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International fashion brands H&amp;M, UNIQLO, Zara and Gap have all been confirmed as tenants for the Macquarie Centre, North Ryde shopping centre's second stage of development, set to open on 16 October.
An AMP announcement said that Macquarie Centre will have more large-format overseas brands than any other shopping centre in the country.
Another international brand is expected to be announced in the coming weeks, with speculation that it will be American fashion retailer Forever 21.
Forever 21's first Australian store was <a href="https://www.smartcompany.com.au/marketing/sales/34690-forever-21-joins-raft-of-fashion-retailers-entering-australia" target="_blank">announced in November 2013 for Brisbane's Queen Street Mall</a>, with plans to open in mid-2014. However, the store which will neighbour the new Zara shop, has not yet opened,.
Macquarie Centre will be <a href="/expert-insights/investing/h-ms-first-sydney-store-set-for-a-16-october-opening-at-macquarie-centre-north-ryde">H&amp;M’s first Sydney store</a> and <a href="/expert-insights/investing/uniqlo-to-open-macquarie-centre-store-later-this-year">UNIQLO’s second New South Wales offering</a>. 
The first stage of the Macquarie Centre <a href="/expert-insights/investing/sydneys-largest-suburban-shopping-centre-amp-capitals-macquarie-centre-now-open">opened earlier this year</a>. 
The $440 million transformation also includes Myer, David Jones and 130 speciality fashion and beauty stores. These range from Sass &amp; Bide, Zimmerman and Willow to Alice McCall, Gorman and Scanlan Theodore.
Macquarie Centre will be the largest suburban shopping centre in New South Wales, spanning 138,500 square metres of floor space.
AMP Capital's $2.8 billion shopping centre pipeline also includes major redevelopments at the Gold Coast’s Pacific Fair, Ocean Keys in Perth and proposed redevelopments of Perth’s Karrinyup, Booragoon and Garden City.
AMP Capital Shopping Centres managing director Bryan Hynes said that the centre includes international brands, and established local brands, as well as aspirational fashion retailers, unique leisure and lifestyle retailers and fresh food offerings.
“Macquarie Centre will be transformed into a leading fashion, lifestyle and leisure hub for Sydney with the first and highly anticipated H&amp;M, the first UNIQLO in the city’s north and Zara will be the only store on Sydney’s north side to stock a full children’s range, complementing the strong children’s offer from H&amp;M, UNIQLO and Gap,” he said.
“We have some grand plans for when our doors open on 16 October including two fashion shows curated by fashion industry experts to showcase everything we will have on offer at Macquarie Centre.”
A dining and café precinct, 5,000 car spaces, valet parking, porter shopping and free WIFI will be in the centre. Coles, ALDI and a refurbished Woolworths will be in the Fresh Food Market, including eateries Costi’s Seafood Market Macquarie, Inlakesh Living Foods and F&amp;L Gourmet.
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jduke-EHk3XBmHkn

Zara, Gap, H&M and UNIQLO announced for Macquarie Centre, North Ryde

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Michael and Carlene from The Block Glasshouse have appointed the great-grandson of company founder Ray White, Matt White, as the marketing agent for their upcoming 11 October auction.
The unit will go under the hammer through Ray White auctioneer Haesley Cush. Michael and Carlene previously sold their Gold Coast property with Ray White.
“For active buyers in the Melbourne market, the most important thing to remember is that The Block is the most highly publicised auction in the country, and for that reason, has the most motivated vendors,” said Cush.
“Michael and Carlene are accomplished renovators. Michael is an experienced tradesperson and he’s one of the most qualified contestants on this series of The Block.”
“It’s long been said that kitchen’s are the jewel of every home, and Michael and Carlene smashed it out of the ballpark with the unveiling of their kitchen,” he said.
The unit is, however, the second smallest in the complex. However, Cush says it’s size won't deter potential buyers.
“It’s the second smallest unit in a building that’s full of enormous units. If you look beyond the properties on The Block, this is a large, spacious home by anyone’s standards,” he said.
White said that they will commence marketing to prospective buyers this week and that with two consecutive room wins they hope to see the couples’ success continue.
Meanwhile, fellow contestants Maxine and Karstan's renovated apartment will go to <a href="/expert-insights/buying/maxine-and-karstans-the-block-glasshouse-prahran-apartment-set-for-11-october-auction">auction through </a><a href="/expert-insights/buying/maxine-and-karstans-the-block-glasshouse-prahran-apartment-set-for-11-october-auction">Buxton's agent Karl Gillon</a>.
<a href="https://www.realestateview.com.au/Real-Estate/3-121-127-high-street-prahran/Property-Details-buy-residential-7578426" target="_blank">The 3/121-127 High Street offering</a> is set for 2pm, 11 October auction. The inspections began this week with a private clients' evening.
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Michael and Carlene stick with Ray White as The Block Glasshouse marketing kicks off

