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ANZ has today activated an assistance package for its Australian dairy farmers impacted by a mid-season milk price reduction.
ANZ General Manager Regional Business Banking Christine Linden said falling farm-gate dairy prices are putting significant stress on some dairy producers and while the macro fundamentals in the medium and longer-term of the industry remain strong, we know many of our customers are doing it tough at the moment.
“We’re encouraging our dairy customers to get in touch with us so we can provide support and work with them on the best possible solutions to meet their needs," she said.
“Every farm has a different cost structure and unique characteristics. We’re committed to working with each customer to respond to the current challenges so they can take advantage of the long-term benefits of the dairy industry.
As part of its assistance package, ANZ offers to:
Suspend repayments on loans, including credit cards, for up to three months (which may include interest capitalisation)
Waive fees associated with restructuring business loans considered necessary due to milk price impacts
Provide temporary adjustments to lending limits, including credit cards to assist with unexpected costs and reduced income
Provide early access to term deposits without incurring any fees for impacted customers
Provide access to hardship support services.
ANZ’s customers affected across Australia are encouraged to visit their local branch or contact their Agribusiness Manager to discuss the impact on their business or personal circumstances.
Customers can also contact ANZ’s dedicated financial hardship team on 1800 351 548.
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ANZ assists dairy farmers with milk price reduction package

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GUEST OBSERVER
The April Labour Force report showed that labour market conditions remain okay, but momentum has slowed.
While labour market indicators remain mixed at the moment, we continue to expect the unemployment rate to remain close to the current 5.7 percent for the rest of the year.
Today’s numbers are unlikely to change the RBA’s view on the outlook; its focus has tilted more sharply towards inflation and we continue to expect another cut in the cash rate in August.
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Today’s labour market report showed continued slowing momentum in jobs growth. Employment is now up just +0.1 percent 3m/3m compared with +0.9 percent three months ago. That said, the stability in the unemployment rate at 5.7 percent suggests that the labour market remains in good shape.
Some labour market indicators have been mixed lately. For example, ANZ job ads have been essentially flat for the last six months, and an unemployment rate based on welfare payments ticked higher in March. But indicators like capacity utilisation and profitability in the business surveys point to a solid labour market.
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However, a preliminary read on our Fed-style labour market conditions index, which distils the common trend across a large number of indicators, was unchanged in April. This indicates to us that the labour market remains solid after last year’s sharp improvement was unwound. 
RBA implications: While the RBA’s focus has shifted to the inflation outlook, as is always the case developments in the labour market are important for monetary policy deliberations. We think today’s numbers are likely to be broadly as the Bank expected.
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That said, we continue to expect another 25bp rate cut in August given the sharp downgrade to its inflation forecast.
 
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Modest Australian jobs gain with steady unemployment: ANZ's Felicity Emmett

