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Here is a quick list of nine pieces of wisdom to guide your thinking as you seek a property investment. Property Observer has cherry-picked some bright ideas and insights from some long-time property players.
1. Pick gems before they have gotten their shine
John Edwards, the Residex forecaster, says the best investor returns are made when you buy at the right price, in the right place and at the right time.
Edwards stresses investors need to keep in mind that locations that already have a reputation for being a hotspot have most likely passed their invest-by date by the time you actually find out about them in the published hotspots lists. The Residex boss says a current “gem” is just that – current – and the opportunity to maximise returns has passed.
2. Pick investments with an element of scarcity
The WBP Property Group chief Greville Pabst suggests investments ought to have high land value and an element of scarcity. He gives an example of buying an apartment in a period-era block of flats in an established suburb, where there may only be half a dozen apartments built on valuable inner-city land, versus buying an apartment in the high-rise apartment precincts, and obvious building construction hotspots, where you are likely to be the owner of one of 100 similar apartments in the same development.
3. Look for nearby employment opportunities
Investors should look for nearby employment opportunities for tenants and/or owner-occupiers that are easily accessible, says PRDnationwide research director Aaron Maskrey. He says it’s essential for incoming residents to be able to source employment within the local region. Don’t just peruse the property websites, monitor the employment internet sites.
4. Don’t rely too much on population growth data; vacancy rates provide a better guide
An increasing population indicates work opportunities, investment in infrastructure and demand for housing, but according to buyers’ agent Catherine Cashmore, it does not always result in the best long-term capital growth.
Cashmore says it is always important to analyse the reasons behind any surge in population and conduct an assessment on the longevity of the move before committing to a purchase.  The approval of “mooted” residential developments is the first risk that must be evaluated to protect against periods of oversupply of any one type of accommodation, she says. Jobs are transitory and because workers choose only to rent, when the work dries up, the majority don’t hang around.
Cashmore says as a general rule investors should try and seek out those areas where turnover is low, with a good proportion of owner-occupiers to renters and a diverse range of accommodation. The 2011 census gives good insights.
5. Look for locations with good infrastructure
 
Investors should look for locations with good access to public transportation and nearby arterial roads/highways, PRDnationwide research director Aaron Maskrey says. He encourages investors to ask questions like: Is there new or improved transportation infrastructure? Is the area identified for future gentrification by local council? Is there a limited available supply of dwellings to meet current and future demand? What about planned developments in the area?
6. Heavily discounted properties are not always a bargain
At any one time every location across Australia has a significant amount of property stock where the price has been discounted. But just because the price has been reduced doesn’t mean the property is for sale at fair value. The property may still be overpriced.
SQM Research director Louis Christopher says some properties may still be overpriced, even if they have already been discounted by over 30%. Louis Christopher recommends investors disregard asking prices and instead focus on what comparable properties actually sell for to figure out if a property is overpriced, has met the current market or is at under market value.
7. Focus on the property, not the hotspot
You are buying a property, not a whole town or suburb, says Property Observer editor Jonathan Chancellor.
While hotspots provide a guide as to where to look, you should not let them narrow your field of vision. Excellent investment opportunities can appear within markets that are not themselves hotspots, they may even be in decline. The key is to focus on the underlying value of the property itself and its potential for capital growth and rental returns, depending on your investment outlook.
8. Look for signs of the next “Paddington” and trust your intuition
John McGrath, CEO of McGrath Estate Agents, says he does not look too closely at the finer details but instead looks for a feeling or indicators that a suburb is on the move. He looked at Paddington in Sydney many years ago when it was a virtually unwanted location. It proved over a 10 or 15-year period that it was one of the fastest growth suburbs in Australia.
Looking back, McGrath says he saw a suburb close to the city, of medium to high density property, with a lot of people wanting to get in there, from types of buyers that pushed prices up significantly. He recommends looking for the next Paddington in their particular marketplace, which really comes back to having an intuitive sense along with doing your research.
9. Sometimes it’s best to just do nothing
Bear in mind this quote from Warren Buffett: “The trick is when there is nothing to do, do nothing.” Yet many investors get itchy feet and want to do the deal.
There are stages in the property cycle and times in your investment journey when it is best to just sit back and wait for the right opportunities to come along, because wealth is the transfer of money from the impatient to the patient.
For advice on navigating hotspots, download our free eBook: <a href="http://propertyobserver.com.au/ebooks/free-ebook-tools-for-getting-through-the-hotspot-tipping-maze" target="_blank">Tools for Getting Through the Hotspot Maze.</a>
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Nine pieces of wisdom for finding and investing in property hotspots