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As the old adage goes “you get what you pay for”.
Novice buyers looking for good advice should be willing to pay for the latest data and for access to the experts.
In saying that, there’s plenty of currently available information available for free – and quite a few experts who are regularly available for a chat.
Real estate agents 
The <a href="/expert-insights/investing/how-to-choose-the-right-real-estate-agent">best real estate agents are local market experts</a> that can let you know what the buyer sentiment is, how long properties are taking to sell and potentially let you know about properties coming onto the market soon. They work regularly in smaller defined areas – often a collection of suburbs – and know then very well.
Here’s a sample of what you can gain from chatting with an agent:
<ul>
<li>Knowledge of the type of properties available for purchase and the price ranges for each. 
</li>
<li>An understanding of the length of time a property takes to sell and which are in higher demand. 
</li>
<li>Knowledge of the type of buyer currently looking in the area. 
</li>
<li>An historical perspective (look to well-regarded agents who have worked in the area for a while) of growth and changes. 
</li>
<li>Potential referrals to building and pest inspectors, property managers and other experts. 
</li>
<li>An idea of the prestigious areas and the not so desirable streets.</li>
</ul>
Speaking to them as a buyer, you must be aware that they are working for the vendor. They will most likely tell you things in the seller’s best interest, not in yours. One way to get around this is to speak to a real estate agent in the area who isn’t selling the property you’re considering. Alternatively, you can speak to a property manager.
Property managers
A boutique property management agency can help fill in the blanks for you around tenancies and the likelihood of your property being given a good run on the rental market.
Here’s a sample of what you can gain from chatting with a property manager:
<ul>
<li>An understanding of the types of properties that are rented first. 
</li>
<li>Clearer knowledge of how much weekly rent can be charged for different properties in different conditions. 
</li>
<li>Explanation of who the tenants are likely to be. 
</li>
<li>Knowledge of the most desired rental property qualities in the area. 
</li>
<li>An up to the minute explanation of vacancy rates and any difficulties they have in renting out certain properties.</li>
</ul>
Many property managers have very good ground-level knowledge and know exactly what their tenants do and do not like. However, in terms of forecasting and predicting how the market might shift, you may prefer to speak to a property mentor.
Property mentors and advisers 
Property mentors, many of whom are buyer’s agents of some form, have a wealth of knowledge, usually from researching markets and dealing with other investors previously. However, you need to know where their skillset lies. Some are going to be able to thoroughly explain their ideas on where markets are heading, while others will help you come up with goals and strategies to get you on track with your property investing.
Some of these experts allow free access to a point, for instance a limited number of seminars and lengthy workshops – often for whole weekends. However, they often have hefty fees after this point. If you’re not paying, then you also need to wonder where they’re getting their income from – is it through commissions?
Remember our tip: follow the money. Here are <a href="/expert-insights/10-questions-to-ask-your-property-investment-adviser">10 questions to ask an adviser before taking any advice on board</a>.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
Mortgage broker or lender
For information about loans, your borrowing capacity and whether or not you can get a mortgage for the property you’ve got your eye on, there are calculators available online. However, the majority of brokers’ services are at no cost to you (they usually get a commission from the lender).
You should choose the broker wisely, ensuring that their panel of lenders is as extensive as you’d like it to be and that their understanding of your category of buyer (first home buyer or investor, for instance) is sound. You can <a href="/expert-insights/finance/how-to-pick-the-best-mortgage-broker">read some information here on how to pick a mortgage broker</a>.
Here’s a sample of what you can gain from chatting with a broker:
<ul>
<li>Knowledge of who will lend to you. 
</li>
<li>An understanding of how big your deposit needs to be and whether or not you’ll be paying LMI. 
</li>
<li>Information around types of loans available and the different features of each. 
</li>
<li>Explanations of break costs and technical jargon you might not understand. 
</li>
<li>Assistance with unusual loans, e.g. if you are going for a joint venture arrangement or having a guarantor 
</li>
<li>Assistance with pre-approval.</li>
</ul>
Local council members
Investors will have varying degrees of success in touching base with the local council, especially as some are more open to property investors than others. However, it’s always worth a call to ask some pointed questions about what is occurring in the area.
Here’s a sample of what you can gain from chatting with your local council:
<ul>
<li>Knowledge of recent or approved development applications, including specific details about them. 
</li>
<li>An understanding of the council’s growth plans for the area. 
</li>
<li>Any recent examples of significant local government spending in or around the suburb. 
</li>
<li>A point in the direction of any useful reports that they have. 
</li>
<li>Explanation of their policies around subdividing, knock down rebuilds and similar.</li>
</ul>
Here is observer <a href="/expert-insights/thorough-research-is-critical-to-dodging-property-purchase-problems">Mark Armstrong's account of how he used local council information to avoid a major property disaster</a>.
Lastly, you can always try chatting to other property investors.  They’re often in the same boat as you, are great to discuss trial and error with, and often will have stories to share you can learn from.
You can share referrals, tax tips you’ve heard and important location-based news.
Remember to be wary – investing is not one size fits all, and just because “everyone else is doing it” doesn’t mean that it’s necessarily the thing for you to do. Any novice advice, or even experienced investor advice without the necessary qualifications to back it, should be taken with the full understanding of where it is coming from.
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Free advice: Five experts you can go to for information

