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The Moreton, formerly Moreton Bay Ladies College at Brisbane's Wynnum has been listed for December 13 auction.
<a href="https://www.realestateview.com.au/Real-Estate/142-airlie-road-pullenvale/Property-Details-buy-residential-9790784" target="_blank">There's a 16 room modern style Queenslander home</a> on 3.4 hectare grounds with tennis court and pool at Pullenvale.
The school was originally built in Wynnum in 1901 before its relocation in 1986. It was designed by English architect John Iley Green.
It has been listed by the Malecky family through Ray White agent Will Bertelsen.
It last sold in 1994 at $1.05 million.
There is around 1000 sqm of internal living space.
Moreton Bay College was founded in 1901 by Miss Alice J. Alison Greene and her sister Anne, in a school specially designed and built by their father.
Its location was in the heart of Wynnum town, on Bay Terrace, bounded by Charlotte and Florence Streets. The school was originally called Moreton Bay Girls' High School.
In 1944, the Greene family handed the school over to the Methodist Church 
Eventually, the Uniting Church assumed responsibility for the college.
The languishing boarding house, down to fifteen in 1980, was closed by the Board, with regret, at the end of 1980.
Current enrolments are at 1200 students at its Manly West holding.
 
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jchancellor-FAypfDUnLy

Moreton Bay Ladies College now a Pullenvale Queenslander

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GUEST OBSERVER
A quarterly survey shows the Barry Plant Group is meeting escalating vendor price expectations in the vast majority of cases, and exceeding it an impressive 40%. 
The average property price achieved by our Group in September was 15.7% higher than for the same time last year. 
Rising property prices throughout Victoria have generally increased sellers’ expectation of sale price. 
Results were particularly strong in Melbourne’s east and southeast across both inner and outer markets, with areas such as Narre Warren reporting that 90% of sales exceeded seller expectation, followed closely by the cities of Monash and Manningham. Areas that have flown largely underneath the media radar, such as Frankston and Sunshine, also reported a figure of 90%, with Gladstone Park, Taylors Lakes and Mill Park recording similarly high numbers. 
The Reserve Bank’s move to curb investors has done little to dampen their enthusiasm, with 40% of Barry Plant’s 80 offices reporting strong investor activity, notably in the median-priced suburbs such as Frankston, Sunbury and Noble Park. Mildura, Rosebud and Geelong enjoyed strong investor interest in the non-metro sector. 
40% of the Group’s offices said that first homebuyer activity was still strong – most prominently in the outer suburbs, but some of the higher-priced areas such as Essendon, Blackburn and Mordialloc also featured. 
Properties in most suburbs are selling faster than they did at the end of the 2015 financial year, with 63% of offices reporting days on the market to be fewer. 
Just over half of the offices (56%) noted a shortfall in stock levels, primarily in the outer west and northern suburbs, while only 3 locations reported an oversupply. 
The results of the survey overall support our data showing that the market in the middle to outer suburbs is still strong and probably has some time to run still. 
 
Mike McCarthy is chief executive officer of the Barry Plant Group and can be contacted <a href="https://www.barryplant.com.au" target="_blank">here</a>.
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Results strong in Melbourne’s east, southeast: Barry Plant's Mike McCarthy