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GUEST OBSERVER
From the outset it should be stated that the labour market is in pretty good shape. 
The unemployment rate remains at a 2½-year low and jobs are still being created. However it is pretty clear that there is a slowdown in hiring taking place. And the consolidation in employment is consistent with the softer conditions across the economy over the past couple of months.
Not only is has there been a fall in full time jobs over the past two months, but weakness in hoursworked is more telling. Hoursworked has fallen for the past three months and in annual terms is now down 0.5 per cent on a year ago. Now that may not sound like much but it is the first annual fall in hoursworked in almost three years. Interestingly in trend terms (a more smooth measure), employment may have risen for 29 consecutive months but the jobs growth of just 4,100 in April was the weakest in 19 months.
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After racking up almost 300,000 new jobs in 2015, there was likely to be inevitable period of consolidation. And the volatility in financial markets in the early part of 2016 was unlikely to see businesses commit to significant hiring. The fact that we are still adding jobs is a positive and while we expect employment to strengthen over 2016, it is likely that employers will be more circumspect in hiring given the upcoming Federal Election.
The Reserve Bank discussed the more mixed labour market signals at their last Board meeting ahead of cutting interest rates. Given the softer set of economic data no doubt policymakers will place more emphasis on labour market data in coming months.
The Reserve Bank will be hoping for a lift in activity levels particularly once the election gets out of the way. The key will be the inflation data, due on July 27. A super low inflation result would allow the Reserve Bank to contemplate another rate cut – in effect asking the question whether the economy could run at a faster pace without creating asset bubbles. We expect rates to be cut once again in August.
What do the figures show?
Labour force:
Employment rose by 10,800 in April after rising by 25,700 in March (previously reported as a rise in jobs of 26,100). Full-time jobs fell by 9,300 while part-time jobs rose by 20,200. Economists had tipped a 20,000 increase in jobs.
Hours worked fell by 1.1 per cent in April. Hoursworked are down by 0.5 per cent over the year – marking the first annual decline in hoursworked in almost 3 years.
The unemployment rate held steady at a 2½-year low of 5.7 per cent in April (lowest since September 2013). The trend unemployment rate fell from 5.8 per cent to 5.7 per cent – a 31-month low.
The participation rate eased from 64.9 per cent to 64.8 per cent.
A total of 244,700 jobs were added over the year to April. The annual growth rate rose from 2.0 per cent to 2.1 per cent. In trend terms, employment has risen for 29 consecutive months although the jobs growth of 4,100 in April was the weakest in 19 months.
The working age population rose by 21,700 in April. The working age population rose by 288,900 over the past year. The working age population is up 1.5 per cent over the past year.
Unemployment across states in April: NSW 5.3 per cent (March 5.3 per cent); Victoria 5.6 per cent (5.7 per cent); Queensland 6.5 per cent (6.2 per cent); South Australia 6.8 per cent (7.1 per cent); Western Australia 5.6 per cent (5.5 per cent); Tasmania 6.3 per cent (6.8 per cent). In trend terms unemployment in the Northern Territory rose from 4.4 per cent to 4.5 per cent; ACT unemployment fell from 4.2 per cent to 4.1 per cent.
Jobs across states and territories in April: NSW +8,400; Victoria +100; Queensland -5,600; South Australia +5,400; Western Australia +700; Tasmania unchanged. Trend terms: Northern Territory -100; ACT unchanged.
Why is the data important?
The Labour Force estimates are derived from a monthly survey conducted by the Bureau of Statistics. The population survey is based on a multi-stage area sample of private dwellings (currently about 22,800 houses, flats, etc.) and a sample of non-private dwellings (hotels, motels, etc.). The survey covers about 0.24 per cent of the population of Australia and includes all people over 15 years of age, except defence personnel.
If more people are employed, then there is greater spending power in the economy. But at the same time companies may adjust the work hours of employees. If employees work less hours, and therefore get paid less, then spending power in the economy is reduced.
What are the implications?
Labour market conditions have certainly improved over the past 18 months; business conditions are healthier; profitability has improved; and more importantly the housing sector is providing significant support to an array of industries. However the upcoming election has resulted in a more cautious tone across the economy.
The fact that the national unemployment rate is holding at 5.7 per cent – the lowest levels in 2½ years – will provide a big boost to confidence amongst Aussie consumers. And as we saw over the latter part of 2015, job security plays a big part in household consumption. However with a lack of wage growth, household real incomes could face pressure over the medium term and that is likely to be another reason why we expect that the Reserve Bank will contemplate another rate cut in August.
Savanth Sebastian is an economist for <a href="https://www.commsec.com.au/" target="_blank">CommSec</a>
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First annual decline in hours worked in 3 years: CommSec's Savanth sebastian

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GUEST OBSERVER
Today’s modest increase in employment of 10.8k was pretty much in line with market expectations which were centred on a lift of 12.0k (CBA(f) +20k). 
The lift in jobs builds on the solid rise in employment over March and confirms that job creation is still taking place despite record low (and falling) wages growth. The pulse of jobs growth, however, has slowed since the beginning of the year after accelerating markedly in the December quarter. Digging below the surface shows that today’s employment report is softer than the headline numbers imply.
The trend: Cutting through the volatility shows that monthly jobs growth over the past four months has averaged just 6.5k. Normally such an outcome would be associated with an increase in the unemployment rate. But a downward trend in the participation rate has meant that the unemployment rate has actually come down over that period.
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Unemployment: The unemployment rate was able to hold firm at 5.7 percent in April because the participation rate moved a touch lower. The trend unemployment rate, which smooths out the monthly volatility, continued to edge lower.
Hours worked: Growth in aggregate hours worked has eased over the past few months.
Total aggregate hours worked fell by 1.1 percent in April and took the annual change into negative territory (-0.5 percent) for the first time since May 2013. On the surface, this looks at odds with the annual change in the level of employment (+2.1 percent). But the disparity is explained by the big lift in part-time jobs over the past year. There have been twice as many part-time jobs (161k) created as full-time jobs (83.8k).
States: Across the States, there were job gains in NSW (+8.4k), Vic (+0.7k) and SA (5.7k). Employment was flat in WA and TAS while it fell in QLD (-6.6k). NSW and Vic have been driving national employment growth. Booming property markets in both Sydney and Melbourne have supported household consumption in NSW and Victoria, which is largely to the benefit of the services sector.
Leading indicators: The leading indicators of employment growth are painting a mixed picture at present. The vacancies series are pointing to only modest jobs growth, but the NAB business survey continues to suggest robust jobs growth.
The fall in hours worked looks concerning, but then the downward trend in the unemployment rate appears optically comforting. So there is something in the numbers for those looking at them with either an optimistic or pessimistic lens.
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We would argue that the RBA is viewing the labour market through a realistic lens and their latest assessment that, “employment would continue to grow, but at a somewhat slower pace than had been evident over the previous year” looks about right.
RBA: Today’s figures on their own don’t really shift the dial from an RBA perspective for the June meeting. But when pieced together with yesterday’s very soft wages report it may be that the risks of a June cut are lifting a little. The capex report next week now takes on added importance for those picking the timing of another expected cut to the cash rate.
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Gareth Aird is economist at Commonwealth Bank and can be contacted <a href="https://www.propertyobserver.com.au/https://au.linkedin.com/pub/gareth-aird/14/790/905" target="_blank">here</a>.
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Headline labour force figures ok, but details reveal softness: CBA's Gareth Aird