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Weekly rental returns for Roxby Downs property investors have increased almost 27% over the past 12 months to May 2012, according to figures compiled by RP Data.
The median advertised rent for a house in <a target="_blank" href="/news">Roxby Downs</a> is now $520 a week.
Roxby Downs<a target="_blank" href="https://www.propertyobserver.com.au/hotspots/headwinds-for-roxby-downs-and-other-nearby-mining-towns-as-bhp-s-olympic-dam-expansion-project-cancelled/2012082256180"> is the township closest to the now cancelled BHP Olympic Dam expansion project.</a>
Its population was expected to double to 10,000 people due to investment by BHP in services and accomodation in the small town.
According to RP Data, Roxby Downs annual rental gains to May <a target="_blank" href="/news">were only bettered by the Isaac region in Queensland,</a> which recorded an incredible 88% increase in its median advertised rent to $1,600 per week.
Isaac takes in much of Queensland's Bowen Basin region, which houses one of Australia’s biggest coal reserves.
Second on the list was the well-known mining hotspot of Gladstone, with rents up 44% since May last year to a weekly median of $550.
The seaport South Australian town of Whyalla, which was also expected to benefit from the Olympic Dam expansion, recorded a modest 10.7% increase in weekly rents to $310 per week, according to RP Data.
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Slowdown to hit mining boom towns as Roxby Downs rents up 27% over past 12 months: RP Data

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The decision by BHP Billiton to cancel its $30 billion Olympic Dam mine expansion project is likely to have direct repercussions for the regional South Australian property markets of Roxby Downs, Port Augusta and Whyalla as well as for the wider South Australian economy.
All three property markets had been tipped to take off again once the long-mooted expansion project kicked off, which would have significantly expanded BHP’s existing mining and processing operation at Olympic Dam, 560 kilometres north of Adelaide.
Figures compiled by RP Data to May 2012 show that Roxby Downs house prices have been rising by a healthy 13.6%  per annum over the past 10 years with a median price of $440,000.
Over the past year to May house price growth picked up to 11.4% having slowed to 7.3% over the past three years - during a time when BHP was awaiting final approval on its Olympic Dam project.
Recent sales at Roxby Downs include a three-bedroom house that sold for $445,000 at the end of June, having last traded for $138,000 in 2003.
A four-bedroom house sold for $488,000 in July, having last traded for $160,000 in 2003.
BHP Billiton chief executive Marius Kloppers says current market conditions, including subdued commodity prices and higher capital costs, have led to the decision to investigate "an alternative, less capital-intensive design of the Olympic Dam open-pit expansion".
“As we finalised all the details of the project in the context of current market conditions, our strategy and capital management priorities, it became clear that the right decision  for the company and its shareholders was to continue studies to develop a less capital intensive option to replace the underground mine at Olympic Dam," says Kloppers.
BHP received approval for the project in March this year, with environmental impact studies dating back to 2005.
The planned open-pit mine was expected operate simultaneously with the existing underground mine.
By 2050 the size of the pit was expected to grow to be 4.1 kilometres long, 3.5 kilometres wide and one kilometre deep. Eventually, mining the planned open pit would have produced 60 million tonnes per annum of ore, equivalent to an additional annual rate of refined copper production of 515,000 tonnes.
The Olympic Dam project was expected to “put billions of dollars into the South Australian economy for decades to come”, said BHP in a booklet on the project released last year.
Apart from expansion of the mine itself, BHP also planned to build a new airport at Olympic Dam to cater for large commercial jets and the increase in passengers and air traffic and build a new accommodation village for workers.
Transport plans included the building of a landing facility about 12 kilometres south of Port Augusta and extensive use of the Stuart Highway between Port Augusta and and Olympic Dam.
The population of Roxby Downs township was expected to double in size to around 10,000 due to BHP providing additional services and accommodation.
Roxby Downs has a current population of 4,700, according to census 2011.
At the time approval for the dam was granted Sam Saggers from Positive Real Estate wrote that investors who purchased properties in 2008 – and who had been waiting a long time for an announcement – would be able to “recycle their equity and tighten their rents”.
“The Olympic Dam mine is the mothership of projects, so I expect the South Australia economy and workforce to reap the rewards,” <a href="https://www.propertyobserver.com.au/south-australia/want-to-capitalise-on-the-mining-boom-consider-whyalla-and-south-australias-olympic-dam-mine-sam-saggers/2012032253859" target="_blank">wrote Saggers in Property Observer in March.</a>
“I think we will see a lot of interest in Whyalla by the middle of this year, with clients looking for capital gains as a spin off from the project. Vacancy rates will tighten up and the outlook is a lot brighter.
Saggers wrote that Whyalla and nearby Port Augusta will derive a great deal from this expansion
“During the construction phase, 6,000 jobs will be created, and the mine will add another 4,000 jobs to its normal operations. Indirectly, the mine expansion will create 15,000 jobs, and the total number of jobs becoming available will total 25,000.
Mineral processing at Olympic Dam began in 1988, initially producing 45,000 tonnes per annum of copper plus associated products of uranium oxide, gold and silver.
Between 1997 and 1999 there was a major expansion of the mine and minerals processing plant.
In recent years annual copper production has averaged about 180,000 tonnes, with 4,000 tonnes of uranium oxide, 80,000 ounces of gold and 800,000 ounces of silver.
Copper produced at Olympic Dam is sold to global and domestic markets. The uranium oxide is sold to power stations for base load power generation. All of the gold and silver is sent to the Australian Mint in Perth.
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Headwinds for Roxby Downs property investors as BHP's Olympic Dam expansion cancelled

