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Off the plan apartments are generally offered at a cheaper rate and provide investor incentives such as tax depreciation benefits and stamp duty savings.
However, for most buyers, the big picture goal is capital gain, so assessing the return potential of a new purchase from day one will help ensure success. Here are some key things to consider to get the most capital gain from an investment.
The first red flag? An oversupplied market
When a market becomes oversupplied, values can drop sharply, as can rental rates. New South Wales-based property investor <a href="/guides" target="_blank">Cameron McEvoy</a> says high market penetration occurs when too many large-scale development applications are approved by a council and are completed a few years later, resulting in an oversupply of housing stock in an area.
To avoid investing in a soon-to-be development jungle, investors should talk to local councils or visit the department of infrastructure website in their state to find out about projects that are underway or in the planning stage.
Heritage listed sites are a bonus
McEvoy says heritage listed sites are great things to look out for as heritage dwellings are not going to be bulldozed any time soon, therefore potentially making a desired apartment block as rare as hen’s teeth in that area.
“This in turn could result in your dwelling holding its value or increasing in value faster,” says McEvoy.
Get a demographic snapshot of the area
Understanding the population growth and job opportunities in an area is also an important tool in assessing capital gains, as it can give a snapshot of how an area is changing.
Principal of Sydney-based buyer’s agency 37 Property Group, Dean Berman, recommends comparing an old Australian Bureau of Statistics census against the most recent census to get a snapshot of how an area is changing.
Berman says to consider historical trends of vacancy rates and rental yields to gauge an understanding of the market.
“Investors could look at how vacancy rates have performed over the last five to ten years and that, sub two percent, is a good benchmark,” says Berman.
Owner-occupier appeal
Property Searchers managing partner Scott McGeever says a good investment needs to appeal to the owner-occupier market rather than the mass investor market.
“This will generally be done by investing in a larger floor area in a smaller complex, rather than a smaller one-bedroom unit in a high rise complex,” McGeever says.
One-bedroom units in high-rise complexes will fall into the trap of competing against a hundred other similar apartments in the same complex, which appeal to the same market.
Remember…
Before investing in an off the plan apartment, research is integral in assessing whether the development has the potential for capital gain. As mentioned, things to look out for include: avoiding an oversupplied market, a larger floor area in a smaller complex is better than a small space in a highrise development, and having a demographic snapshot of the area and its potential for change is crucial.
Off the plan apartments, like any other investments, are more likely to result in a positive investment if due diligence is taken in the research phase.
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How to: Access capital gain from a new apartment

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National vacancy rates increased during the month of December to 2.6% with 73,082 vacancies recorded nationwide, according to SQM Research.
This figure represents a 0.4% increase compared to November and a 0.3% increase year on year, but SQM says vacancy rates tend to rise at the end of each calendar year.
Melbourne currently has the highest vacancy rate out of the capital cities, recording 3.4% for the month of December; a 0.4% increase from the previous month but a 0.2% decrease year on year.
According to SQM, December was the fifth consecutive increase for Melbourne, which now sits above the market equilibrium of 3%.
Year on year, Perth experienced the biggest jump, increasing 1.2% from 0.9% in December 2012 to 2.1% in December 2013.
Brisbane and Canberra both increased 0.6% annual, recording a vacancy rate of 2.8% and 2.3% respectively.
SQM says the ongoing uptrend in the number of capital cities’ CBD locations is of significance, with the Brisbane CBD recording a vacancy rate of 5.4%, Melbourne CBD recording 5.8% and Perth CBD recording a 5.9% vacancy rate.
The surge in vacancy rates in capital cities’ CBD is a result of new supply on the market, with rates trending upwards since mid-2013, says SQM.
The asking price for rental properties remained flat during 2013, with the capital city average recording a 0.8% increase for houses and a 1% increase in asking rents for units, according to SQM Research’s Asking Rents Index.
Darwin experienced the biggest increase for housing, rising 5.9% for asking rents for houses and a 7.7% increase in asking rents for units.
Canberra recorded the steepest decline of 8.4% in asking rents for houses and a drop of 5.3% in asking rents for units.
Regionally, SQM recorded high vacancy rates in a number of resources based townships, including Karratha at 8% for the month of December, Port Hedland recorded 6.3%, Gladstone at 11.1%, Mackay at 6.8% and Townsville at 8%.
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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National vacancy rate climbs to 2.6%: SQM Research