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GUEST OBSERVER
The emerging new trend for slightly softer participation is something we are watching closely. Also note that annual growth in total hours worked was negative this month.
There was not much excitement in the 10.8k rise in total employment in April as was enough to lift the annual pace to 2.1 percent/yr from 2.0 percent/yr and hold the unemployment rate flat at 5.72 percent.
On these two headline numbers there is not much to make you want to alter neither your trajectory for the Australian labour market nor how you think about the outlook for monetary policy.
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However, there are still some key issues that come to light from the current survey. First is further confirmation that employment growth is concentrated in female and part-time employment.
In the year to April, part-time employment has grown 160.9k (4.5 percent/yr) while full-time employment has growth 83.8k (1.0 percent/yr). 
Given that full-time employment represents 69 percent of total employment that in the last year we have added twice as many part-time employees as full-time employees it really highlights the significant shift the economy is experiencing. Furthermore, female employment has grown 164.4k (3.1 percent/yr) in the year to April which is more than double the 80.3k gain (1.3 eprcent/yr) in male employment. As we have noted previously, this highlight the big shift in employment growth from the previously booming resources sectors to the more modestly growing services sectors as these sectors have a much higher proportion of female and part-time workers in their labour force.
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The second key issue is that the participation rate was flat in April. From January 2014 there has been a trend rise in participation which has been driven mostly by a rise in female participation and in particular, a rise in female participation in NSW. However, participation appears to have peaked in the last quarter of 2015 averaging 64.1 percent, up from 65.0% in Q3, then moderate to 64.9 percent in the first quarter of 2016. Printing 64.9 percent in April is does look as if participation is holding around these new levels rather than drifting higher.
It is also worth noting that a return of a small trend decline in male participation has been key to this moderation. Female participation has been volatile of late but the trend appears to be holding the new higher level.   
There was one indicator that suggests we should be cautious about being too optimistic about the near term employment outlook. Total hours worked fell 1.1 percent in April, following a –1.1 percent print in March, to be down 0.5 percent in the year. Compare this to the 2.1 percent/yr gain in total employment. As we illustrate in our chart, a negative print from growth in hours worked has tended to, but not always, been consistent with either softer growth in total employment and/or marginally led a dip in total employment. That is it could be a potential signal for softer employment numbers sometime in the next few months.
ustin Smirk is ‎senior economist, Westpac Group and can be contacted <a href="https://www.westpac.com.au/about-westpac/westpac-group/" target="_blank">here</a>.
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Annual growth in total hours worked negative for April: Westpac's Justin Smirk

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While the residential property market may be slowing, it is probably time to lock in your investment in commercial property, going by the rate of returns for the year ended March 31. 
Commercial property delivered an average annual return of 14 percent, according to the Property Council-PD Australia All Property Index, now managed by MSCI, said a report in the Australian Financial Review.
The index measures only directly held property investments and excludes gearing in its calculations.
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The result handsomely beat the 9.2 per cent return on property shares.
Rental returns drove the result. The average income yield on the $160 billion of property in the index was 6.6 per cent. 
The S&amp;P/ASX200 A-REIT index, which includes the top 17 trusts, has delivered a 17.5 per cent total return since March 31. 
For direct property, the March result was the best since the September quarter 2008 just before the financial crisis, the AFR report said.
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The Reserve Bank has long warned of the disconnect between the underlying fundamentals in the sector and the commercial prices.
But AMP chief economist Shane Oliver has said several times that low interest rates favour commercial property. The RBA cash rate is at a low of 1.75 percent at present.
The article cited executive director of MSCI, Anthony De Francesco, as saying commercial property would "hover" around the current cycle peak for the rest of this year.
"Concern about the weakening domestic economy and global economy are likely to constrain demand for space," he said.
In the past year, the aggressive demand for commercial property has cut the yield across the MSCI index by 65 basis points to 6.1 percent.
According to Dr De Francesco, the office sector was strengthening while retail shopping centres and industrial sectors were moderating. He also noted that the Sydney office market was strengthening, while Perth was weakening.
 