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Melbourne property investment adviser Monique Sasson Wakelin has questioned whether property developers are building the right type of new homes while encouraging investors to focus on buying in “blue-chip” areas.
Speaking recently to Hilary Harper on ABC Melbourne radio, Sasson Wakelin agreed there was a need for new housing due to the housing shortage identified by the ABS among others. Sasson Wakelin also concurred with Harper's observation  that new housing developments appear to be popping up all the time.
But she says the “$64 million question” is whether these new houses are being pitched and are consistent with what people are telling statutory bodies is the type of housing that is needed.
“Some of the time the answer is 'yes', a lot of the time the answer is 'no',” she says.
Sasson Wakelin says some of the new housing is developer-driven and is based on “inductive reasoning” (flawed interpretations of the what the market wants) rather than “deductive reasoning” (based on what is actually being observed in the market).
She also examined the issue of developers of high-rise apartments that no longer include a car space as part of the property offering.
“Developers are foregoing car spaces on a fairly large scale,” she says.
“Reading between the lines, it is dead money for developers, they are not getting a return out of it.”
However, she says a car space really provides additional storage space.
“All you need is a little roller door on your car space and you have additional storage.”
She says that on resale having a car space or extra storage space can add up to $30,000 to the realisation value of an asset.
Looking at the investment market as a whole, Sasson Wakelin advises property investors to stick with “blue-chip” suburbs that have demonstrated their relative resilience in the past.
At a time when the market takes a “breather” Wakelin says: “You don’t speculate, you don’t take a bit of plunge – you focus on blue-chip areas”.
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Many Melbourne developers not building the right type of new housing: Monique Sasson Wakelin

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UK fashion retailer Topshop will open up its third Melbourne store in the new Myer Emporium, currently under construction in the CBD.
The lease agreement with Topshop was announced by the owner of the $450 million development, listed property trust CFS Retail Trust, as part of its annual results presentation.
News of the third Topshop lease follows <a href="https://www.propertyobserver.com.au/retail/topshop-set-for-second-melbourne-store-as-fast-fashion-retailers-expand-down-under/2012081456011" target="_blank">GPT Group revealing in its half-year results earlier this month that Topshop would lease space at its Highpoint Shopping Centre in Maribynong.</a>
Topshop opened its first Melbourne outlet on the Chapel Street strip in South Yarra in December last year.
CFS Retail Trust also revealed that another major international retailer is carrying out due diligence on a lease in Myer Emporium.
Emporium Melbourne is the Lonsdale Street component of the redevelopment of Myer Melbourne. The Bourke Street component was opened in March last year.
Emporium Melbourne will include 38,000 square metres of retail space and is scheduled for completion in late 2013.
CFS Retail Trust reported a net profit of $409.2 million, 23% lower than $532.6 million it reported last year.
The REIT owns a $7 billion portfolio of shopping centres including Chadstone Shopping Centre in Melbourne, Chatswood Chase in Sydney and the DFO chain.
Topshop is wholly owned by <a href="https://www.propertyobserver.com.au/retail/topshop-set-for-second-melbourne-store-as-fast-fashion-retailers-expand-down-under/2012081456011">Phillip Green from the Arcadia Group</a> and first existed in the basement of a Peter Robinson department store in 1964.
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Topshop to open third Melbourne outlet in Myer Emporium