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GUEST OBSERVER
The Australian Bureau of Statistics have released the annual State Accounts.
The State Accounts provide annual estimates of output growth by state, Gross State Product. Quarterly estimates are not available.
The accounts for the 2014/15 financial year (July to June) confirm that a growth transition is underway. The mining states of the north-west, Qld and WA, are slowing; while the southern states, Victoria, South Australia and Tasmania, are improving.
Western Australia, despite a loss of momentum, still managed to top the growth charts in 2014/15, at 3.5%, moderating from 5.6%. The two largest states came in next, with Victoria at 2.5%, accelerating from 1.0%; and NSW, at 2.4%, rounding up from 2.3%. Next were South Australia, at 1.6%, rebounding from a soft 0.8%; and Tasmania, also at 1.6%, extending its recovery from 1.3%. Qld tumbled from 2nd place to 6th, with output growth of only 0.5%, slowing from 2.8%.
The maturing of the mining investment boom, as construction work on major gas and iron ore projects is progressively completed, was central to the loss of momentum in WA and Qld. Across the south-east, conditions benefitted from the significant easing of monetary conditions - with record low interest rates and a sharply lower currency. 
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Western Australia 
Output growth in the West slowed to 3.5% in 2014/15, from 5.6%, although that was still a little better than the state government forecast of 3.25%. The 2014/15 outcome is the slowest pace since 2008/09 and is below the state's long-run average of 4.7%. 
The state government expects growth to slow further in 2015/16, to 2.0%, with state demand expected to contract for a 3rd consecutive year. 
By industry, mining was the major driver of growth in 2014/15, contributing 3.0ppts of the 3.5%, as iron ore exports expand. Having said that, the contribution from mining was a moderation from 3.8ppts the year prior. A loss of momentum in 2014/15 was evident across: agriculture, construction, and real estate. 
Queensland 
The Qld economy slowed significantly as work on major gas projects neared completion and before output from these projects ramped-up. GSP growth was only 0.5% in 2014/15, moderating from 2.8%, well below the state's long run average of 4.0% and the softest outcome since 2010/11 and before that, 1990/91. 
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The outcome for 2014/15 fell short of the state government's forecast of 2.0%. The government expects GSP growth to bounce to 4.5% in 2015/16 as gas export begin to flow.
By industry, mining output added 0.6ppts to growth in 2014/15, up from 0.4ppts for the two previous years. Construction was the swing factor, turning from a +1.4ppts in 2013/14 to a –1.5ppts. Professional business services was also a headwind in 2014/15, subtracting 0.3ppts.
NSW
The NSW economy grew by 2.4% in 2014/15, rounding up from 2.3% in 2013/14 and an improvement on 2.0% in 2012/13. The outcome is in line with the state's long-run average (2.5%) and the forecast of the state government (2.5%). The government expects a strengthening to 3.0% in 2015/16.
While overall output growth was little changed in 2014/15, this masked a number of changes at the industry level. The key service sectors (namely, retail, hospitality, recreational services, education and communications) had a stellar year - together contributing 1.1pts to growth, up from 0.1ppt in 2013/14 and eclipsing the previous peak of 1.0ppt in 1994/95. This was offset by a moderation across a number of industries.
Victoria
The Victorian economy experienced a significant rebound following a couple of disappointing years. GSP grew by 2.5%, up from 1.0%, an outcome close to the state's long-run average of 2.7% and a little above the state government forecast of 2.25%. The government expects growth of 2.5% in 2015/16.
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As in NSW, the key service industries strengthened, adding 0.7ppts, up from 0.4ptps. In addition, it was a good year for both construction (0.5ppts) and finance (0.4ppts), as the housing sector responded strongly to low interest rates and an expanding population. 
South Australia 
SA's economy bounced back, expanding by 1.6%, following a sluggish 0.8% gain in 2013/14. As with NSW and Victoria, the key service sectors were the growth engine (particularly retail, hospitality and communications), adding 0.6ppts, up from only a 0.1ppt contribution in the previous year. Health, finance and real estate added 0.9ppts, up from 0.6ppts, while conditions were mixed elsewhere. 
The outcome for 2014/15 of 1.6% was only a touch shy of the 1.75% expected by the state government, ahead of an anticipated rise of 2.0% in 2015/16. 
Tasmania 
Tasmania's economic recovery continued, output grew by 1.3% in 2013/14 and increased by 1.6% in 2014/15, following a contraction of 1.2% in 2012/13. The state government had expected growth to be 1.75% in 2014/15, before strengthening further to an above trend rise of 2.5% in 2015/16. 
The acceleration of conditions was centred on services, construction and agriculture. The sharply lower currency and stronger demand on the mainland are key pluses for the state. 
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Andrew Hanlan is senior economist for Westpac and can be contacted <a href="https://www.westpac.com.au" target="_blank">here</a>. 
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Australian economic growth state by state 2014/15 update: Andrew Hanlan

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GUEST OBSERVER
Cities are complex systems, some may even say messy systems. Many independent and concurrent decisions shape the experience, form and opportunities in a city. And many stakeholders have their views, their data and their interests without necessarily sharing with others.
Let us try to systematise the mess. A city consists of the physical, tangible, mostly immovable environment, the social component of people, institutions, workplaces or public transport, and the information infrastructure, from smartphones and urban dashboards to traffic counters and traffic lights.
The relationship of the physical, the social and information (the virtual) forms a triangle: people make decisions and interact with the world (for example, moving around, building); they consult with information systems (location-based services, taxi apps or maps); and information systems control parts of the world (building access, bus preference at intersections, or dynamic road pricing) and interact with people (for example, pushing messages).
 
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/102562/width668/image-20151119-18441-m4wjj1.png" alt=""> 
 
<h2>Highly connected but often hidden</h2>
Embedded in this picture is already a degree of connectivity unheard of only a couple of years ago. A rapid transformation of our cities is happening. This consists of three components: urban sensing, urban analytics and urban interaction. Each of these tells fascinating stories, and yet each is more or less hidden from attention.
Three short examples illustrate the potential of urban connectedness:
<ul>
<li>
Connected vehicles communicate with each other or with other transport infrastructure about their presence and intentions, thus allowing for early braking, avoiding congestion, or ad-hoc ride-sharing.
</li>
<li>
Smart waste bins sense their load and allow for optimising the routes of waste-collection teams, saving the cities significant dollars.
</li>
<li>
Open data provides access for citizens and entrepreneurs, enabling public participation as much as transparency and empowerment.
</li>
</ul>
How do we make use of this new level of connectedness? As an example, imagine you want to visit a market in the CBD on a Saturday.
Your first thought is to drive to the market, but you face the challenge of where to find a parking spot. Online services are starting to emerge that provide real-time data streams about where free parking spaces are available.
However, this information may just increase the traffic congestion as everyone heads for the same parking spot. What we need is the ability to harness these new sensor data streams using predictive analytics, which can predict when and where parking spaces are likely to be free soon.
Taking this a step further, we can envisage services that recommend the best time to leave home, or when to switch modes of transport. Rather than queueing for a parking spot at the market, we are advised to take advantage of cheaper parking spaces in the financial district (which is quiet on the weekend) and then take a free tram to the market.
<h2>Balancing access and privacy</h2>
These types of data-driven services have the potential to transform the way we interact with our city. And yet we need a critical consideration of unintended consequences, intrusion of privacy, or unequal access. 
An important challenge will be how to find a balance between ease of access to these data streams and the privacy of citizens in our urban environment. New developments in privacy-preserving data analytics are helping to make this possible. This is done by randomising the raw data, while still preserving the important trends in the aggregate data.
Let us close with an invitation to all Melburnians for a hands-on experience of urban connectedness. Until the end of November you can participate in a mobility survey using the sensors of your smartphone, and thereby sharing your day-to-day transport demand with researchers who explore ways to better inform governments on transport planning. Participants may be eligible for a $50 gift card. Click <a href="https://imod-au.info/">here</a> for details.
We think Melburnians are passionate about their transport system, and we want to look for ways to capture the joys and frustrations of travelling around this great city.
 