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The idea of consumers being on an even playing field is a simple one, yet one that has not been achieved in real estate.
Despite all the talk of a property purchase being one of the biggest financial decisions of your life, and home ownership’s role in the 'Australian Dream', there’s something distinctly unAustralian about the game of smoke and mirrors at play in our industry.
It’s no secret that I am against hiding information from property buyers. It’s also no secret that there are groups lobbying for better regulation. So far we’ve failed to regulate ourselves.
The internet has changed property. It’s the unrestricted playground of consumers and industry members where we can review, blog, write and question the experts to our heart’s content. This information floats around far into the future, meaning that indiscretions can always be dug up and that historical details are available. It also means that anyone with a modem, a bit of cash or some tech skills can set up a website and appear to be a genuine expert. Most people can write a book and self-publish it, given a little effort and some ‘how to’ steps. Most people can also get themselves quoted somewhere, put out a semi-decent press release or hold a webinar.
Technology has simultaneously made our lives easier, with instant access to the latest data, and overwhelming. There is a vast array of different viewpoints available. Some of those viewpoints will be worth your time and energy, others not so much. The internet has made us more educated about property – able to undertake our own research about prices a lot more quickly and easily – and ready to make decisions.
When new websites and technology emerge in real estate, it’s widely discussed. Whether it’s Squiiz, Homely or NextForSale, they make headlines. They’re often exciting – bringing us more information in different forms, more competition and shaking up the industry a bit.
One new site, <a href="https://realas.com/home/" target="_blank">realAs</a>, looks to stop underquoting in the industry as a by-product of their new platform that claims to accurately identify the prices properties will sell for.
Speaking with realAs’ Josh Rowe yesterday it struck me that the only new sites we need, and the only ones that are likely to survive, are those that tackle a problem we’re facing – or provide something new – rather than adding to the busy online real estate landscape.
Rowe told me one very important thing about realAs’ successes and failure. When it doesn’t accurately predict a property’s purchase price, they won’t hide it. They won’t keep these secrets from their users.
One thing we are able to do being an online platform is ask you to take part in coverage, to call stories out when you think they’re wrong and to bring your opinion to the table.
We want to try an experiment with this new technology, with you involved.
If you’re heading out to an auction over the next month, let us know about it. Email me the home’s address via <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>. Tell us the price guide, and once you’ve attended let us know the reserve price. We’ll then compare the sale result with the realAs price and put the data to the test.
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Letter from the editor: Real estate and the internet