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When it comes to picking property winners that will benefit you from capital growth, there is no particular formula to follow. Every investment opportunity comes with risks, but Property Observer has asked a group of buyer’s agents to share a property they’ve bought that made an impressive capital gain and one they learnt a lesson from. Each agent was asked about the property and why he or she chose it. 
Read below for some tips for your next investment choice. 
 
Rich Harvey, buyer’s agent and managing director of <a href="https://www.propertybuyer.com.au/" target="_blank">www.propertybuyer.com.au</a>
Investors get confused between “Research” and “Search” 
We all dream of finding an amazing property deal that will provide incredible returns to give us financial freedom.  However, the reality is that property investment is a long term game and we need patience, fortitude and wisdom to do well.  I see so many investors get impatient and sell out too early and miss out on the best years of growth when a property cycle turns upward.  I also hear of investors rushing into new off plan deals because the brochure looks nice and they can see themselves living there when the market fundamentals do not stack up.
Property investment in the first instance is about picking the right area before drilling down to individual property type.  Investors get confused between “Research” and “Search”.  Research is about understanding the dynamics of the local area, the micro and macro factors that will drive a local market – i.e. demographics, population growth, infrastructure, employment, supply and demand.  Searching is about looking at what property types suit the local area and are in the highest demand. Then it’s about the individual characteristics of the property itself – construction type, floor plan, finishes and inclusions etc.
With over 15,000 suburbs to choose from investors can face an overwhelming challenge to pick the right areas.  Fortunately there are some clever research tools that we use as Buyers Agents to help shortlist both suburbs and properties.
I have bought a multitude of properties that have performed well over the long term.
As a buyers’ agent I regularly come across “off-market” deals via our extensive network of agents.  I purchased a property in Leichhardt in Sydney’s Inner West back in mid-2007 for $645,000.  It was a tri-level townhouse with four bedrooms, 2.5 bathrooms and a very rare double lock up garage.  At the time the rent appraisal was only $650 but I knew this was under-rented and with some minor renovations it could increase both yield and value.  The property was located very close to Norton Street, which is the main shopping strip of Leichhardt with the Italian Forum shopping centre, trendy cafes, bookshops and other boutique stores.  Although under the flight path, Leichhardt is close the CBD, with good road, bus and light rail links nearby.  The Inner West of Sydney is a solid performing area for capital growth and contains a good mix of property types.
I chose the property as it was located in a quiet street and in a small block of only five townhouses (low strata fees), close to schools and shops, and the double garage - which was a rare as hen’s teeth!  Internally, the property had a good layout with average size kitchen, living and diving and outdoor terrace, leading to a small grassy yard.  There was also a small study on the ground floor with its own courtyard.  On the first floor were three bedrooms and two bathrooms (main with ensuite).  On the third level was a huge open plan rumpus area which could be used as a teenagers retreat/ extra bedroom or fabulous home office.
It could be rented to a wide range of potential tenants and we never had any vacancy issues. We were able to raise the rent each year in line with market increases and got the rent up to $950 per week.  I recently sold the property for $1.03 million to pursue other investments, so made a solid capital gain of almost 60% over six years (i.e. 9.9% per annum).  I would have been happy to retain this property as part of my portfolio but there also comes a time when it is appropriate to sell and take a profit.
 