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Attending the REINSW Commercial Property Conference in Sydney today, Ray White Menai’s Matt Debreczeni tweeted about rate cut forecasts from Westpac chief economist Bill Evans.
Evans was the keynote speaker at the conference.
<a href="https://twitter.com/mattdebreczeni" target="_blank"><img src="/images/stories/2012/08/rbatweet.jpg"></a>
In July, Evans pushed back his forecast for the next 25-basis-point rate cut reduction to the December quarter, having previously forecast rate cuts in August and September.
He re-affirmed this position in today's update to the Westpac-Melbourne Institute Leading Index of economic activity.
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Bill Evans and the rate cuts ahead over next six months: Tweet of the day

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Eight months ago self-promotional US real estate analyst Jordan Wirsz came to Australia to tell anyone who would pay to listen that Australian house prices would fall 60% over the next five years.
Wirsz’s outrageous claims even went further than US property bear Harry Dent, who has tipped a 50% slide.
Although not many people in the property market have heard of him, Wirsz’s contentions that Australian house prices would crash garnered headlines in the News Limited press of a “Bloodbath to hit Australian real estate”, while the ABC went so far as to call him a “global property analyst”.
His “bold predictions” about the Australian market can still be purchased for an $89 “enrolment fee”, but it appears that he now prefers to keep his opinions to himself.
“I have many 'thoughts' on the Aussie property market, but I’m really not all that eager to get into media debates again,” Wirsz tells Property Observer.
“I’d rather come back in a couple years and discuss it then.”
Well-known property market analyst <a target="_blank" href="https://www.propertyobserver.com.au/residential/us-doomsayer-jordan-wirsz-s-predicted-60-drop-in-aussie-house-prices-silly-analysts/2012020353244">Margaret Lomas debated Wirsz when he visited in February.</a>
She says she challenged him on his facts and Wirsz’s only response was to say they were “on the internet”.
It appears the Wirsz continues to cherry-pick stories about the Australia property market to justify his claims.
In March, Wirsz’s Facebook page linked to an article that appeared in Perth Now with the headline “Property prices battered: Top 10 worst hit areas revealed”.
Wirsz commented that “It happening just as predicted....”, although the article said that home prices had lost almost half their value in “some parts of Australia”, with an RP Data list of the top 10 median price drops in percentage terms for 2011.
His Facebook page profile picture shows Wirsz hugging American self-help author and motivational speaker Anthony Robbins.
Wirsz suggests he's achieved over $500 million in sales and advised Fortune 500 CEOs about real estate investments.
He describes his life so far on his Facebook page as “a storybook tale of rags to riches, overcoming the ever-so-common challenging childhood, and working hard to attain his massive successes”.
Other descriptions appear plucked straight from Charles Dickens.
He describes himself <a target="_blank" href="https://www.prweb.com/releases/Jordan_Wirsz/Dallas/prweb3988434.htm">on PRWeb</a> (a press release distribution website) as “having come from a broken home and spending much of his childhood alone, even calling 4-1-1- up to 25 times a day just to hear another human's voice, has decided to take his challenges and turn them into a passion for feeding the world his secrets to his extraordinary success”.
His Facebook page is full of motivational quotes.
He lists as his “awards” as “recognised by members of Congress, Senate, and state hovernment” and describes himself  as a “former fund manager, private capital financier”.
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US doomsday forecaster Jordan Wirsz now prefers to keep Australian housing crash predictions to himself

