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Gordon, the ACT suburb, has been pinpointed in the latest Residex Predictions Report as the nation's top growth prospect.
The list identifies 109 suburbs and towns nationally that are most likely to deliver better than average growth over the next five and eight years.
The report ranks the top 109 suburbs where predicted capital growth is forecast to be between an average of 4.0 percent and 11.1 percent per annum over the next five years, and between an average of 5.1 percent and 8.4 percent per annum over the next eight years.
Based on Residex’s predictive model, the best performing suburb has been identified as Gordon in the ACT, 28 kilometres south of Canberra, where house values are predicted to grow by an average of 8.4 percent per year for the next eight years.
The median house value in Gordon is currently $576,662 and the median value growth was a strong 5.6 percent in the year to October 2016.
For that median price a four bedroom home, such as the one at <a href="https://www.realestate.com.au/property-house-act-gordon-124363650" target="_blank">53 Wootton Crescent</a> (above), is available for $575,000.
Similarly a three bedroom home at <a href="https://www.realestate.com.au/property-house-act-gordon-123890790" target="_blank">6 Price Place</a> (below) has been listed for sale for $589,000.
<img src="https://www.urban.com.au/images/2017/01/17/Screen%20Shot%202017-01-17%20at%2011.41.06%20AM.png" alt="">
Examples of houses that have been sold at Gordon includes a three bedroom home at <a href="https://www.realestate.com.au/sold/property-house-act-gordon-124211006" target="_blank">11 Flegg Crescent</a> (below) that was sold for $565,000.
<img src="https://www.urban.com.au/images/2017/01/17/Screen%20Shot%202017-01-17%20at%2011.42.33%20AM.png" alt="">
Similarly a three bedroom home at <a href="https://www.realestate.com.au/sold/property-house-act-gordon-123469498" target="_blank">10 Lawlor Place</a> (below) was sold for $405,000.
<img src="https://www.urban.com.au/images/2017/01/17/Screen%20Shot%202017-01-17%20at%2011.46.59%20AM.png" alt="">
The report is a valuable starting point for property investors researching where to buy next, Kylie Davis, Residex head of marketing said.
“The suburbs listed in the report are the ones that we would expect to perform well in future years based purely upon the statistical patterns that the Residex algorithm has identified in their historical growth rates,” said Tim Lawless, CoreLogic’s Asia Pacific Research Director.
“Residex’s predictive model doesn’t allow for new developments, changing demographic patterns, improved infrastructure or any other such factors and these can have a substantial impact on the capital gain prospects across a suburb or town.”
The December report is the first Predictions Report compiled by Residex since the business was purchased by CoreLogic in 2016, and uses the combined data resources of the two businesses.
The data is drawn from median values using the CoreLogic automated valuation model, rather than median sales prices. This is an important distinction as it takes into account the value of all properties within the suburb, not just those that have transacted across the period. This makes it a more reliable and stable indicator of values across the region.
The suburb of Pemulwuy in NSW held the number two spot with house values expected to provide an average of 8.34% growth per year over the next eight years. Batemans Bay on the NSW South Coast came in third position with an average of 8.29% growth anticipated per year over the next eight years. Houses in Middle Swan ranked fourth while houses in Brighton, Tasmania ranked fifth.
In the national report, 107 suburbs had top predictions for houses while there were two suburbs for units. Across the country, 60 of the top 109 suburbs were in regional Australia and 49 were in city areas.
Broken down by state, 16 were in the ACT, 39 suburbs were within NSW, 15 were in Queensland, there was 1 from SA, 13 from Tasmania, 6 from Victoria and 19 from WA. Separate reports are also available for Victoria, NSW and Queensland.
Mr Lawless said the report was not definitive and other suburbs could also perform strongly. Investors should conduct their own additional research before deciding to commit to a purchase.
“As with any forward looking analytic, the reports are predictions, not a guarantee of future growth, and taking into consideration your own personal circumstances is vital,” Mr Lawless said.
Get your full copy of the <a href="https://www.residex.com.au/top-100-predictions-report?utm_source=blog.residex.com.au&amp;utm_medium=article-link&amp;utm_campaign=kd-160117" target="_blank">Residex Predictions Report here</a> for $195 per state or $250 for the national report.
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Gordon ranked as the best price growth prospect in the country by Residex