Jacque Parker, director of <a href="https://housesearchaustralia.com.au/" target="_blank">www.housesearchaustralia.com.au </a>
Smart buying occurs in the price range where the majority of residents in the area can afford to rent
 
I purchased a "bread and butter" freestanding house in Singleton at the end of 2001 for IP purposes.  Wanted to stay around the affordable/median price for the town (as I've done with all our residential investments) and searched for a property that would appeal to a wide variety of tenants (3x1x1 with decent yard and easy walk to town centre).
We chose this town as it was affordable for our budget - sub $100,000 - at the time. We had some familiarity with the area and knew the town was large enough to support more than one industry such as agriculture, defence force and mining. We also wanted something that lent itself to a renovation if we decided to increase value.  In the 12 years we've owned it, the rent has increased from $150 per week to $330 and the value has increased from $85,000 to $320,000. That's a 274% increase in 12 years, which we're happy with.
The property has consistently returned us an increasing positive cash flow, with very little added over the years in terms of costs.  We have repainted, conducted minor repairs and added new blinds only during this period. We have been fortunate enough to have an excellent caring tenant during the majority of our ownership and out of our entire portfolio, it has provided the least headaches. What we learnt from this investment is that smart buying occurs in the price range where the majority of residents in the area can afford to rent.  Doing our research beforehand certainly helped in ascertaining this, as well as having local knowledge of this particular area and town. It also has killed off the long-held myth that there is little capital growth to be had in regional areas!
 
Philippe Brach, buyer’s agent at <a href="https://www.multifocus.com.au/" target="_blank">Multifocus Properties and Finance</a>
Cash flow has to be manageable
I bought a three-bedroom townhouse in St Lucia in Brisbane in late 2004 for $320,000 that was rented to a coffee shop owner for $380 per week. He vacated three weeks later and ever since I have permanently three overseas students from the nearby Queensland University Campus (1.5km away) and the rent jumped to $500 per week straight away.
Currently, the property is valued at $600,000 and with the upcoming increase in prices in Brisbane I am confident that this will jump again. In addition, I now collect $630 rent per week. So it is a nice combination of being cash flow positive and great provider of capital gains.
The only property I bought that underperformed was an over 55s unit in Eagleby, south-east Queensland. It was an experiment for me. I paid $90,000 for it in 2005 and it is worth about $85,000 now. The rent is great – currently $250 per week – so it is comfortably cash flow positive, but capital growth is non-existent. I assumed at the time that, since pensions increase by 2% above CPI, capital growth would follow the same progression. It brings me some cash, but you are never going to get seriously rich with a cash flow alone!
My philosophy is that capital growth is definitely the name of the game, but cash flow has to be manageable. Buying a strongly negative cash flow property that promises great capital gains can be reckless unless you have too much cash to burn.
 
Damian Collins, managing director of <a href="https://www.momentumwealth.com.au/" target="_blank">Momentum Wealth</a>
Fundamental property principles - Land value is what goes up while buildings depreciate
We have purchased a number of properties that have performed exceptionally well for clients. One recently springs to mind is a client purchase that was just sold for a substantial profit. The property is in the Perth suburb of Kewdale.
We purchased the property for $515,000 in March 2011 and the client sold it in December 2013 for $761,500 without doing anything to it. This represented capital growth of 47.9% in the period of 2 and 3/4ths of a year when the Perth market median has grown only 5.1% over the same period. We have had a number of similar results for clients. Our research team had identified rezoning in the area and predicted a rapid re-rating in the market of any property with development potential. Our Buyers Agent team targeted this area for clients looking for development opportunity and many clients are up around 50% in around two years.
A property that I've purchased that underperformed would be a unit I purchased myself many years ago in the early 2000's. I sold it a few years later for a small profit, however it had underperformed the market. I realised quickly the importance of sticking to fundamental property principles - land value is what goes up while buildings depreciate. As long as you understand that you can make more informed property decisions.
<a href="mailto:news@propertyobserver.com.au" target="_blank">news@propertyobserver.com.au</a>
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How buyer's agents pick the best performing properties