Stephan Winter is professor of spatial information, University of Melbourne and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/stephan-winter-13767" target="_blank">here</a>.
Christopher Leckie is professor of computer science, University of Melbourne and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/christopher-leckie-1922" target="_blank">here</a>.
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A city thrives on connectedness but access all hours makes privacy a problem

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GUEST OBSERVER
An increasing number of landlords are requesting agents take over the management of their rental properties after experiences with tenants who default on rent or who damage their property.
Our member agents are reporting many instances where they are inheriting properties with requests from the owners to evict tenants or to chase up unpaid rent.
Privately managed properties are targeted by bad tenants because they know the landlord does not have access to the checks and balances available to a professional property manager.
Good agents pay for access to the national defaulting tenant databases whereby they can check to see if there is any negative activity recorded against an applicant’s name anywhere in Australia.
It is not unusual for an immaculately presented applicant who looks to be a perfect tenant to owe thousands of dollars in rent or to have damaged a property in another state.
Many of these people are serial defaulters and once they are in a property it is difficult to move them without loss and aggravation.
Another advantage of professional management is that it provides a firm, friendly barrier between owner and tenant. 
It must be said that the grater majority of tenants are wonderful people who look after their rental property and pay their rent on time every time however there do exist a percentage of bad tenants and landlords are well advised to seek professional management to minimise the risks.
 
Geoff Baldwin is chairman of the  Certified Practicing Real Estate Agents and can be contacted <a href="https://www.cprea.com.au/" target="_blank">here</a>. 
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Bad tenants target self-managed rentals: Geoff Baldwin

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Mount Druitt and Silverdale were the two identified affordable rental suburbs closest to the Sydney central business district, according to Australia's first rental affordability index.
These involve a commute of more than 50km, with the index naming the most affordable area in the greater Sydney region as Black Springs, almost 200km from the central business district near Oberon.
The index is a joint project between peak housing advocate National Shelter, Community Sector Banking and SGS Economics &amp; Planning.
NSW households on average weekly earnings of $1474 have to spend 28% of their income to rent in Sydney, the report found, or close to the inner city more than 60% of their income towards rent,
The report concluded they faced severe housing stress which is defined as spending more than 30% of total income on housing.
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<div>Melbourne is the most affordable capital city in Australia for average income households looking to rent, according the report.</div>
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The average household in Greater Melbourne would have to outlay 24 per cent of their income if they were to rent. Caldermeade and Melton West were ranked the most affordable.
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While most attention on home ownership, the index seeks to show renters face a greater challenge than homeowners when it comes to keeping a roof over their heads.
Adrian Pisarski, executive officer of housing affordability organisation Shelter Australia, said a low income family on $500 a week faces spending 65% of their income on rent in NSW, the most unaffordable state.
Mr Pisarski told the ABC almost all renters in Sydney were "on the threshold" of housing stress.
"Effectively, the only affordable rental [for low-income earners] in Sydney is west of Blacktown," he said.
"The inner-city, as people would imagine, is completely unaffordable.
"That [unaffordable area] spreads right up and down the coast and even to most of the coastal regions of New South Wales, and even places like Orange and Dubbo are not very affordable either."
The situation is marginally better elsewhere, with Queensland and Tasmania taking up 54%, South Australia 59% and Western Australia 57%.
Louise Pratt, from Shelter WA said maps of rental affordability across the State showed the North West, Broome, parts of the South West and most of Perth was unaffordable.
The report found the most affordable areas in greater Hobart to be Collinsvale, Derwent Park and Clarendon Vale, with the least affordable areas listed as Clifton Beach, Taroona and Old Beach.
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Sydney's Mount Druitt rated on rental affordability index

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GUEST OBSERVER
The fire season has started early. Homes were destroyed last month in bushfires near Lancefield, Victoria, while buildings and lives have been lost as fires continue to sweep through southern Western Australia.
Alongside the devastating loss of life and properties, many properties potentially in the path of Australian bushfires are inadequately insured.
While we have known about high rates of non-insurance and under-insurance across Australia for some time, there is surprisingly little solid data on the issue. We recently set out to address this gap at both the national and regional level.
Early findings from a national survey (which we will be presenting at the 2015 TASA conference later this month) indicate 13% of those surveyed are without insurance cover for their assets - 9% of home owners are without house insurance and 41% of tenants do not have contents insurance.
Approximately one-quarter of those who are insured may also be inadequately covered.
<h2>Under-insurance: a hot topic</h2>
These new findings strengthen our understanding of some already troubling figures on insurance in Australia.
After bushfires destroyed or severely damaged 500 homes in Canberra in 2003, estimates for national rates of under-insurance varied from 27 to 81%. The 2009 Victorian Black Saturday bushfires destroyed over 2000 homes, with about 13% of all property losses not insured.
The average uninsured loss for each Australian natural disaster between 2004 and 2011 is estimated to be nearly one billion dollars.
Yet the lessons of Black Saturday and other disastrous events appear slow to sink in.
For some, the purchase of adequate insurance cover is simply not an option. Bushfire-prone urban fringes are increasingly populated by low income earners and households where English may be the second or third language. The affordability and perhaps cultural understanding of insurance stand as obstacles to obtaining adequate coverage.
Informing people of the risks of under- or non-insurance, along with fear mongering or peer-pressure, are unlikely to be effective strategies for change. Even when money is not as tight, more information does not necessarily result in behavioural change.
This was found in interviews with at-risk residents in New South Wales. Everyday priorities, care-providing roles, and trade-offs between environmental risks and benefits are all factors that influence risk tolerance and safety behaviour.
Interviews we undertook with “tree changers” living on the outskirts of Hobart, Tasmania also highlight the uncertainty associated with taking out insurance cover. While affordability is not an issue for this cohort, public mistrust in insurance companies, and their lack of transparency certainly is.
<h2>Insurance as one part of an integrated disaster strategy</h2>
Losing one’s biggest material asset without the means to re-build or repair certainly exacerbates the personal trauma of disasters. It also contributes to the financial burden borne by governments and communities in the process of recovery.
However property insurance should not be seen as a panacea for the next Black Saturday. Insurance alone cannot prevent floods or fires, and without a broader support network in place it is unlikely to be as effective as proactive disaster mitigation.
In fact, our research suggests that house and contents insurance works best as one aspect of an integrated disaster preparedness and recovery plan. With some governments leaning towards the privatisation of risk, insurance can appear as the disaster management mechanism of choice.
Yet re-building a house (if one has adequate insurance cover) does not, on its own, re-build lives and communities.
Insurance can help in the aftermath of a disaster only if it is coupled with collective clean-ups, infrastructure repair, government assistance, and community outreach.
<h2>A call to action</h2>
As the fire season kicks off, it’s not only about individual responsibilityfor adequate insurance coverage. Affordability is clearly important for those who are most vulnerable in the face of property loss. Insurers also need to bring more transparency to premium pricing.
Governments have a vital role to play here, too. By providing greater accountability for payout decision-making, they could increase consumer confidence that money spent on insurance will actually deliver dividends. Only through the development of robust prevention and recovery strategies can communities and households be adequately safeguarded against future disasters.
 