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<img src="https://counter.theconversation.edu.au/content/70642/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The Australian Census came under intense scrutiny in the wake of <a href="https://theconversation.com/au/topics/censusfail-30048">#censusfail</a>. Parliament conducted a review, the Senate an inquiry, and some in the media questioned the entire point. 
But cost and privacy concerns aside, population is one of the three pillarsof the economy. 
Understanding population characteristics is vital to inform us of challenges and opportunities, and is a necessary input in other economic indicators. The quality and timely population data found in the census is not gathered through any other means. If changes need to be made, it’s in the discussion around the census.
<h2>So we know who is where</h2>
The census is unique in that it is a total survey of the population, covering a range of social and economic variables. At present, it is the only way such data is obtained in Australia. 
Without the census, we wouldn’t know how many we are, who we are and where we live. This means important planning and policy issues couldn’t be addressed. The location of schools and hospitals, provision of medical facilities, funding for major infrastructure would all be done without an accurate idea of who is where. 
In fact, local, state and federal governments rely heavily on data only available in the census. The number of children, working age population, travel to work information, occupations, housing suitability and vulnerable populations is all data only found in the census.
The census also allows for sub-national analyses to be performed, particularly legislated population estimates and projections. These estimates form the basis of economic indicators such as labour force statistics and gross domestic product per capita.
The estimates and projections also highlight inequalities within society, and provide opportunities for policy responses and development at a regional level.
But the purpose of taking a census goes beyond informing resource allocation, taxation and electoral representation. 
The statistical benchmarks used in surveys and studies, research and analysis, and, most importantly, lower level aggregates and groups of interest can only be informed by census data. Low level aggregates allow identification of need. Identification of areas with high proportions of young people who cannot access employment or education can provide much insight into barriers to economic participation.
Quality information about homelessness, minorities, and Indigenous populations is only truly obtained via a census.
<h2>The data we already collect won’t do</h2>
One of the arguments against the census is that we can get the same data elsewhere from the multitude of service providers that already come in contact with the public. 
The problem is that these data collections are administrative. They’re collected for a reason and with limited scope. 
Centrelink data is collected to provide a service. Information we provide to the tax office ensures tax compliance. Medicare doesn’t keep information about overseas nationals and people who have never had their birth registered, which is an issue in remote and Indigenous communities.
Australia’s large immigrant population would become a blind spot if we were to rely on the data the government already collects, as many aren’t eligible for certain government services. The data collected by Centrelink, the tax office and Medicare don’t provide sufficient scope. So far the census is the only data source that fits the bill.
<h2>Some alternatives</h2>
Population registers are a viable alternative to our five-yearly censuses. Finland uses a computerised system to record population data including births, deaths, marriages, migration and so on. The Netherlands, on the other hand, conducts a virtual census by pulling together digital data from a number of different sources. 
These registers offer real-time data, but they require ongoing maintenance and verification and often exceed the cost of our census. Ironically, they also need to be checked against a census. And Germany’s experience shows population registers are not always accurate. 
Further, major legislation changes would have to go through for Australia to be able to pool data like this. The establishment of a national population register would be costly and demand interdepartmental government coordination.
We could also look to the United States’ method of conducting surveys in between a 10-yearly census. This mixed methodology was suggested by the ABS in 2015 to cut costs.
However, limited financial upside, together with lower quality data, makes it a risky alternative for Australia. Plus we shouldn’t think of the census as an unrecoverable cost. The Office of National Statistics in the United Kingdom estimated the costs of their 2011 census were recoveredin just over a year.
<h2>The future is data</h2>
So how can we improve our census?
Online census completion will save money, improve data quality and reduce data processing time. However, online collection must be balanced to ensure disadvantaged populations aren’t excluded. The end of the census collector hasn’t arrived just yet.
More importantly, we must define contemporary data needs moving into the future. An informed public conversation about migration, employment, families and our changing population is much needed to gain social licence to collect and use relevant data. 
Whether the methodology of census continues as is or we introduce an alternative method of data collection, the key going forward is the question of legitimacy. Steps must be taken to justify the need to take a census, and to assuage privacy and security concerns. Without social license we’ll see the failings of the 2016 census play out over and over again.
Australia’s future relies on strong evidence we can agree on. This isn’t solely the domain of researchers. We all have a stake.
Liz Allen is postdoctoral fellow, Centre for Aboriginal Economic Policy Research, Australian National University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/liz-allen-10193" target="_blank">here</a>.
 
