in Brisbane's West End have sold ahead of the project's public launch, including a suburb-record $2.57 million sale for a two-bedroom apartment.

The early sales campaign has secured buyers for 50 of the project's 87 apartments, highlighting continued demand for larger owner-occupier apartments that combine generous floorplans with premium lifestyle amenities in one of Brisbane's most tightly held inner-city suburbs.

[smartcode_project:default project_id=143337 project_image_fid=374768]

McNab Group Executive Chairman Michael McNab said selling more than half the project before launch reflected changing buyer expectations.

"Selling more than half the project before public sales open tells us buyers are actively seeking apartments that offer something genuinely different," McNab said.

"Today's buyers are looking beyond four walls. They want homes that genuinely enhance the way they live, with spaces that support health, connection and everyday wellbeing."

[smartcode_project:default project_id=143337 project_image_fid=374767]

A key point of difference for the project is the adaptive reuse of the heritage-listed Dixon's Tannery building, which will become The Retreat, a residents-only wellness precinct rather than being redeveloped into additional apartments.

The Retreat will feature a sauna and steam room, hot and cold plunge pools, a commercial-grade gym, Pilates studio, cinema, library, co-working spaces and private dining room. Rooftop amenities will include a swimming pool, landscaped gardens, outdoor entertaining areas and dog-friendly spaces.

[smartcode_project:default project_id=143337 project_image_fid=374760]

Designed by Cottee Parker Architects with interiors by Tom Mark Henry and landscape architecture by Aspect Studios, The Tannery comprises 87 two, three and four-bedroom apartments across 11 levels overlooking the Brisbane River.

Cottee Parker principal Dee Passenger said preserving the original tannery building had been central to the project's design.

"The easy option would have been to maximise the site's development potential with additional apartments. Instead, McNab has chosen to preserve the original tannery as a shared wellness retreat, ensuring this important piece of Brisbane's history remains at the heart of the community."

Passenger said sustainability also played a key role in the design, with materials from the original industrial site salvaged and repurposed throughout the development.

[smartcode_project:default project_id=143337 project_image_fid=374761]

Motiv CEO Carly Cottam said buyers had responded strongly to the combination of larger apartments, wellness facilities and the West End lifestyle.

"We are seeing more buyers looking for homes in the sky that provide the space and functionality of a traditional home, while benefiting from the convenience and lifestyle that apartment living brings," Cottam said.

She said purchasers included both owner occupiers and investors, with demand coming from local buyers as well as interstate purchasers.

Coinciding with the public launch, McNab also announced a partnership with Queensland Ballet, whose neighbouring Thomas Dixon Centre shares historical ties with the original Dixon family.

Located on a 4,465 sqm site at 439 Montague Road, The Tannery overlooks the Brisbane River and is around 10 minutes from the CBD.

Construction is underway, with completion expected in the second half of 2027.

[smartcode_project_cta:default project_id=143337]

More than half of residences sold before public sales as McNab announces significant partnership with Queensland Ballet

McNab's The Tannery nears 60 per cent sold before public release, sets two-bedroom West End record

Iwan Sunito's vision for a landmark mixed-use precinct in Sydney's Inner West has taken a major step forward, with approval granted for the $1.9 billion Five Dock development first unveiled earlier this year.

The approved scheme by <a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a> will deliver an 80,500 sqm mixed-use precinct comprising 840 apartments, integrated hotel accommodation, commercial and retail space, alongside publicly accessible open space designed to create a new destination for the growing suburb.

"This is a significant milestone for One Global Capital and for the future of housing delivery in Sydney," Sunito said.

"The Housing Delivery Authority was established to identify major housing projects capable of delivering meaningful supply more efficiently, and we are delighted that Spencer Street has been recognised as one of those projects.”

He said the declaration reflected the rapid progress achieved since acquiring control of the site.

"In less than seven months we have progressed from taking control of the site to securing entry into one of the NSW Government's most important planning pathways. It reflects the experience of our team, the strength of our consultant group led by Urbis, and our long-term commitment to delivering transformational projects that contribute to Sydney's future."

When the project was revealed earlier this year, Sunito described the opportunity as one of the strongest development sites he had worked on.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito said.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

The development has evolved since its initial announcement, with the approved plans increasing the residential component from the originally proposed 750 apartments to 840 homes while retaining the project's focus on creating an integrated neighbourhood rather than a standalone residential development.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/a-city-within-a-city-iwan-sunito-flags-1-5-billion-mixed-use-precinct-in-five-dock">"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock</a>

The precinct will combine apartments with hotel accommodation, commercial workplaces, retail offerings and public spaces, creating a mixed-use environment intended to serve both residents and the broader Five Dock community. The proposal also continues the collaboration between One Global Capital and internationally recognised architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, whose previous work with Sunito includes Infinity, Arc and Skye North Sydney.

Takada previously said the design was driven by a philosophy of integrating nature into the built environment.

"The concept for this development is born from our design approach to naturalising architecture," Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

Sunito has consistently described the project as a "city within a city", with a strong emphasis on creating a destination that extends beyond housing.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community," he said.

The approval comes as Five Dock continues its transformation ahead of the opening of the Sydney Metro West line, with the new Five Dock station set to significantly improve connections between the Inner West, Parramatta and the Sydney CBD.&nbsp;

The precinct will also benefit from its proximity to the Parramatta Road corridor, nearby waterfront parklands and established retail and dining offerings that have made Five Dock one of Sydney's most tightly held Inner West suburbs.

Jennifer Duke

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