Kate Isabel Booth is research fellow in Urban Geography, University of Tasmania and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/kate-isabel-booth-201344" target="_blank">here</a>.
Bruce Tranter is professor of sociology, University of Tasmania and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/bruce-tranter-204682" target="_blank">here</a>.
Christine Eriksen is senior research fellow, University of Wollongong, and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/christine-eriksen-106365" target="_blank">here</a>.
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Properties under fire: why so many Australians are inadequately insured against disaster

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Buying a property alone can be more difficult than buying with someone else but with careful preparation it’s certainly doable. 
You’ll feel a great sense of pride if you do buy a place by yourself. It’s a great achievement, and one that many first home buyers accomplish every year.
Here are some suggestions to get you started:
<ul>
<li>Work out your budget – Remember the costs of buying such as legal fees, stamp duty and removalist charges when you’re saving for your deposit. Don’t forget strata fees, council rates, utility bills, insurance, and repair costs when working out how much you can afford in mortgage repayments.</li>
</ul>
<ul>
<li>Get pre-approval – Before you start seriously looking, get pre-approval on a home loan to confirm the amount you can borrow. This might also improve your bargaining position when you come to make an offer. </li>
</ul>
<ul>
<li>Plan for the unexpected – What would happen if you lost your job, fell ill and couldn’t work, or if property prices dropped? Consider income protection insurance as may pay a proportion of your wage if you can’t work due to illness or accident. Get home and contents insurance to cover against property damage or theft.</li>
</ul>
<ul>
<li>Be realistic – Saving for a deposit may take longer solo and you may not be able to afford as big a mortgage as if you had someone else to help out. Be prepared to make some compromises to buy what you can afford. </li>
</ul>
<ul>
<li>Ask for second opinions – enlist friends and relatives to look at properties you’re considering and tell you what they think. They may see shortcomings or benefits you’ve overlooked. Choose people you trust to give fair and constructive opinions.</li>
</ul>
<ul>
<li>Seek advice – mortgage brokers, solicitors, financial planners and building inspectors can provide useful input to your decisions. Also, talk to others who have bought property alone about their experiences. </li>
</ul>
Quick tip: Have confidence. Plenty of people do buy property alone.
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR <a href="https://ad.doubleclick.net/ddm/clk/297888911;125002156;k" target="_blank">FREE FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297885979;125002157;w" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
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Tips for buying solo

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In even the most perfect property, you'll find little details you'd like to fix or change when you move in.
<div id="tt-wrapperd8fb38b" class="tt-wrapper inread ">In most homes, the flaws may be minor but before you buy, it’s wise to have the building inspected for major maintenance problems, structural faults and pest infestations. </div>
Building and pest inspection reports typically cost a few hundred dollars each up front but may alert you to problems that could cost thousands to repair in the long run. 
If the property you want is up for auction, any reports will have to be done before the auction. 
If you're buying privately, you could make your offer conditional on obtaining inspection reports on terms satisfactory to you, so the inspections can be done between acceptance of your offer and exchange of the sale contract or during any cooling off period. 
You might be able to use the information you gain from a building or pest inspection to negotiate a better price for the property or have the vendor rectify a problem so you don’t have to deal with it after you’ve purchased. In any case, it’s better to be forewarned of potential issues than to get a nasty surprise after you’ve moved in.
INSPECT IT YOURSELF
Before professional assessment, inspect the property yourself.
Even without professional training, you may be able to spot areas of concern. When you visit a property, consider whether it looks well-maintained. Look for warning signs that warrant further investigation such as cracked roof tiles, rusty gutters, damp patches on walls and ceilings, and cracks in the brickwork.
Sometimes owners will try to cover up problem areas by painting or wallpapering over them, or using quick fixes that won’t last in the long run. These may be difficult for the untrained eye to pick. A qualified building inspector will be better able to spot any deficiencies in the property.
PROFESSIONAL ASSESSMENT
Ask around for recommendations of a licensed builder, surveyor or architect to conduct the inspections. Otherwise you could find contact details through the Australian Institute of Building Surveyors, Master Builders Association, the Australian Institute of Architects, or a similar professional body. The report the inspector provides should comply with the Australian Standard for building inspections (AS 4349.1) and the inspector should have adequate professional indemnity insurance coverage. 
The inspector should look for structural faults and damage to all accessible areas of the building as well as sheds, pergolas, fences and swimming pools.
Pest inspections may identify old or active termite damage, and evidence of other vermin such as mice or rats. 
Quick tip: An inspector may not be able to access all areas of the property so they may not uncover all of a property’s flaws but they should be able to identify major defects.
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR <a href="https://ad.doubleclick.net/ddm/clk/297886977;125002163;s" target="_blank">FREE FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297890194;125002164;f" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
 