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In a world awash with data, is the census still relevant?

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<img src="https://counter.theconversation.edu.au/content/68499/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
In our recent study we found that 40 percent of 203 Sydney homes we sampled contain lead in garden soil above the Australian health guideline of 300 milligrams per kilogram (mg/kg). 
This presents a hazard because soil lead can adhere to or get absorbed into edible plants. An additional pathway of exposure occurs when contaminated soil dust enters homes and is accidentally ingested. Lead is a potent neurotoxin that affects childhood development. 
<h2>Urban agriculture and VegeSafe</h2>
Urban agriculture is becoming more popular across Australia. Almost half (48%) of all households in metropolitan areas are now growing some form of edible produce.
Most lead contamination is a result of the historical use of lead petrol and lead-based paint (now phased out) and previous industrial emissions. Scientists and regulators are well aware of these legacy issues, but the general public remains underinformed about the potential risks. 
To help urban gardeners assess contamination risks associated with their garden soils, we started the community science initiative VegeSafe in 2013. This program offers free soil metal screening to participants.
Each participant receives a formal report on their soil metal results and advice about what to do next if soils contain elevated concentrations of metals. We have provided 5,500 free soil metal tests to over 1,300 homes and community gardens (Australia-wide), the largest program and study of its kind in Australia. 
<h2>What did we find?</h2>
As well as the 40% of Sydney gardens containing soil above the 300 mg/kg Australian health guideline, approximately one in seven homes had soils lead levels greater than 1,000 mg/kg. Soil metal concentrations were typically greatest around drip lines. 
Soil lead concentrations were greatest in the City of Sydney and former local government areas of Leichhardt Municipal Council and Marrickville Council, which had mean soil lead concentrations of 883 mg/kg, 960 mg/kg and 689 mg/kg, respectively. 
<a href="https://www.propertyobserver.com.au/images/2017/01/17/image-20161122-14964-1w7krx6.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/01/17/image-20161122-14964-1w7krx6.jpg" alt="">
Soil lead concentrations of vegetable garden soils from 141 Sydney homes. Map represents one of four areas around homes (front yard, drip line, back yard and vegetable garden) in this study. Source: Rouillon et al. 2016
Homes with painted exteriors built before 1970 were more likely to have soils contaminated with lead. The highest levels are at homes 80 years or older. This is likely to have been caused by lead-rich paint, which contained up to 50% lead prior to 1970. Lead in paint was reduced to less than 1,000 mg/kg (0.1%) by 1997. 
We observed the environmental benefit of the withdrawal of lead from paints and leaded petrol (removed in 2002) in our study. Garden soils at newer homes contain the least lead. Soil lead concentrations decrease with distance from Sydney’s city centre, where there are more old homes and greater density of traffic and industry. 
<a href="https://www.propertyobserver.com.au/images/2017/01/17/image-20161122-10973-1aft5jx.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/01/17/image-20161122-10973-1aft5jx.png" alt="">
Cross-section schematic of a typical inner-Sydney residential home with median soil Pb (lead) concentrations for painted pre-1970 homes, non-painted pre-1970 homes, post-1970 homes and reference homes. The vegetable garden is displayed at the rear of the back yard, as this was the case for the majority of homes. Source: Rouillon et al. 2016
<h2>Public health</h2>
Lead exposure is especially detrimental for children because their neurological and skeletal systems are developing. Adults are also adversely affected, with studies showing increased blood pressure and hypertension associated with sub-clinical exposures.
Toxicological evidence also shows that exposure reduces semen quality and extends the time to pregnancy. In short, lead is detrimental to all human systems and exposures should be avoided or minimised at all times.
Our study demonstrates lead contamination in garden soils is greater at painted homes than non-painted homes. Many pre-1970 Australian homes still contain paint with up to 50% lead on exterior walls, fences, eves, doors and window frames. 
The main risk of exposure arises when lead-based paint deteriorates or is removed improperly. Indeed, many home renovators unwittingly expose themselves and others due to a lack of knowledge of lead hazards.
Paints containing lead are no longer used in Australia, but remain on countless homes.
<h2>Reducing exposure</h2>
The United States Environmental Protection Agency introduced legislation specifically targeting houses with lead paint to prevent contamination and to minimise avoidable lead exposures. 
Unfortunately this regulatory gap has not been filled in Australia. Despite the widespread historic use of lead-based paints and the high proportion of exposure related to it, our data reveals a concerning legacy of soil lead contamination in older suburbs. 
We recommend that people residing at or planning to purchase or renovate homes built before 1970 should get their soils and paint tested for lead. Using a qualified lead-abatement decorator in older homes would also help prevent exposure. Where parents and homeowners think they may have caused exposure, their GPs can provide a blood lead test. 
Reducing even low-level exposures is critical, as demonstrated by Bruce Lanphear’s “prevention paradox” (see the image below). The graphic illustrates that the most IQ points across a population are lost from low-level lead exposures. 
<a href="https://www.propertyobserver.com.au/images/2017/01/17/image-20161122-14944-ruxd0e.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/01/17/image-20161122-14944-ruxd0e.jpg" alt="">
<div class="enlarge_hint"> </div>
Bruce Lanphear’s prevention paradox. The majority of IQ points lost to lead exposure occurs in children who have low-to-moderate exposure to lead. Adapted from Reference (Lanphear 2015)
<h2>What can gardeners do?</h2>
Where non-food-growing soils exceed the Australian soil metal guidelines, we recommend maintaining year-round cover of lawn or mulch to minimise dust generation. 
Where metal guidelines are exceeded in food-growing soils, we recommend either replacing existing soil with new, uncontaminated soil, or relocating the food garden to an above-ground vegetable plot (again with new soil). 
In this way, gardeners can exercise our motto, which is to carry on gardening knowing their soils are clean.
<a href="https://theconversation.com/profiles/marek-rouillon-139693" target="_blank">Marek Rouillon</a> is PhD Candidate, Macquarie University.
<a href="https://theconversation.com/profiles/louise-kristensen-124418" target="_blank">Louise Kristensen</a> is postdoctoral research fellow, Macquarie University.
<a href="https://theconversation.com/profiles/mark-patrick-taylor-11394" rel="author">Mark Patrick Taylor</a> is professor of Environmental Science, Macquarie University.
<a href="https://theconversation.com/profiles/paul-harvey-106637" target="_blank">Paul Harvey</a> is researcher of Environmental Science, Macquarie University.
<a href="https://theconversation.com/profiles/steven-g-george-317844" target="_blank">Steven G George</a> is researcher of Environmental Science, Macquarie University.
All are authors for The Conversation.
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Elevated lead levels in Sydney backyards: here’s what you can do