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Unusual and intriguing properties never cease to amaze.
This treehouse-style residence The Gulch has been handcrafted by its owners using 26 different species of wood.
The Queensland property, at <a href="https://www.raywhite.com/qld/gregory-river/1185821/" target="_blank">34 Gleneva Drive, Gregory River</a>, was bought by owners Owen and Irene Bailey 18 years ago and is on five acres of land.
Ray White Whitsunday selling agent Michael Barr said that Owen is a professional woods craftman and built the two bedroom, two bathroom home himself.
“Every tree that was taken down to make room for the home was used in the building of the home - it gives new meaning to the word treehouse,” said Barr.
A natural watercourse runs between the house and the pool.
“Owen and Irene built a suspension bridge over the watercourse to link the residence with the pool area,” he said.
“The pool area is perfect for entertaining with an undercover dining area and outdoor kitchen.”
The natural form of the timber was retained where possible, with benchtops, architraves and handrails hand polished by the couple.
The property respects the rainforest and its wildlife and complements the surrounding natural environment.
“Nothing like this home has sold in the area before - it’s truly one of a kind and an opportunity to secure your own slice of Whitsundays nature,” he said.
It will go to auction on 29 September at 6pm, with feedback through the campaign to be used to determine the value.
“I’ve never seen - or sold - anything like this property. There’s nothing like it in the area and to be honest, I have no idea what it’s worth. We’ll listen to what the market tells us to help place a value on the home,” he said.
The home includes an outdoor toilet near the pool area, a large pottery shed/workshop and a number of man-made dams.
{qtube vid:=g3oBfGiOkRU}
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Handcrafted Whitsunday treehouse to go under the hammer

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Winter’s property prices gains recorded by the RP Data CoreLogic Home Value Index were the largest rises across capital cities for the period since 2007.
No small feat, with prices now on average 10.9% higher than over the past year, and recording 4.2% growth in the three months to August 2014.
However, this growth has largely been led by Sydney and Melbourne, and it’s unsurprising that talks of a slowdown are now prominent. Over the past year Sydney has seen home value results up 16.2%, and Melbourne up 11.7%. Adelaide was the next strongest performer at a much slower 5.9% pace.
Senior research analyst Cameron Kusher notes that when extending the growth analysis to June 2012, Sydney and Melbourne remain strong at 27.2% and 18.5% growth respectively. However, Darwin and Perth also recorded double-digit figures – at 20% and 15% respectively.
“A longer term and retrospective outlook shows that the strength in the housing market has really been all about Sydney and Melbourne - from the market peak in March 2008, to its low point in December 2008, combined capital city home values fell by 6.1%. From that point, values once again began to increase,” Kusher said.
Since December 2008, the picture becomes even more divided. Sydney home values are up 50.1%, Melbourne home values have also soared by 47.5%. Darwin, Canberra and Perth also recorded fairly strong growth at 29%, 21.5% and 15% respectively. However, Hobart values are 1.4% down, and Brisbane and Adelaide only recorded an uptick of 5.3% and 9.9%.
“In light of the recent value growth it is important to realise that it is really a Sydney and Melbourne story with value growth only moderate elsewhere,” Kusher said.
The suggestion, then, is that Sydney and Melbourne will be the first to slow. But to understand why they may do so it's recommended that you first look at the reasons for growth.
Kusher points to six factors that drove the two markets:
<ol>
<li>Mortgage rates are extremely low (note that this isn't just the case for Sydney and Melbourne). </li>
<li>For eight of the past 10 years both Sydney and Melbourne have recorded the greatest increase in in population of all cities. In fact, for each of the past 13 years Melbourne has recorded the greatest population increase of all capital cities. </li>
<li>The outflow of residents from Sydney and Melbourne to other states, particularly Queensland and Western Australia, has slowed dramatically since the financial crisis. </li>
<li>The comparatively stronger value growth between 2009 and 2012 in Sydney and Melbourne means home owners have the equity to purchase investment properties or to upgrade from their current home. The sluggish recent value growth in other cities does not afford home owners the same level of equity and therefore less of an opportunity to upgrade or purchase investment properties. </li>
<li>Investment activity has been very much focussed on Sydney and Melbourne as values have grown, which has encouraged further growth. Investors are seemingly targeting capital growth rather than rental returns with Sydney and Melbourne having the lowest rental returns of any Australian capital cities. Of course, this growth won't continue forever. </li>
<li>The New South Wales and Victorian state governments have changed the availability of first home buyer grants to apply to new rather than existing properties. This has discouraged first home buyers from entering the market, creating more opportunities for upgraders and investors.</li>
</ol>
Source: RP Data
So what might be the factors causing a downturn?
“Given these factors are those driving demand and subsequent growth in home values, should these change, we may see a slowdown in value growth across these cities,” he said.
The obvious one? A rise in interest rates. Kusher notes that this could slow down the exuberance in the Sydney and Melbourne markets.
At present, the RBA has pointed to stability as the likely course of action, with experts predicting rises in 2015.
“With interest rates already at historic low levels and returns on safe investment classes so low, the maintenance of current interest rate settings is likely to continue to encourage investment in housing,” he said.
The other option to dampen house price growth: macro prudential control, alike to that seen in the UK and New Zealand.
At present, limitations to lending have been introduced in New Zealand to allow just 10% of lending to mortgages of LVRs above 80%. In the UK the picture is similar, bringing in limitations to just 15% of new mortgage lending going to mortgages 4.5 times the annual income of the mortgagee.
Kusher notes that given current median prices in Sydney and Melbourne, it’s fair to say that 15% of mortgagees are borrowing above 4.5 times their annual income.
“Of course, other sectors of the economy need lower interest rates so they have continually flagged a period of rates stability,” he said.
“With home values in Sydney and Melbourne continuing to march higher it seems as if only higher interest rates or the introduction of macro prudential tools can realistically stop the growth in home value.”
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The factors that could trigger Sydney and Melbourne’s price growth slowdown: RP Data