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Talk of a so-called white-collar recession appears unfounded, with borrowers living in the most affluent parts of Sydney, Melbourne, Brisbane and Perth managing to keep up to date with their mortgage repayments, according to the latest mortgage arrears figures from Fitch.
Its September Australian Mortgage Delinquency by Postcode report highlights that “affluent regions still performing”.
Fitch says the best-performing regions exhibit “strong resilience in terms of mortgage performance”, with the weighted average delinquency rates in the top 10 best-performing regions worsening by just 12 basis points to 0.81% from 0.69%, in September 2011, versus a national decline of 18 basis points from 1.7% to 1.86% over the same period.
The top two positions were unchanged.
Lower northern Sydney, home to harbour-view suburbs like Mosman, Neutral Bay, Kirribilli and Cremorne, remains the best0performing region by both value and number of mortgages in arrears as of March 2012, with an average of just four mortgages out of 1,000 delinquent by 30 days or more.
Fitch says this reflected the “solid socio-economic situation in the region”.
Boroondara City in the eastern suburbs of Melbourne and incorporating Hawthorn, Kew and Camberwell, ranked second, with a delinquency rate of 0.43%.
A notable inclusion in the top 10 performing regions was central metropolitan Perth – the inner and middle suburbs of Perth – which ranked as the third best-performing region, with a delinquency rate of 0.45%. The region did not rank in the top 10 six months ago.
Fitch notes that delinquencies in Perth have improved despite the general increase in Australia during the September 2011 to March 2012 period.
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 “In particular, central metropolitan Perth showed a remarkable improvement in terms of both value and number of borrowers in arrears: as of March 2012, the 30+ day delinquency rate was 0.78% versus 1.19% in September 2011, and only five borrowers out of 1,000 were delinquent," commented Fitch.
This improvement was in line with south-west WA dropping out of the worst-performing regions in Australia as of the March 2012 survey with the 30-plus-day delinquency rate dropped 32 basis points to 1.85%, from 2.17% in September 2011 (and against the national trend of delinquencies rising by 18 basis points over this period).
“This is a remarkable improvement, considering that delinquencies already dropped 76 basis points in the March 2011 to September 2011 period,” notes Fitch.
“The improvement was particularly noteworthy in the 90+ day bucket, with arrears decreasing to 0.98% in March 2012 from 1.33% in September 2011. This indicates an increasing clearance rate for secured properties of delinquent loans that have rested in the 90+ day bucket due to a stagnating housing market.”
Overall, south-west WA performed better than the rest of the country due to the flow-on effects of rising income from the mining boom.
However, the rest of WA, excluding Perth and south Western Australia, showed a slight worsening in mortgage performance, with 30+ day arrears increasing to 2.00% in March 2012 from 1.84% in September 2011.
As of March 2012, the 30+ day arrears rate in WA was recorded at 1.59% compared to 1.50% in September 2011 and 1.99% in March 2011.
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No white-collar recession as rich and middle class keep up with mortgage payments: Fitch Ratings

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The NSW coastal tourism and retirement towns of Nelson Bay and Budgewoi have retained their unwanted titles of Australia's most delinquent postcodes, according to the latest report by Fitch Ratings.
The Port Stephens suburb of Nelson Bay in the Hunter region of NSW has a delinquency rate of 7.8% as of March 2012 for mortgages more than 30 days in arrears – unchanged from the last survey by Fitch six months ago.
This is nearly five times above the national average of 1.6%, up 18 basis points from 1.42% in September 2011.
The seachange Nelson Bay district includes the areas of Corlette, Fingal Bay, Nelson Bay and Shoal Bay and has been among the worst-performing postcodes since Fitch first published its report in 2007.
Fitch blamed the high delinquency rate in Nelson Bay on “stagnation in the local housing market, which lead to an accumulation of arrears in the 90+ day bucket”.
“The stagnation in the local housing market has increased the time required for foreclosed properties to sell, leading to an accumulation of arrears in the 90+ day bucket (4.57% as of March 2012).
“Furthermore, properties that are in arrears tend to be high-value properties, where the mortgage balance is on average almost three times the average loan balance in Nelson Bay,” says Fitch.
Notably Surfers Paradise, the epicentre of the struggling Gold Coast property market rose from sixth to third most delinquent post code by value with its arrears rate rising from 3.9% to 4.1%
Cessnock in the Hunter region rose from 15th to 8th most delinquent post code by value with its 30 days plus arrears rate rising from 3.4% to 3.9%. Two years ago it had a delinquency rate of 2.56%.
RP Data's Tim Lawless says all struggling markets have in common "some material declines in values".
Eleven of the 20 worst performing suburbs were located in NSW, seven of which were around Sydney, predominantly in the traditional mortgage belts of south-west and western Sydney.
The-worst performing postcodes — such as Hoxton Park (2171), Eagle Vale (2558), Rooty Hill (2766), Macquarie Fields (2564), and Green Valley (2168) — are all in Sydney’s outer west, located in or nearby Fairfield/Liverpool.
Outer=western Sydney ranked as the ninth worst-performing region by value and 10th worst by number of delinquent mortgages.
Fairfield/Liverpool ranked the most delinquent region in Australia with 2.82% of mortgages more than 30 days in arrears.
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Budgewoi on the central coast remained the worst performing suburb by number of mortgages in arrears, with 33 borrowers out of 1,000 in delinquency as of March 2012, followed by Surfers Paradise (QLD), Eagle Vale (NSW), Cessnock (NSW), Nelson Bay (NSW), Crestmead/Marsden (QLD), Beaudesert (QLD), and Helensvale (QLD).
For the first time, two of the 20 worst-performing postcodes by number of mortgages in arrears were located in Victoria (Corio,\ and Wyndham Vale). In South Australia, Salisbury was the worst-performing postcode, with 25 borrowers out of 1,000 in delinquency as of March 2012.
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The figures are compiled before the May and June cash rate cuts (a combined 75 basis points) which may have subsequently helped borrowers better manage their mortgage repayments.
Fitch says interest rate movements are usually reflected in mortgage performance with a three to four month lag.
“Regions in which serviceability is key to mortgage performance are expected to benefit the most,” says the credit ratings agency.
 