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GUEST OBSERVER
Planning approval of the Sydney Metro from Chatswood to Sydenham is great news, however there is a lack of certainty for development around the stations and areas around the rail corridor.
The planning approval of the Sydney Metro including tunnels under the harbour demonstrates the commitment of the Baird Government to an extensive metro network across metropolitan Sydney.
Along with the Metro West line between Sydney and Parramatta the Metro network sets the framework for extensive areas of urban renewal around the new stations, which will help boost must-needed housing supply.
The Urban Taskforce is concerned, however, that planning for the urban renewal of areas around the rail corridor is taking far too long. Developers have no certainty and cannot proceed with housing projects as strategic land use planning around the metro is lagging far behind.
An example is the Sydenham – Bankstown Urban Renewal Corridor Strategy. The draft Strategy was exhibited by the Department of Planning in October 2015, however rezoning proposals for areas along the Corridor are on hold until local councils prepare detailed planning controls. 
This could take an additional 2 years, even more if the council is subjected to an amalgamation, before the local environmental plan is complete. Developers simply cannot sit on land for that long with no outcome.
Until planning around these corridors comes up to speed, the NSW Government must fast track plans around metro stations, or develop a process where land owners and developers can obtain a development approval or rezoning in significantly less than 3 years.
The Department of Planning’s Guide to Preparing Planning Proposals issued in August 2016 states that the rezoning proposals have merit ‘if they are consistent with relevant district, corridor or precinct plans applying to the site, including any draft regional, district or corridor plans released for public comment.’ It seems that the Greater Sydney Commission Planning Panels are not following this guide.
Boosting Sydney’s housing supply is absolutely critical if we are to alleviate the housing affordability crisis. It is an excellent time to fast-track planning proposals for new housing around proposed metro rail stations.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Sydney Metro forging ahead but urban renewal lags behind: Chris Johnson