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Commercial property returns come out on top 

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Receivers PPB Advisory are warning apartment developers to reduce their settlement risk.
Major developers are activating plans to deal with foreign buyers and local investors who may not be able to access funding levels from lenders they previously envisaged.
It follows on from banks who've introduced an APRA triggered lending crackdown.
"Developers need to understand and manage the risk of their purchasers' settlements," PPB Advisory's Garry McLean told The Australian Financial Review.
"They need to ask themselves some simple questions about the purchaser – can I locate them, where do they live, what is there capacity to settle, are they a cash buyer or will they be seeking finance, who is their financier?"
"A complete due diligence of their purchasers will assist developers to mitigate settlement risk in the residential developments nearing completion."
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He said it had been a major concern with many developments across the eastern seaboard due to be completed in the next few months.
"Developers should be undertaking a complete review of their existing pre-sale purchasers to mitigate their settlement risk – it's too late to wait until settlement day and realise purchasers are unable to complete due to limited financing sources for investment units."
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McLean suggested he didn't see the prospects as similar to the fallout on the Gold Coast market during the global financial crisis.
"This was a global meltdown," he said.
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Settlement risk warning from PPB Advisory

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
It is well known that retail sales have regular cycles that can be disrupted by external events, such as federal elections. While anecdotally it has been suggested that uncertainty around elections causes shoppers to close their wallets and purses, there appears very little evidence either domestically or globally to support the claim that an election campaign will negatively impact consumer spending.
<h2>The Blame Game</h2>
Retailers are notorious at playing the “blame game” when it comes to their sales and profit reporting. They too quickly point the finger at Mother Nature, for being too hot or too rainy, the releasing of blockbusters that distract shoppers, and even customers themselves for being too price conscious, chasing discounts that erode their margins.
This month, Myer CEO Richard Umbers warned that the election campaign is expected to hit consumer sentiment and negatively affect Myer’s outlook.
Surprisingly, Australia’s other large department store, David Jones, remained silent. It appears David Jones is just getting on with business and delivering store sales growth twice the rate of the Australian department store sector. Seemingly, there are other factors affecting retail stores sales, other than an impending federal election.
<h2>Is there evidence?</h2>
Researchers from Princeton University and the University of Chicago found elections had little impact on how consumers actually spend. In their study, spanning four presidential elections, their initial findings identified a correlation between a voters’ “ideological opposition towards a winning candidate” (measured by a voter-ideology score) and a lower score on the Michigan Consumer Sentiment Survey.
However, the correlation did not prove causality. For example, when President George W. Bush was elected in 2000, negative sentiment had no effect on consumers’ self-reported spending plans or on their subsequent automobile purchases and credit-card use. Consumers ideologically opposed to President Bush were not happy about the election outcome, but this slump in sentiment had no effect on what they planned to spend, or actually spent.
It is a similar picture here in Australia, where commentators are looking a little more closely at claims elections stifle retail spending. A review of the ANZ – Roy Morgan Consumer Confidence Index demonstrates a similar phenomenon to that in the US. With the exception of September to October lead into the November 2001 election, marred by the 9/11 attacks in New York and the collapse of Ansett, in most cases, confidence remained positive.
Prior to the October 9 2004 election, the September consumer confidence grew by over 6 percent on August. Similarly, October 2007 was up nearly 6.5 percent on September in the lead up to the November 24 election.
<h2>Confident but deferred</h2>
The operative word used among consumers during times of uncertainty is “deferred”. IBISWorld chairman Phil Ruthven finds that shoppers tend to take a “wait-and-see approach” during election campaigns, which sees spending curtailed on big ticket items like cars, consumer electronics and high-end fashion, but household basics such as food and basics generally remain insulated. In most cases, consumer confidence tends to bounce directly after elections.
There are far too many variables in play to suggest that an extended federal election alone will derail consumer confidence and stifle retail spending. In fact, some consumers who expect to be the recipients of election sweeteners such as tax cuts, infrastructure projects and or job opportunities, may actually increase spending. The power of suggestion is strong with such consumers. Once consumers anticipate a specific positive outcome will occur, they believe their subsequent thoughts and behaviours will actually help to bring about that outcome.
<h2>What retail categories are most affected?</h2>
Food, groceries, fuel and basic clothing generally remain well protected during uncertain times. Despite increasing price competition between the players, the food and grocery division remain moderately strong.
Ultimately, shoppers still need to put fuel in their cars and food on the table. However, most exposed are “big ticket” retailers selling furniture, consumer electronics and automobiles. Fashion clothing and accessories are expected to struggle as such purchases are tied to discretionary spending.
<h2>Other factors?</h2>
Granted, the combination of unseasonable warmer weather across Australia and the growth of global fashion retailers like H&amp;M, Uniqlo, Zara, Forever 21 and Top Shop in the domestic market, will definitely pose a challenge for retailers.
This year incumbent players like Myer, David Jones, Premier Investment and Specialty Retail Group are not just competing with one another, but also these new entrants. This year, more than ever before, shoppers have more choice.
While most consumers remain confident, some retailers are certainly looking towards challenging times ahead. Granted, this is the first federal election held during winter in 20 years and timed “smack bang” in the middle of half yearly, stocktake sales. With an eight week election period well underway, shoppers will continue to buy the basics, but will defer upgrading big ticket items until an outcome is announced on July 3.
An unseasonably warm autumn and a glut of global fashion retailers in the market, will encourage incumbent retailers to cut prices little deeper this year. Great for shoppers, but tough on the books. It is looking to be a tough year ahead for retailers.
Gary Mortimer senior lecturer, QUT Business School, Queensland University of Technology and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/gary-mortimer-1322" target="_blank">here</a>.
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Keep calm and keep shopping – how elections impact retail sales