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Nelson Bay and Budgewoi on NSW coast still most delinquent postcodes in Australia: Fitch

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Gross Melbourne residential land prices remained unchanged during the June quarter at a median price of $210,000 with lot supply trending down for the first time in two years, according to the latest research by Oliver Hume. Once rebates and incentives are factored in the net effective land price fell below the “magical” $200,000 mark for the first time since June 2010, the real estate group reported in its Melbourne Growth Area Land Market Report. 
Incentives included the $13,000 first-home buyer bonus for newly constructed homes, which ended on June 30.
Oliver Hume says that during the quarter, first-home buyer activity “underpinned the market, moving to a level higher than at the height of the incentive-led sales frenzy”.
“It will now move in line with the long-run trend, accounting for some 55% of all purchases.”
Two years ago, gross land prices were $187,500.
Over the six months to December 2010, prices rose by more than $38,000 or around $50 per day to peak at $225,750.
However, they have not risen since the June 2011 quarter.
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According to Oliver Hume, the monthly project sales rate on the 18 Melbourne residential land projects launched to date this year remains relatively weak.
Report author Andrew Perkins highlighted that the trend of rising lot supply since the June 2010 quarter reversed in the June 2012 quarter, falling by about 7% to about 3,500 lots (a fall of about 260 lots) available for purchase.
"Almost half of these 3,500 lots are titled, up from around 35% last quarter," Perkins says.
"This creates a number of marketing challenges over the next six months for developers, not to mention the need to pay land tax and rates.
"Based on current project sales rates, the retail supply represents 5.6 months' sales; once again falling below the industry benchmark of six months (after exceeding the mark last quarter for the first time since the September quarter of 2006)." 
All municipalities except Hume experienced a fall in supply.
Oliver Hume counted eight new Melbourne projects launching over the June quarter to bring the year-to-date count to 18 projects with around 4,850 lots end-yield.
As a comparison, the six months June 2011 delivered 16 new projects and a fully developed yield of around 10,350 lots.
The biggest drop in lot supply over the quarter occurred in the Mitchell: Wallan - Beveridge municipality in the outer north, where there is now around 8 ½ months’ supply, down from just over 20 months in the March quarter.
Mitchell: Wallan – Beveridge has the cheapest gross median land price at $171,500 alongside Melton (in the west), with the most expensive being Wydnham at $242,000.
Oliver Hume noted this drop was due to stock being withdrawn from the market as opposed to an uplift in sales.
The City of Whittlesea was the only other municipality to be comfortably over the industry benchmark of six months, with eight months’ supply.
Casey and Hume are now the tightest markets.
Wyndham in the west with 34 projects has 24% of the new land market, followed by 31 in Whittlesea in the north (22% of the market).
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Melbourne land blocks dip below $200,000 but no dramatic falls expected: Oliver Hume

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.

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[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.

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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.

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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.

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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.

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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]

Larry Schlesinger

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