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When looking for a property it comes as no surprise that some aspects are up for compromise, while others are seen as necessities.
Global real estate portal Lamudi has put together the 10 most crucial factors for those buying a home this year, noting that they requirements today are different from those of previous generations.
They also note that, with fluctuating house prices, cost-sensitivity is high in home buyers.
Here are the 10 points of focus for home buyers:
<ol>
<li>
Energy efficiency Cost of living and the household budget have always been important factors for those on the hunt for a new property. But as the price of amenities such as gas and electricity increase, it is no surprise that buyers now want reassurance about a home’s energy efficiency. 
</li>
<li>
Storage One word: built-ins. To satisfy the needs of the modern household and help homeowners stay well organised, an ample amount of storage space has become a high priority. Built-in storage - including linen closets, wardrobes and even walk-in kitchen pantries - are now a must to attract modern home buyers. 
</li>
<li>
The latest technology Technology is now part of all elements of our lives and our home life is no exception. This can be something as simple as LED lighting, or involve more complicated technology like automated thermostats. These days, many property seekers expect to have the latest gadgets and high-tech features installed before buying.  
</li>
<li>
Security Home security has been completely transformed by new technologies. Features like glass break sensors for windows and doors, and motion-activated lighting for exteriors, are just some of the modern security solutions that are attracting buyers. 
</li>
<li>
Open plan living Bright, open living spaces have become a staple of the modern home. The trend has even reached the kitchen, which homeowners often prefer to combine with the dining area. In fact, a 2012 study in the UK found that the dining room was becoming a thing of the past, with one in three households featuring a combined kitchen-dining area. 
</li>
<li>
A modern kitchen Kitchen design trends have changed significantly in recent years, as popular features of the past decade have started to look dated. Granite is no longer in vogue, with marble countertops and a simple black-and-white color palette giving the kitchen a distinctly modern edge. Here too, buyers are looking for the latest state-of-the-art, energy efficient household appliances. 
</li>
<li>
Entertainment options The modern home is much more than a place to sleep and eat. It is now also a place to entertain and be entertained. As a result, features including game rooms, home theatre systems and outdoor entertainment areas are now highly sought after. 
</li>
<li>
A laundry room It sounds simple enough but several recent surveys have pointed to the importance of a laundry room for new home buyers. According to a recent study of the most popular characteristics for new homes from the National Association of Home Builders in the US, a laundry room is one of the top features of a typical single-family home in 2014. 
</li>
<li>
Smaller homes As buyers have become more cost conscious, the appeal of the traditional McMansion or large home has dipped. Instead, homeowners are willing to sacrifice space for other key features, such as high-quality appliances and overall energy efficiency, as well as easier upkeep. 
</li>
<li>
Location The desire to find the perfect home in an ideal location remains top of mind for most house hunters. Where a property is located is often the number one factor influencing a property seeker’s decision to buy. It seems some things about looking for your dream home will never change. 
</li>
</ol>
Source: Lamudi
{module Which of these factors is most critical to you as a home buyer?}
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The 10 crucial priorities of home buyers: Lamudi