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Labor will limit negative gearing to new housing from 1 July 2017. 
All investments made before this date will not be affected by this change and will be fully grandfathered.
This will mean that taxpayers will continue to be able to deduct net rental losses against their wage income, providing the losses come from newly constructed housing.
From 1 July 2017 losses from new investments in shares and existing properties can still be used to offset investment income tax liabilities. These losses can also continue to be carried forward to offset the final capital gain on the investment.
For more information, <a href="https://www.alp.org.au/negativegearing" target="_blank">click here</a>.
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Property 101: Labor's negative gearing policy

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Stockland plans to build 542 apartments in a mixed-use project adjacent to its Merrylands Shopping Centre property in Sydney's west.
It has lodged a development application to construct the apartments across five 11- to 17- storey towers on a 1.2-hectare development site, bordered by Merrylands Road, Treves Street and McFarlane Street.
The integration of the Turner Architects-designed mixed use development with the existing shopping centre – previously redeveloped for $395 million – will be reviewed by the Sydney West Joint Regional Planning Panel.
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Stockland have five Merrylands residential tower plans

The Victorian Government has secured the passage of the Building Legislation and Treasury Legislation (Tax Relief) Amendment Bill 2026, introducing a suite of reforms aimed at improving consumer protection and confidence in the apartment market.

Resilience Insurance, Australia’s leading Latent Defects Insurance (LDI) provider, has welcomed the move.

The LDI elements of the Bill passed with bipartisan support and now moves to the Legislative Council where debate and passage are expected later this month. It represents a significant milestone in the national shift toward stronger, longer-term protection for apartment buyers.&nbsp;

The reform would deliver practical benefits across the housing system. Apartment owners will have stronger protection if major defects emerge, developers and builders will have a clearer quality framework to work within, and the State will reduce the risk of serious building failures becoming a long-term financial and social burden for households, communities and government.&nbsp;

LDI helps support apartment delivery while providing stronger protection for buyers and encouraging better construction outcomes.&nbsp;

Resilience LDI provides apartment owners with 10 years of insurance-backed cover for major structural defects from completion, with direct claim access to the insurer. This means owners are not required to first pursue developers or builders through costly legal action before accessing protection.&nbsp;

Resilience Insurance has been operating in Australia since 2022 and has already insured hundreds of development projects covering many thousands of apartments across Australia.&nbsp;

At approximately 1.8 per cent of build cost, it is a cost-competitive alternative to the traditional two per cent Strata Bond, bond while delivering significantly broader and longer protection.&nbsp;

“The Victorian Lower House vote shows that reforms like this succeed when they are practical, evidence-based and supported by industry," says Corey Nugent, CEO of Resilience Insurance.