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The ATO has moved to sell a 331 hectare bushland vacant land holding at Lyons in the Logan district.
It is a holding owned by Sir Yii Ann Hii who is in a $64 million battle with the tax office.
It was bought with Kiew Chion Toing. <a href="https://www.realestate.com.au/property-residential+land-qld-lyons-201695954" target="_blank">The rural zoned holding</a> is scheduled for February 1 auction unless the ATO's enforcement warrant is satisfied.  
The ATO auction advisory nots the owners are Yii Ann Hii and Kiew Chiong Tiong. It was purchased in 1996.
Sir Yii got around Brisbane with 1VIP numberplates on a 2005 Rolls Royce Phantom.
His palatial abode, Bromley, affectionately known as the landmark Hamilton Hill home that businessman Christopher Skase built, was listed for sale last year.
The hotel-like residence on Dickson Terrace was constructed by Skase and his wife Pixie in 1988 who quit Australia for Majorca in 1991.
Set around the medieval circular staircase as 50ft internal Bell tower, it last sold at $6.25 million in 2001.
Sir Yii took proceedings in the Kuala Lumpur High Court seeking a court declaration that he was domiciled in Malaysia from 2001 to 2009 and had been a local taxpayer. The Australian Tax Office had ruled in 2013 that he had abandoned his domicile with his tax resident status shifted from Malaysia to Australia. 
Hii’s lawyer has advised his client did not stay for more than six months in Brisbane, visiting his six children and looking into investments during that period.
 
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Bromley's Sir Yii Ann Hii has Queensland bush block set for ATO auction

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GUEST OBSERVER
Planning approval of the Sydney Metro from Chatswood to Sydenham is great news, however there is a lack of certainty for development around the stations and areas around the rail corridor.
The planning approval of the Sydney Metro including tunnels under the harbour demonstrates the commitment of the Baird Government to an extensive metro network across metropolitan Sydney.
Along with the Metro West line between Sydney and Parramatta the Metro network sets the framework for extensive areas of urban renewal around the new stations, which will help boost must-needed housing supply.
The Urban Taskforce is concerned, however, that planning for the urban renewal of areas around the rail corridor is taking far too long.
Developers have no certainty and cannot proceed with housing projects as strategic land use planning around the metro is lagging far behind.
An example is the Sydenham – Bankstown Urban Renewal Corridor Strategy.
The draft Strategy was exhibited by the Department of Planning in October 2015, however rezoning proposals for areas along the Corridor are on hold until local councils prepare detailed planning controls.
This could take an additional 2 years, even more if the council is subjected to an amalgamation, before the local environmental plan is complete.
Developers simply cannot sit on land for that long with no outcome.
Until planning around these corridors comes up to speed, the NSW Government must fast track plans around metro stations, or develop a process where land owners and developers can obtain a development approval or rezoning in significantly less than 3 years.
The Department of Planning’s Guide to Preparing Planning Proposals issued in August 2016 states that the rezoning proposals have merit ‘if they are consistent with relevant district, corridor or precinct plans applying to the site, including any draft regional, district or corridor plans released for public comment.’
It seems that the Greater Sydney Commission Planning Panels are not following this guide.
Boosting Sydney’s housing supply is absolutely critical if we are to alleviate the housing affordability crisis.
It is an excellent time to fast-track planning proposals for new housing around proposed metro rail stations.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Urban renewal process around Sydney Metro taking far too long: Urban Taskforce