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Pre-purchase inspections

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A clearance rate of 67% was recorded over the weekend compared to 69% last weekend and 65% this weekend last year.
There were 1172 auctions reported to the REIV with 780 selling. The top sale was when <a href="https://www.realestateview.com.au/Real-Estate/66-gordon-street-balwyn/Property-Details-buy-residential-9699536" target="_blank">66 Gordon Street, Balwyn </a>(above) fetched $4,880,000. It was last sold at $3.3 million in 2009 to Chinese buyers after being built in 2008 as a six bedroom, five bathroom home.
Next weekend is expected to be one of the highest on record, with around 1,750 auctions scheduled. The current record was set on October25-26 last year, when 1,682 auctions were held. 
TOP 5 HOUSES
1. 66 Gordon Street, Balwyn $4,880,000
2. 28 Cosham Street, Brighton $3,925,000
3. 16 Belmont Avenue, Kew $3,905,000
4. 6 Black Street, Brighton $3,675,000
5. 12 Angle Road, Deepdene $3,410,000
 
TOP 5 BARGAIN HOUSES
1. 20 Wyuna Street, Rosebud West $275,000
2. 28 Paroo Avenue, Roxburgh Park $342,000
3. 27 Warne Street, Coolaroo $346,000
4. 5 Mitford Crescent, Craigieburn $348,000
5. 11 Gander Street, Doreen $350,000
 
TOP 5 APARTMENTS
1. 217-219 Dryburgh Street, North Melbourne $2,370,000
2. 2306/229 Toorak Road, South Yarra $1,550,000
3. 2A Bayview Street, Elsternwick $1,500,000
4. 4 Clapham Street, Balwyn $1,473,000
5. 1/32 Bogong Avenue, Glen Waverley $1,420,000
 
TOP 5 BARGAIN APARTMENTS
1. 9/73 Kingsville Street, Kingsville $228,000
2. 5/243 Murrumbeena Road, Murrumbeena $249,000
3. 15/745 Barkly Street, West Footscray $265,000
4. 7/55 Pender Street, Thornbury $280,500
5. 3/1 Mattea Court, Reservoir $281,000
 
Source <a href="/news">REIV</a> 
</body></html>

Balwyn tops the sales as Melbourne clearance rate slips to 67%: REIV

Design-led developer-builder Lowe Living has unveiled its latest residential development, Jardin House, marking its first foray into Melbourne's blue-chip City of Boroondara.

Located a short walk from Camberwell Junction, <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House</a> has been designed to appeal to affluent local downsizers and established families seeking a low-maintenance alternative to the large homes that have long defined Camberwell and surrounding suburbs.

The project will comprise a collection of two and three-bedroom apartments ranging from 92 sqm to 280 sqm, alongside a limited number of penthouse residences featuring rooftop terraces spanning more than 100 sqm, with optional private pools.

&nbsp;

[smartcode_project:default project_id=146717 project_image_fid=372212]

Lowe Living Co-Founder and Managing Director Tim Lowe said Camberwell represented a natural next step for the developer as it expands into some of Melbourne's most tightly held residential markets.

"Jardin House is an important project for our team as it marks the next evolution of our portfolio into different well-established blue-chip pockets of Melbourne," Lowe said.

"Camberwell, with its incredible walkability, family-led neighbourhood feel and superb access to education and transport, makes it a natural choice for us."

[smartcode_project:default project_id=146717 project_image_fid=372227]

Designed by Tristan Wong Architects, with interiors by Hecker Guthrie and landscaping by Acre, the development takes inspiration from the Art Deco architecture that remains a defining feature of many of Camberwell's established streets.

A curved facade, arched openings, textured brickwork and sculpted forms reference the suburb's architectural heritage, while extensive landscaping softens the building's presence and creates a strong connection to the surrounding tree-lined streetscape.

The project will be set behind a secure gated entrance, with residents arriving through landscaped gardens designed to create a transition between the public realm and private residences.

Inside, the residences feature natural stone and timber finishes, full-height glazing, Miele appliances and generous open-plan living areas designed for long-term owner occupation.

[smartcode_project:default project_id=146717 project_image_fid=372225]

While the apartments themselves have been designed to attract discerning owner-occupiers, it is the amenity offering that sets Jardin House apart from many other boutique projects currently launching across Melbourne.

The centrepiece is a 350 sqm private bathhouse curated in partnership with Aurora Spa &amp; Bathhouse founder Lyndall Mitchell.

The wellness precinct includes mineral pools, hydrotherapy experiences, a Himalayan salt room, sauna, steam room, cold plunge pools and dedicated relaxation spaces, creating what Lowe Living describes as a private wellness retreat exclusively for residents.

[smartcode_project:default project_id=146717 project_image_fid=372222]

The collaboration follows Lowe Living's recent partnership with Aurora at Maison Savoy in Brighton, although Jardin House is the first project to incorporate both indoor and outdoor wellness experiences.