"Victoria is moving quickly on a reform that will make a real difference for apartment buyers, while supporting better building outcomes and greater confidence in apartment delivery.

“This is step one. We look forward to the Bill completing its passage through the Legislative Council and to working with government and industry to implement the framework effectively.”&nbsp;

Fast Facts: What is Resilience LDI?&nbsp;

<ul>
	<li>Resilience Latent Defects Insurance (LDI): Covers major structural defects for 10 years from completion.&nbsp;</li>
	<li>Consumer-first: Direct claim access, no need for lengthy legal action.&nbsp;</li>
	<li>Cost advantage: At approximately 1.8% of build cost, LDI is typically priced below the traditional 2% Strata Bond while offering broader protection.&nbsp;</li>
	<li>Market leader: Resilience Insurance is the first approved LDI provider in NSW.</li>
</ul>

The Building Legislation and Treasury Legislation (Tax Relief) Amendment Bill 2026 has passed the Victorian Lower House, putting Victoria on track to become the first state to legislate an industry workable LDI framework as a formal alternative to the Strata Building bond. 

Joel Robinson

10-year Latent Defects Insurance for new apartment buyers set to land in Victoria

Just a few months after acquiring a prime Broadbeach site on the corner of First Avenue and Surf Parade, family-run developer <a href="https://www.apartments.com.au/developers/raptis">Raptis</a> has filed fresh plans for a new apartment development.

Raptis is seeking to deliver a <a href="https://www.apartments.com.au/new-apartments/17-19-first-avenue-broadbeach-qld-4217">29-storey tower with 73 apartments</a> on the 818 sqm site. It will be the developer's seventh project in the suburb, as they are approaching completion of The Sterling on George Avenue.

There will be a pool, barbecue and outdoor dining area, residents lounge and dining, sauna and steam room, gym, and a Yoga and Pilates studio.

<img alt="Raptis" data-entity-type="file" data-entity-uuid="b554da3f-7344-49aa-b1c9-44cf459af0d7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-05%20at%2010.41.45%E2%80%AFAM.png?VersionId=zzjWu1iO1wnuYv4EV4fyOyf5nSXjGYut" />

Raptis Joint Managing Director, Evan Raptis, says they remain&nbsp;committed to developing quality infill sites across the Gold Coast in the lead-up to the 2032 Brisbane Olympics.

"This project continues our long track record of delivery in Broadbeach, and we look forward to bringing another premium development to this thriving precinct."

The announcement follows strong delivery momentum for Raptis, with The Sterling Broadbeach nearing completion and construction well underway on the final stage of the Waterpoint community adjacent to Harbour Town. The developer's continued investment in the Gold Coast reflects confidence in the region's apartment market fundamentals, underpinned by sustained Southeast Queensland population growth.&nbsp;

The outlook for the region is further bolstered by infrastructure investment tied to the Brisbane 2032 Olympic Games, which is expected to drive continued economic and population growth across the SEQ corridor.&nbsp;

Subject to a favourable response from Gold Coast City Council, construction on the new First Avenue tower is targeted to commence before the end of 2026.&nbsp;

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/it-s-all-in-the-family-four-decades-later-raptis-continues-to-shape-the-gold-coast-skyline">It’s all in the family: Four decades later, Raptis continues to shape the Gold Coast skyline</a>

Read more: <a href="https://www.apartments.com.au/news/qld/raptis-secures-prime-surf-parade-site-for-next-broadbeach-apartment-development">Raptis secures prime Surf Parade site for next Broadbeach apartment development</a> 
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Gold Coast developer brings seventh Broadbeach project to market, targeting construction commencement before year end

First look: Raptis lodges plans for new 29-storey Broadbeach tower 

Brisbane development veteran Kevin Seymour's Seymour Group is set to deepen its presence on one of Brisbane's most tightly held riverfront addresses, lodging revised plans for a luxury apartment development on Oxlade, just a few doors down from The Oxlade, which it completed in 2024.

The <a href="https://www.apartments.com.au/new-apartments/70-72-oxlade-drive-new-farm-qld-4005">new project at 70-72 Oxlade Drive</a>, directly north of The Oxlade, will have 27 apartments across a seven-storey building&nbsp;overlooking the Brisbane River and Merthyr Park. It's a revision from a 2021-approved design.