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Aaron Kanat, former managing director of Hugo Boss, has $6 million to $6.5 million hopes for his architecturally designed waterfront home outside of Melbourne on Corio Bay.
<a href="https://www.realestate.com.au/property-house-vic-curlewis-124392942" target="_blank">The two-hectare property</a> has views across the bay from Geelong to the Melbourne city skyline.
The is direct access onto a sandy, north-facing beach.
It comes with a championship tennis court at the rear of the property along with self-contained guest accommodation.
There are four bedrooms and four bathrooms in the house constructed by Hamilton Marino Builders around a decade ago with sliding walls of glass.
The home is listed for sale through Felix Hakins and Jeremy Fox of RT Edgar.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/01/15/Corio%20Bay-2.jpg" alt="">
Over $8 million was being sought in 2010 for the Avila Road holding according to ksou website.
The 52 to 60 Avila Road block cost $1.75 million in 2006.
The top sale on the strip was $4.35 million in 2009 having been listed through RT Edgar at $5.5 million plus for the 2006-built home on 1.75 hectare.
At 25 Avila Road, Hemsley has been for sale on and off since 2011. Agent David Falk's last asking price was $1.9 million for the 1950s home.
Title Tattle recalls the original Hermsley House estate owned by the pioneering Curlewis family was subdivided in the 1970s.
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Ragtrader Aaron Kanat lists Corio Bay, Curlewis retreat

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Renovation queen Sasha DeBretton, owner of Million Dollar Makeovers, is selling her Perth triplex project.
The renovated Saunders Street, Mosman Park offering comes with panoramic city and river views.
The six-bedroom, four-bathroom property is set up as three, fully furnished self-contained apartments but could also function as a large family residence.
It is offered for sale fully furnished.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/01/15/Mosman%20Park-2.jpg" alt="">
Its luxury features include Scandinavian wallpapers, a top-floor Neil Perry kitchen, designer lighting and an infinity-edge pool.
Vivien Yap of LJ Hooker Claremont is <a href="https://www.realestate.com.au/property-house-wa-mosman+park-124420438" target="_blank">taking offers over $10 million</a>.
Sasha has adopted the phrase, Perth’s Property Princess, as the founder and CEO of <a href="https://sashadebretton.com.au/" target="_blank">Million Dollar Makeovers</a>, who authored Make a Mint in a Meltdown and is a presenter of a TV series currently under production.
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Reno queen Sasha DeBretton lists Mosman Park triplex

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Residential land values in NSW increased by 11.1 percent to a total of $1.2 trillion in the 12 months to 1 July 2016.
It continued the trend seen in the preceding two years.
The land values were based on the analysis of over 38,000 residential property sales across NSW.
The Sydney metropolitan area experienced the strongest increases. 
Burwood's 37.5 percent rise, parts of Canterbury-Bankstown (previously Canterbury) (25 percent) and parts of Inner West (previously Ashfield) (24.6 percent) recorded the strongest increases in residential land values driven by demand for property with redevelopment potential, close to transport and the Sydney Central Business District (Sydney CBD).
The increases within Burwood were especially around the town centre and along Parramatta Road, where the government has released an urban transformation strategy foreshadowing higher density apartment construction with some parts of Burwood, such as <a href="https://www.valuergeneral.nsw.gov.au/land_value_summaries/lga.php?lga=137" target="_blank">Milton Street</a> parallel to Parramatta Road, seeing land values soar 100% within the year. The highest increases were generally sites allowing residential unit development close to infrastructure, shops and services, also in Homebush, Flemington and South Strathfield where land values increased by around 76 percent.
Land values in the south western growth areas of Campbelltown, Camden, Liverpool and Wollondilly local government areas (LGAs) increased by around 25 percent, and the north western areas of Hawkesbury and The Hills by around 18 percent.
<a href="https://www.valuergeneral.nsw.gov.au/land_values/interactive_portal" target="_blank">The NSW Valuer General </a>noted not all areas increased at the same rate. Residential land values north and south of the Sydney CBD generally showed increases of 10 percent to 15 percent, while values in Sydney’s eastern suburbs (Randwick, Waverley and Woollahra LGAs) all increased by less than 5 percent.
Coastal areas of NSW also recorded moderate increases with residential land values in most areas increasing between 5 percent and 13 percent.
It included the major population centres of Wollongong (7.8 percent) and Newcastle (13.2 percent) LGAs.
There were mixed results in regional NSW with residential land values in most LGAs remaining stable or recording slight increases of up to 5 percent.
Broken Hill and the mining areas of the Hunter (Muswellbrook, Singleton and Upper Hunter LGAs) recorded falls in land values ranging from about 8 percent to 15 percent.
There are now 16 LGAs where the median residential land value is over $1 million dollars - all in the eastern or central parts of the metropolitan area.
The highest median land value is in the LGA of Mosman at $1,840,000, up 12.2% in the year to 1 July 2016, followed by Woollahra at $1,815,000, up 5.5 percent.
The lowest median residential land value is in the Central Darling LGA, $2,400, which increased by 62.1 percent from a low base which results in a large percentage movement.
Land value is the market value of the land only, as if it had sold on 1 July in the valuing year. It does not include the value of buildings or other structures.
In September each year the Valuer General determines new land tax and premium rate thresholds for the coming year.
The requirements for the determination of new thresholds are set out in Division 4A of the Land Tax Management Act, 1956.
The adjustments to the thresholds are based on the annual movement in the average land values of land within residential, commercial, business and industrial zones in NSW.
The rate of change of land values in these zones from 1 July 2015 to 1 July 2016 was determined to be 11.087 percent.
The land tax threshold for the 2017 land tax year was determined to be $549,000 and the premium rate threshold was determined to be $3,570,000.
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Burwood's 37.5 percent rise in land values more than trebles NSW's 11.1 percent overall value jump 