Emma Lowe, Co-Founder and Managing Director of Lowe Living, said wellness was becoming an increasingly important consideration for apartment buyers.

"Collaborating with Lyndall Mitchell from Aurora Spa &amp; Bathhouse for a second time is an intentional nod to creating residences that are more than just homes, but a way to enrich the lives of our residents through wellness and longevity," Lowe said.

The amenity offering is complemented by a Technogym fitness studio, residents' lounge, private dining spaces and concierge services.

The launch comes as developers increasingly target Melbourne's established eastern suburbs, where rising land values, ageing housing stock and growing downsizer demand are creating opportunities for boutique apartment projects.

Lowe said the company expects significant generational wealth transfer across suburbs such as Camberwell in coming years, creating further demand for luxury apartment living.

"Camberwell is a blue-chip suburb where homes regularly transact for multiple millions of dollars," he said.

"The generational change of wealth in these locations expected in the coming years is significant, so we see an opportunity to create exclusive residences that appeal to older families and downsizers in order to meet this demand."

Apartments at Jardin house start from $1,195,000. The project forms part of Lowe Living's near-$1 billion portfolio of new developments across Melbourne.

[smartcode_project_cta:default project_id=146717]

Joel Robinson

Lowe Living launches Jardin House in Camberwell

As <a href="https://www.apartments.com.au/developments/north-sydney-nsw-2060">North Sydney</a> continues its transition from a commercial centre into a more layered residential and lifestyle precinct, a new generation of apartment developments is reshaping expectations around scale, amenity, and long-term liveability.

Improved transport connections through the Victoria Cross Metro, continued investment in dining and public spaces, and a constrained supply of new luxury apartments have sharpened demand for homes that combine proximity to the CBD with the privacy and outlook traditionally associated with harbourside houses.

At 177 Walker Street, <a href="https://www.apartments.com.au/developers/aland">ALAND</a>’s new apartment development <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> enters the market with a distinctly residential approach to high-rise living. The 30-level tower will deliver 161 residences, ranging from one-bedroom apartments through to sub-penthouses and a full-floor penthouse, all oriented to capture uninterrupted views across Sydney Harbour, the Opera House, and out toward the Pacific Ocean.

[smartcode_project:default project_id=134323 project_image_fid=6395]

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, the project takes advantage of the site’s natural topography and elevated position above the harbour. Rather than relying on density alone, the architecture focuses on outlook, orientation, and spatial flow, with every apartment occupying a corner position to maximise natural light and cross ventilation.

Rothelowman says the site itself shaped much of the architectural response.

“The site has a long history in terms of its inevitable transformation and when we came in, we took inspiration from the idea of reestablishing a sense of the site’s natural terrain and fall. Our scheme aims to integrate with the terrain and the landscape, using the undulating site to slowly reveal glimpses and views of the harbour. The rotation of the tower off grid means every apartment has a view and is naturally cross ventilated. The building's colour palette is quintessentially Sydney, with bronze and sandstone and a luminescent green colour in the glass, making it very earthy and grounded in its location.”

[smartcode_project:default project_id=134323 project_image_fid=6399]

Inside the residences, the emphasis moves toward larger-format living typically associated with standalone homes. Kitchens sit at the centre of the apartments, connecting directly to open-plan dining and living areas before extending outward into expansive winter gardens and balconies. Calacatta marble, bespoke joinery, integrated appliances, and custom metal detailing are used throughout, while three distinct interior palettes, Terrace, Opera, and Harbour, allow buyers to personalise the spaces without compromising the architectural consistency of the project.

The larger residences place particular attention on separation between entertaining and private zones. In many apartments, master suites occupy the outer corners of the floorplates, allowing bedrooms to benefit from floor-to-ceiling glazing and harbour outlooks independent of the living spaces. Dressing rooms and ensuites continue the material palette through fluted detailing, freestanding baths, and layered stone finishes.

Rothelowman says the design intent centred on creating homes that feel enduring rather than transient.

“Our philosophy is all about the way people live in these spaces, and we wanted to create homes that reflect the quality of life in this unique Sydney location. The apartments showcase expansive living spaces that are generous, sophisticated, and bold, with the ability to connect with views throughout each apartment.”

[smartcode_project:default project_id=134323 project_image_fid=353235]

A separate four-storey amenity building known as The Pavilion expands the residential offering beyond the apartments themselves. Positioned alongside the tower, the building consolidates wellness, recreation, and social spaces into a dedicated resident retreat. Facilities include a 20-metre rooftop pool and sundeck, sauna, spa, ice bath, wellness studio, gymnasium, concierge service, wine cellar, residents’ lounge, private dining spaces, and dedicated co-working areas with meeting rooms and boardroom facilities.

The amenity mix reflects the buyer profile emerging in North Sydney, where owner-occupiers and downsizers are increasingly prioritising convenience, apartment scale, and long-term usability over purely investment-driven decisions.

The Walden also represents a significant milestone for ALAND, marking the company’s first major move into Sydney’s inner-city luxury apartment market after more than two decades delivering large-scale residential communities across Greater Sydney. Founder Andrew Hrsto says the Walker Street site stood apart because of both its positioning and its rarity.

[smartcode_project:default project_id=134323 project_image_fid=6390]

“As a company, we had been searching for a site in one of Sydney’s blue-chip locations, spanning the Eastern Suburbs, the Sydney CBD and the North Shore, and when we had the opportunity to purchase this site, we immediately recognised that it could be something iconic.”

At launch, The Walden recorded more than $103 million in sales, with buyers drawn to the project’s harbour positioning, apartment scale, and proximity to the Metro, which now connects North Sydney to Barangaroo in three minutes and Martin Place in five.