Designed by bureau^proberts, the project has evolved from the previously approved 26-apartment scheme, introducing an additional penthouse level while maintaining a low-density, boutique character. The development will comprise 26 three-bedroom apartments and a single four-bedroom penthouse, supported by two basement levels with 86 car spaces and 34 bicycle spaces.

The architectural response is centred around two distinct building forms separated by a landscaped open-air atrium.&nbsp;"This dual composition captures and embraces Brisbane’s subtropical environment whilst breaking down built form and scale," the submission to the Brisbane City Council noted.

<img alt="First look: Seymour Group returns to Oxlade Drive with revised riverfront apartment plans in New Farm" data-entity-type="file" data-entity-uuid="c12d84d0-bc11-4067-b46f-5bd2d786a34d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/new%20farm%20landscape.png?VersionId=YEPc2k5CAdh6aAPlu4uVpgZadh4MEfRd" />

A defining feature of the design is a deep landscaped void running through the centre of the building, creating what bureau^proberts describes as a "natural ravine" that enhances airflow, daylight penetration and resident amenity. The design report notes that the separation of the two building volumes is intended to maximise natural light, cross-ventilation and outlook while strengthening connections to the surrounding riverfront setting.

Curved balcony edges, integrated planting and extensive landscaping throughout the façade reinforce the subtropical design approach. The building's façade is softened by elevated gardens and planter beds, creating a green edge that complements the established landscape character of Oxlade Drive and neighbouring Merthyr Park.

New Farm has become one of Brisbane's most sought-after suburbs for developers delivering premium downsizer-focused apartments.

GRAYA has been particularly active in the precinct, completing both Chalk and York in recent years, while construction of Moray House, being delivered for Spyre, is now nearing completion. Architect-turned-developer Joe Adsett recently launched <a href="https://www.apartments.com.au/new-apartments/arcilla-new-farm-by-joe-adsett-28-maxwell-street-new-farm-qld-4005">Arcilla on Maxwell Street</a>, an exclusive collection of just nine apartments.

First look: Seymour Group returns to New Farm's Oxlade Drive with riverfront apartment plans

A new residential tower will be the first piece of a broader mixed-use precinct set to reshape a prominent Newcastle West site, with local developer <a href="https://www.apartments.com.au/developers/gwh">GWH</a> bringing its <a href="https://www.apartments.com.au/new-apartments/cambridge-quarter-newcastle-west-12-denison-street-newcastle-west-nsw-2302">Cambridge Quarter</a> vision to market.

The first release, Tempo, will introduce 87 apartments across a 24-storey tower, marking Stage 1 of the residential component of a larger urban regeneration project planned for the western end of Newcastle's city centre, encompassing the former Cambridge Hotel site.

Positioned on Denison Street, Tempo has been designed as the inaugural building within Cambridge Quarter, a precinct that will ultimately combine apartments, retail activation and revitalised public spaces including the revamping of the Cambridge Hotel.

[smartcode_project:default project_id=135876 project_image_fid=368853]

The tower will comprise a mix of one, two and three-bedroom apartments, including layouts with multipurpose rooms, catering to a broad cross-section of owner-occupiers. Apartment sizes range from around 60 sqm to 192 sqm, with a number of residences oriented to capture views across Newcastle Harbour, the city skyline and coastline.

GWH has emphasised liveability in the design, with open-plan layouts extending to generous balconies and terraces. Residents will have a choice of two interior palettes, while specifications include engineered stone benchtops, SMEG appliances, full-height bathroom tiling and secure building access. Premium upgrade packages will also be available.

Multiple rooftop resident retreats will provide communal outdoor space overlooking the harbour and city, offering an elevated amenity layer above the activity of the precinct below.

[smartcode_project:default project_id=135876 project_image_fid=368851]

The broader Cambridge Quarter vision extends beyond the residential tower itself. Ground-level retail activation and landscaped public areas are planned throughout the precinct, creating a walkable neighbourhood environment connected to the surrounding renewal of Newcastle West. The Cambridge Hotel is also earmarked for future redevelopment into a family-friendly hospitality venue integrated with the new precinct.

The project is strategically positioned within walking distance of Newcastle Interchange, providing access to light rail, regional rail services and direct connections to Sydney. Residents will also be close to Honeysuckle, Newcastle Harbour and the city's beaches and coastal walkways.

[smartcode_project:default project_id=135876 project_image_fid=368852]

For GWH, Cambridge Quarter represents one of its most significant Newcastle developments to date. The locally based developer, which has operated in the Hunter region since 1995, describes the project as a new chapter in the ongoing transformation of Newcastle West.