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Finding a buyer's agent that fits your investment plan is tricky business. They're not all made equal.
If you're currently in the process of choosing a buyer's agent, then here are 15 questions that you should be asking:
<ol>
<li>What are your skills and experience as a buyer’s agent? 
</li>
<li>What is your fee? 
</li>
<li>How is your fee determined? 
</li>
<li>What services are included in your fee? 
</li>
<li>Are there any additional fees/charges? 
</li>
<li>Do you need my authority to incur additional fees/charges? 
</li>
<li>How frequently will you provide me with a list of suitable properties? 
</li>
<li>How thoroughly do you evaluate properties on the list? What research do you undertake before recommending a property to me? 
</li>
<li>How does the negotiation process work? 
</li>
<li>What strategies will you employ to achieve the best possible outcome for me? 
</li>
<li>Are you a member of a relevant industry body, such as the Real Estate Institute of WA (REIWA) or the Real EstateBuyers’ Agents Association of Australia? 
</li>
<li>Can you provide references from former clients? 
</li>
<li>Do you have Professional Indemnity insurance? 
</li>
<li>Do you have a conflict of interest? In other words, are you the selling agent for a property that you think I might be interested in purchasing? 
</li>
<li>What happens if I locate a property myself or inherit a property during the period of our contract?</li>
</ol>
Source: Government of Western Australian, Department of Commerce (for <a href="https://www.commerce.wa.gov.au/consumer-protection/buyers-agent" target="_blank">more of their tips, see here</a>).
You can also read Property Observer's <a href="/expert-insights/buying/select-your-buyers-agent-wisely-what-you-need-to-consider">guide to choosing a buyer's agent here</a>.
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15 questions to ask your buyer’s agent: WA Department of Commerce

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The Australian Bureau of Statistics’ dwelling approvals figures recorded an increase in July for new dwellings, with the Housing Industry Association (HIA) noting that this is high by historical standards.
In July, 16,320 dwellings were approved, which was a 2.5% increase on June.
HIA senior economist Shane Garrett said that this is another record broken, with total seasonally adjusted new home approvals over the past 12 months at the highest since records began in 1984.
“Having broken through the 195,000 threshold for the first time, new home building approvals is now at an even higher level than during the 1994 building boom,” he said.
However, over the past six months there have been signs of a slowdown.
<blockquote>
Western Australia: 23.1% South Australia: -1.9% ACT: -9.3% Northern Territory: 16.7% New South Wales: -5.7% Victoria: -4.6% Tasmania: -7.7% Queensland: 0.9%
</blockquote>
“It is also worth bearing in mind that the bulk of the July increase was driven by an exceptional large expansion in Western Australia,” Garrett warned.
“The key is to ensure that a number of markets, like Sydney for example, achieve sustainably healthy levels of new home over the coming decade which far outweigh what has been built over the last ten years. Numerous government policies across all tiers stand in the way of this objective being achieved.”
The increase in Western Australia was 23.1% in seasonally adjusted terms, while a slight increase was also seen in Queensland at 0.9%. However, significant declines were seen for new dwelling approvals in Tasmania, with a 7.7% drop, New South Wales, down 5.7% and Victoria, which recorded a 4.6% slump.
Western Australia’s significant increase comes after a six month period of little growth.
South Australia’s 1.9% drop was mild in comparison, particularly compared to the ACT’s 9.3% decline. Meanwhile the Northern Territory recorded a 16.7% surge.
Master Builders Australia’s chief economist Peter Jones also called it an easing off of the “red hot upswing in approvals for apartments”.
Detached houses were noted as taking over as the key driver of growth, following some moderation in the recent upswing of approvals for units.
<blockquote>
Western Australia’s significant increase comes after a six month period of little growth.
</blockquote>
“In annual terms, approvals for private sector houses increased by 14% seasonally adjusted through to July while approvals for apartments were up by a more restrained 6.3% seasonally adjusted,” he said.
“Indeed residential building recovery appears on track for an extended upturn given the underlying favourable dynamics of low interest rates, strong population growth and a deficiency of stock due to previous underbuilding.”
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Record breaking home approvals largely driven by Western Australia: HIA