ALAND has commenced construction, and is expecting a completion date in 2028.

[smartcode_project_cta:default project_id=134323]

The Walden pairs house-scale living with North Sydney connectivity

The ACT will become the first jurisdiction in Australia to abolish stamp duty for all first home buyers, with no income caps and no property price thresholds from 1 July.

The move, announced as part of the ACT Budget, completes a key election commitment from the Barr Government and removes what Chief Minister Andrew Barr described as one of the biggest barriers to entering the housing market. The reform forms part of the ACT's long-running transition away from transaction taxes and towards a broader-based property tax system.

"This budget marks a major milestone in our long-term tax reform program," Barr said, adding that the government had maintained a sustained focus on removing barriers to home ownership. He said stamp duty had long been one of the largest upfront hurdles facing buyers and that from July, "that barrier is gone" for first home buyers in the Territory.

[smartcode_project:default project_id=139989 project_image_fid=350986]

The changes come alongside a range of measures designed to encourage new housing supply, including support for the delivery of so-called "missing middle" housing such as terraces, townhouses and low-rise multi-unit developments.

The announcement has renewed debate around whether the ACT's approach could provide a blueprint for improving housing affordability nationally.

New research from OurTop10.com.au, conducted by Primara Research, suggests the Territory's decade-long reform agenda has produced outcomes unmatched elsewhere in Australia.

While stamp duty costs have increased by an average 67 per cent nationally over the past decade, the ACT has recorded growth of just 15 per cent, the lowest increase of any jurisdiction.

The Territory has also emerged as one of the strongest performers on housing delivery. Based on population-weighted housing targets, the ACT is sitting less than one per cent behind its target. Victoria is the next closest at seven per cent behind, while the national average sits 25 per cent below target. New South Wales is tracking 39 per cent behind.

The latest reform removes one of the final barriers facing first home buyers in Canberra.

[smartcode_project:default project_id=139989 project_image_fid=359152]

The average Australian home buyer currently pays $61,714 in stamp duty. In the ACT, that figure is $38,399 despite the Territory having the third-highest median house price in the country.

Until now, the ACT's first home buyer concession scheme only applied to purchases up to $1.02 million, around $51,000 below Canberra's median house price of $1.071 million. In practical terms, many first home buyers were unable to access the median-priced home without losing the concession.

From July, those restrictions disappear.

Every first home buyer in the ACT will pay no stamp duty, regardless of income or purchase price.

Canberra remains one of Australia's most expensive housing markets, with dwelling values increasing 82 per cent over the past decade. However, that growth ranks only 11th among Australia's 15 major housing markets, suggesting affordability pressures have been less severe than in many other parts of the country.

Simon Ma, CEO of OurTop10.com.au, said the latest reforms recognise that many first home buyers have simply outgrown thresholds set years ago.

"Many first home buyers aren't just looking for a way onto the ladder, they want a home their family can actually live in," Ma said.

"In a market where the median house price is over a million dollars, a concession scheme that cuts out at $1.02 million was never going to get them there.

"Removing the ceiling entirely means ACT first home buyers can now pursue the home they actually want, rather than limiting themselves to a price point designed for a very different market."

Whether other states follow remains to be seen. But at a time when most jurisdictions are struggling to improve affordability while also increasing housing supply, the ACT has quietly become the national test case for both.

15% stamp duty growth. Just 1% off the national housing target. Zero stamp duty for FHBs. Is the ACT the blueprint for the great Australian dream?

ACT abolishes stamp duty for first home buyers

A rooftop pool and spa overlooking the Brisbane CBD, private dining spaces, expansive landscaped gardens and a residents' lounge are set to crown <a href="https://www.apartments.com.au/new-apartments/callista-on-park-west-end-49-mollison-street-west-end-qld-4101">Callista on Park</a>, the final residential building within Brisbane's West Village precinct.

The rooftop amenity collection has been designed as an extension of the lifestyle already established throughout West Village, providing residents with a series of indoor and outdoor spaces that capitalise on the building's elevated position above West End.

A swimming pool and heated spa form the centrepiece of the rooftop offering, surrounded by landscaped gardens developed through a collaboration between developer Sekisui House and ASPECT Studios. The design incorporates expansive lawn areas surrounded by English garden-inspired planting.

[smartcode_project:default project_id=134800 project_image_fid=370648]

Residents will also have access to two barbecue and outdoor dining areas positioned to take advantage of views across Brisbane's skyline, neighbouring Mollison Park, and the surrounding inner-city landscape.

For larger gatherings, the rooftop includes a private dining room centred around a substantial stone island bench, complete with a full kitchen and a 10-seat dining table set beneath four-metre-high ceilings. The space has been designed to overlook both the rooftop gardens and the Brisbane CBD skyline.

A separate residents' lounge provides an additional indoor retreat connected to the broader rooftop amenity offering, creating another space for residents to work, relax or entertain guests.

[smartcode_project:default project_id=134800 project_image_fid=370647]

The attention to detail extends beyond the rooftop.

Upon arrival, residents will enter through a lobby featuring a bespoke ceiling light installation developed in collaboration between Sekisui House and Alcorn Middleton Architecture. The arrival experience is complemented by private resident mailboxes and carefully considered interior finishes designed to reflect the premium positioning of the building.

[smartcode_project:default project_id=134800 project_image_fid=372541]

The amenity offering forms part of Callista on Park, the final residential release within the decade-long transformation of the former Peters Ice Cream Factory site into West Village, one of Brisbane's most established mixed-use communities.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and being delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a>, Callista represents the most premium residential offering within the masterplanned precinct.