GWH Executive Director Jonathan Craig said the project had been shaped by a focus on creating lasting community connections.

"We take pride in creating places that last. Spaces where people feel connected, comfortable and a genuine sense of belonging," Craig said.

"Cambridge Quarter is something we are truly proud of, a place shaped by local knowledge, built with care and designed to be part of Newcastle's next chapter."

[smartcode_project_cta:default project_id=135876]

GWH unveils first release at landmark Cambridge Quarter precinct in Newcastle West

<a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Projects</a>,&nbsp;Rainbow Bay's busiest developer,&nbsp;has officially lodged plans for the largest development in its booming local portfolio, seeking approval for a further 88 apartments on Boundary Street.

The proposal&nbsp;at <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">209–213 Boundary Street, Coolangatta</a>,&nbsp;marks the next chapter in the developer's transformation of the southern Gold Coast beachside precinct. It will be its fifth in the area, having already delivered Flow, Awaken and Esprit, while construction continues on the 38-apartment Radia. The new project would rise 57 metres above a consolidated 1,518 sqm site, on the same street as Radia and Esprit.

&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, the proposed development comprises 88 two and three-bedroom apartments across a contemporary podium-and-tower form that integrates extensive landscaping from street level through to the rooftop.

The tower would be delivered above a basement and multi-level podium accommodating resident and visitor parking, with the residential component commencing from level three. The design incorporates cascading planting throughout the façade, landscaped podium edges, and deep planting zones along the Boundary Street frontage.

<img alt="First look: S&amp;S Projects lodges plans for 88-apartment wellness tower at Coolangatta's Boundary Street" data-entity-type="file" data-entity-uuid="677e6615-b5c0-4b6c-b4f9-efb14fcde1a6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ss%20da%20pers.png?VersionId=YOnPKQm7IFXv0M5H326djEpxk80500Hi" />

A key feature of the development is its expansive rooftop wellness and recreation precinct. Plans reveal a resort-style pool deck, gymnasium, sauna, steam room, hot and cold plunge pools, rooftop terraces, barbecue areas and landscaped relaxation spaces positioned to capture views across the southern Gold Coast coastline.

The rooftop wellness focus builds on the vision S&amp;S Projects first outlined when it acquired the site for $20.25 million last year.

"We are taking every advantage to create a truly unique rooftop wellness experience with a natural feel for residents, offering stone features throughout and an underlying theme that emulates a botanical garden," S&amp;S Projects founder and director Paul Gedoun said at the time.

The proposal seeks a 57-metre building height, representing a 50 per cent uplift on the site's mapped 38-metre height limit. Planning documents argue the additional height is consistent with recently approved and emerging towers in the immediate Boundary Street and Rainbow Bay precinct.

Urbis, acting as planning consultant, said the development would provide "88 dwellings, comprising a mix of two and three-bedroom apartments, contributing to housing choice and supply within an established medium to high-rise coastal urban neighbourhood."

The scheme has undergone extensive pre-lodgement consultation with the City of Gold Coast, with the design refined following feedback relating to architectural expression, landscaping, traffic access and podium treatment.

<img alt="S&amp;S" data-entity-type="file" data-entity-uuid="0a2d70fd-62ac-4b83-97c6-b798fc1243dd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-05%20at%209.16.31%E2%80%AFAM.png?VersionId=yHmghUwKM3IVGpBktQU1mE.0Lpf3WimG" />

The architectural team is led by Brisbane-based Cottee Parker, one of Australia's most active residential design studios, with landscape architecture by Dunn + Moran. The consultant team also includes ADG Engineers, Windtech and Acoustic Works.

S&amp;S Projects has become one of the most influential private developers operating on the southern Gold Coast. Since entering Rainbow Bay in 2022, the company has assembled a portfolio exceeding $1 billion in end value, establishing itself as a key player in the area's evolution into a premium apartment destination. Pezet Matheson will again handle the sales for S&amp;S.

Coolangatta is entering another wave of apartment development, following the delivery of several prominent residential projects in recent years.

John Kearney's Immerse Projects will launch&nbsp;<a href="https://www.apartments.com.au/new-apartments/kaiya-kirra-beach-5-haig-street-coolangatta-qld-4225">Kaiya on Haig Street</a>&nbsp;soon, meanwhile, Palm Beach-based Sherpa Property Group is preparing to bring its debut Coolangatta development, <a href="https://www.apartments.com.au/new-apartments/flourish-viver-87-griffith-street-coolangatta-qld-4225">Flourish Viveré</a>, to market later this year, subject to approvals.

Jonathan Chancellor

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