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GUEST OBSERVER
Demand for property on realestate.com.au rocketed in 2016, with the REA Group Property Demand Index increasing by 16.2 percent across the year, according to the REA's latest property demand index.
After peaking in October and November, demand for property dropped slightly to close out 2016, with the index falling 6.6 percent nationally in December.
The easing of demand nationally suggests that the record price rises in Sydney and Melbourne last year are likely to be more subdued as we move further into 2017.
The key drivers of this demand decline are likely due to Australian banks increasing interest rates for buyers independently of the Reserve Bank of Australia in late November and early December and continuing affordability issues across the Eastern seaboard.
Given the RBA has indicated that it may still cut the cash rate further, the banks have sent strong signals that they will respond by not passing cuts onto borrowers and we expect out of cycle interest rate rises by banks to continue.
This will be a key issue for borrowers this year, especially first home buyers and investors, with access to cheap money becoming more difficult.
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The states which saw the largest declines in demand in December were New South Wales and Victoria. Continued concerns about apartment over supply are starting to cause concern in these markets with demand for apartments dropping by more than 7% in both states.
Western Australia and Northern Territory remain the lowest in-demand markets on realestate.com.au, however Western Australia’s demand index was relatively stable and both states saw an increase in apartment demand.
The result suggests that barring any surprising negative economic news or changes to the supply outlook in Western Australia, the bottom of the housing market could be close.
Tasmania continues to see elevated levels of demand and is now the strongest demand market in Australia. Relative affordability is likely a key factor driving interest.
National Demand for property dropped by 6.6% on realestate.com.au in December, down from the peak levels achieved in October and November.
Victoria saw the largest decline over the month, driven by low levels of demand for both houses and apartments.
New South Wales followed closely, suggesting the housing boom may be over, or at the very least slowing quickly, in both Sydney and Melbourne.
Despite December declines, Tasmania, New South Wales and Victoria continue to see the highest levels of demand in Australia with Western Australia and Northern seeing the lowest.
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Victoria and New South Wales saw the largest decrease in people looking to buy on realestate.com.au in December. Affordability remains a the key driver in both states
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Housing demand on realestate.com.au declined in all states, however the largest drops were in New South Wales and Victoria. Tasmania and Western Australia saw the smallest declines.
Tasmania, Victoria and New South Wales continue to see the highest level of demand for houses.
Despite declining in December, the index for housing is still well up in all states for the 2016 calendar year.
Western Australia is the exception, where conditions have worsened over the past 12 months, however the bottom of the market appears to be close.
<a href="https://www.propertyobserver.com.au/images/2017/01/04/REA-4.jpg" target="_blank">Click to enlarge</a>
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Apartment demand dropped by 5 percent nationally in the month to December, performing marginally better than houses over the same time period.
Demand for apartments nationally on realestate.com.au remains high, the third highest point recorded.
Concerns of apartment over-supply are impacting demand in New South Wales and Victoria, with these states experiencing the largest declines in December 2016.
Surprisingly, demand for apartments increased in the relatively weak markets of Western Australia and Northern Territory in December.
Nerida Conisbee is the Chief Economist at <a href="https://www.realestate.com.au/buy" target="_blank">REA Group</a>.
 
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Price growth in Sydney and Melbourne forecast to be subdued in 2017: REA's Nerida Conisbee

An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Jonathan Chancellor

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