Construction is now entering its final stages, with scaffolding beginning to come down and completion expected in the first quarter of 2027.

Prices for the three-bedroom plus MPR apartments start from just over $2.6 million.

[smartcode_project:default project_id=134800 project_image_fid=351535]

Callista will mark the final opportunity to purchase within West Village, where residents have direct access to more than 35 retail, dining, wellness and medical operators including Harris Farm Markets, Woolworths, Function Well and Goodlife Health Clubs, Metro Arts, and a growing collection of restaurants and cafés.

Located just 800 metres from the Brisbane CBD, the precinct also places residents within walking distance of South Bank, West End's dining scene, riverfront parklands and major public transport connections.

For Sekisui House, which has delivered more than two million homes globally, Callista serves as the concluding piece of the West Village masterplan, bringing together the precinct's heritage character, parkland setting and emphasis on walkability in a final collection of larger-format residences.

[smartcode_project_cta:default project_id=134800]

Rooftop pool, private dining and skyline gardens to crown West Village's final apartment release, Callista on Park

<a href="https://www.apartments.com.au/developments/wahroonga-nsw-2076">Wahroonga</a>’s enduring appeal has long been tied to its balance of bushland, established amenity, and access to some of Sydney’s most respected education and healthcare institutions.

Along Fox Valley Road, that combination is becoming increasingly sought after by buyers looking to remain connected to the Upper North Shore lifestyle while prioritising walkability, wellbeing, and convenience.

Developer Capital Corporation's initial vision of a 62-hectare site on Fox Valley Road was that they could create their own walkable community, bordered by&nbsp;more than 25 hectares of bushland and adjoining Coups Creek.

<img alt="Wahroonga" data-entity-type="file" data-entity-uuid="b84917a1-0d75-49b9-888c-ddf7ebfd6692" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/NEW2026_Wahroonga_Walkway.gif?VersionId=Gk3_xi5ssYfalmwuQQ5umQakddceC31j" />

<a href="https://www.apartments.com.au/new-apartments/the-residences-at-wahroonga-estate-169-fox-valley-road-wahroonga-nsw-2076">The Residences at Wahroonga Estate</a> draws directly on the area’s natural landscape, with walking trails and green corridors linking into sections of Lane Cove National Park. The surrounding network of bushwalks, cycling tracks, and reserves reinforces the suburb’s long-standing reputation as one of Sydney’s most nature-oriented residential pockets, while still maintaining close ties to village retail and transport infrastructure.

The address places residents within minutes of Wahroonga and Turramurra villages, where cafés, local grocers, boutiques, and everyday services support a highly localised lifestyle. Popular nearby venues including The Fox Café and Breeze Valley Café provide easy options for morning coffee or casual dining, while longstanding retailers such as IGA Wahroonga Fresh and Novella Fine Books continue to anchor the area’s village character.

&nbsp;

<img alt="Wahroonga" data-entity-type="file" data-entity-uuid="c4a950f7-4f05-4370-b360-b106359788e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/2026_Wahroonga_Entry_Gates.gif?VersionId=7n5kh9ymu.azYEYDemJkPgiIAfSw44oj" />

Healthcare access remains one of the defining locational advantages of the estate. Sydney Adventist Hospital, known locally as The San, sits directly adjacent and is one of the largest and most respected private hospitals in New South Wales. The hospital precinct incorporates specialist medical services, radiology, physiotherapy, and outpatient care, contributing to growing buyer demand from downsizers and owner-occupiers seeking long-term convenience and peace of mind.

Research commissioned by Capital Corporation found that health and wellbeing considerations are increasingly influencing downsizing decisions, particularly among buyers wanting to remain within familiar neighbourhoods while accessing medical infrastructure more easily.

Education has also historically underpinned demand across Wahroonga and the broader Upper North Shore. The estate sits close to several of Sydney’s leading private and independent schools, including Knox Grammar, Abbotsleigh, Barker College, Pymble Ladies’ College, Ravenswood School for Girls, and Loreto Normanhurst. Co-educational options including Wahroonga Adventist School and Sydney Adventist School further strengthen the area’s appeal to established families looking for long-term schooling pathways within a tightly held catchment.

[smartcode_project:default project_id=135247 project_image_fid=262183]

Transport connectivity supports the suburb’s liveability without compromising its quieter residential character. Wahroonga and Turramurra train stations provide direct rail access into the Sydney CBD, while the nearby Pacific Highway and M1 motorway strengthen links across the North Shore and broader metropolitan area. At the same time, the heavily treed streetscape and low-density character continue to distinguish the precinct from more urbanised parts of Sydney.

The Residences at Wahroonga Estate forms the first stage of <a href="https://www.apartments.com.au/developers/capital-corporation">Capital Corporation</a>’s broader masterplanned vision for the precinct, delivered alongside the Seventh-day Adventist Church.

[smartcode_project:default project_id=135247 project_image_fid=364995]

Designed by <a href="https://www.apartments.com.au/architects/group-gsa">GroupGSA</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/coco-republic-interior-design">Coco Republic</a>, the development integrates landscaped communal spaces including a pet-friendly Green Spine, resident lounge, BBQ pavilion, and direct bushland access, reinforcing the project’s focus on outdoor connection and community-based living.

Now under construction by Gold Star iCIRT-rated builder <a href="https://www.apartments.com.au/builders/dasco-australia">DASCO</a>, The Residences at Wahroonga Estate will deliver a collection of one, two, and three-bedroom apartments priced from $990,000, with completion anticipated in 2027.

[smartcode_project_cta:default project_id=135247]

Jonathan Chancellor

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