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With yields dropping across Sydney and Melbourne due to the recent rise in prices, it comes as little surprise that those who chase strong cash flow may be considering other areas.
In fact, RP Data recently suggested that investors look to the “smaller” capital cities for future growth and sustainable yields as well, meaning that investors may just be right to look interstate.
Property Observer looked at RP Data’s latest statistics to find suburbs across Queensland with strong gross yields – considering anything at 7% and above. This returned 28 suburbs, from a flat 7% to 10.99%.
Some of the areas are mining oriented, while some are small regional towns and many come with a substantial degree of risk (Moranbah, for instance, is an area that <a href="/expert-insights/buying/busted-suburb-again-labeled-hotspot-the-moranbah-debate">regularly gets labelled a hotspot but has suffered a huge downturn</a>). Gladstone also makes the list, and has been under <a href="/news/qld/the-worst-is-yet-to-come-for-gladstone">Terry Ryder's microscope in August, where he said the worst is yet to come</a>.
Investors are encouraged to do their due diligence. We have listed the high yielding suburbs below, with their median prices.
Suburbs in and around Brisbane:
 <img src="/images/2014/09/04/brisbane%20sept%204%20one.jpg" alt="">
Source: Google Maps 2014
Suburbs in and around Cairns:
 <img src="/images/2014/09/04/cairns-sept-4-two.jpg" alt="">
Source: Google Maps 2014
Here are the top yielding suburbs: 
<ul>
<li><a href="/news">Booval</a></li>
</ul>
7%
$186,000
<ul>
<li><a href="/news">Coral Cove</a></li>
</ul>
7%
$260,000
<ul>
<li><a href="/news">Molendinar</a></li>
</ul>
7.08%
$272,000
<ul>
<li>Gladstone City</li>
</ul>
7.11%
$307,000
<ul>
<li><a href="/news">Jacobs Well</a></li>
</ul>
7.12%
$475,000
<ul>
<li><a href="/news">Edmonton</a></li>
</ul>
7.15%
$160,000
<ul>
<li><a href="/news">North Mackay</a></li>
</ul>
7.15%
<ul>
<li><a href="/news">Mooroobool</a></li>
</ul>
7.17%
$181,000
<ul>
<li><a href="/news">Brookwater</a></li>
</ul>
7.28%
$375,000
<ul>
<li><a href="/news">Chinchilla</a></li>
</ul>
7.28%
$357,000
<ul>
<li><a href="/news">Edens Landing</a></li>
</ul>
7.28%
$200,000
<ul>
<li><a href="/news">Edge Hill</a></li>
</ul>
7.29%
$164,000
<ul>
<li><a href="/news">Hermit Park</a></li>
</ul>
7.29%
$189,000
<ul>
<li><a href="/news">Mackay Harbour</a></li>
</ul>
7.42%
$498,000
<ul>
<li><a href="/news">Cairns North</a></li>
</ul>
7.5%
$215,000
<ul>
<li><a href="/news">Holloways Beach</a></li>
</ul>
7.56%
$172,000
<ul>
<li><a href="/news">Manunda</a></li>
</ul>
7.66%
$146,000
<ul>
<li><a href="/news">Slacks Creek</a></li>
</ul>
7.75%
$191,000
<ul>
<li><a href="/news">Beenleigh</a></li>
</ul>
7.87%
$175,000
<ul>
<li><a href="/news">Kingston</a></li>
</ul>
8.11%
$212,000
<ul>
<li><a href="/news">Hillcrest</a></li>
</ul>
8.12%
$218,000
<ul>
<li><a href="/news">Logan Central</a></li>
</ul>
8.14%
$166,000
<ul>
<li><a href="/news">Manoora</a></li>
</ul>
8.31%
$144,000
<ul>
<li><a href="/news">Garbutt</a></li>
</ul>
8.46%
$185,000
<ul>
<li><a href="/news">Bungalow</a></li>
</ul>
8.71%
$131,000
<ul>
<li><a href="/news">Moranbah</a></li>
</ul>
9.53%
$255,000
<ul>
<li><a href="/news">Peregian Springs</a></li>
</ul>
10.78%
$240,000
<ul>
<li><a href="/news">Smithfield</a></li>
</ul>
10.99%
$144,000
</body></html>

Queensland’s highest yielding apartment suburbs

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

[smartcode_project:default project_id=135546 project_image_fid=367096]

The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363509]

Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363515]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

[smartcode_project_cta:default project_id=135546]

Joel Robinson

Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens, rooftop open space and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Ceerose, founded by Edward Doueihi in 1998, has become one of Sydney's more active apartment developers, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

First look: Ceerose doubles down in Leichhardt with adaptive reuse of former warehouse site

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]

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]

Jennifer Duke

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