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Property development and investment group Tipalea Partners has splashed $11.8 million on an industrial property in Port Botany, amidst structural change in South Sydney, which will see 20% of the current industrial market removed.
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"South Sydney remains such a strategically important industrial market in Sydney and it's undergoing massive structural change,” says Scott Spanton managing director of Tipalea Partners.
“The most significant change is that around 1,000,000 square metres of industrial land and buildings is earmarked for residential and commercial redevelopment over the next five years. This will effectively remove 20% of the current industrial market," says Spanton.
Tipalea Partners bought a 6,600-square-metre six unit industrial property on Beauchamp Road with an 8.1% indicative rental yield.
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"We expect strong rental and capital growth potential will be created by the ongoing displacement of industrial tenants as the gentrification of South Sydney continues between now and 2020.
“It's the perfect storm of investment conditions, critical infrastructure assets are being expanded, demand for space is increasing but supply is shrinking,” says Spanton.
The site is fully leased with expiries ranging from 2014 to 2018.
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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Tipalea Partners snaps up Port Botany site for $11.8 million

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At the height of the mining boom back in 2011, Gladstone was touted by many as a hotspot; recording a vacancy rate of just 0.6% in the June quarter and settling in as Queensland’s top performer in August.
But after an injection of supply into the market from completed projects and QGC moving their staff to accommodation on Curtis Island, the vacancy rate has continued to climb.
Louis Christopher of SQM Research recently spoke to David Koch on Channel 7’s Sunrise and claimed that Gladstone is experiencing rental falls of 30% and a high vacancy rate around 7%; concluding that the Gladstone market is positioned to crash.
According to RP Data, rents have continued to trend downwards since February 2013 and the median weekly rental rate has fallen -7.3% for houses as of October 2013.
John Fieldus director of property management and leasing Ray White Gladstone says the vacancy rate got very close to 9% the week before Christmas but is currently back around 3.5%. 
“I’ve been a property manager for 25 years and it’s very sensational what is being said.
“Vacancy rates got very close to 9% the week before Christmas but that occurs every year in Gladstone.
“It’s like an ebb and flow effect, a lot of tenants do transfer, it’s a very transient sort of town,” says Fieldus.
Fieldus says that rental property in Gladstone accounts for around 40% of all dwellings.
“The vacancy rate has been less than 1% over the last seven years until a month ago. Some 4,000 houses have been built in the last year, and a large percentage of those are investor driven.
“There’s around 850 vacancies around the city at the moment, which is four times higher than what we’re used to. But I’m confident in the market absorbing a lot of the vacancy we have, it just takes sheer hard work,” says Fieldus.
Fieldus says rents in the area have come back 10-15% in recent times, which means existing tenants can get a better deal.
“Majority of the tenants are existing tenants in town looking for a better deal. They’re picking up on that 10-15% drop and can find something better,” says Fieldus.
Fieldus describes the Gladstone market as a funnel; too much is going into the top and it can’t be funneled through.
“It’s certainly not going to be a buoyant year but I don’t think the market has crashed it, I dispute that strongly.
“Our challenge is to absorb all those vacancies. I think over 500 would be self-contained units built and developed for the Curtis island project.
“The company then built their own accommodation on their construction site and now there are several thousand living in the companies own accommodation on the island, which has been detrimental to Gladstone.
“I think housing is nearly in balance and I think we can get it back to balance this year. Majority of the development has ceased here, so we’re trying to filter everything through the funnel but too much is going through the top."
In terms of the future market for Gladstone, Fieldus says it just needs a bit of elbow grease.
“It’s taken more than 12 months to absorb the vacancies and the town itself is in a little bit of semi shock.
“If you stand back and be objective, we’ll be in oversupply for a little while. It will just take some time, it needs some growth and there is still a lot of employment around,” says Fieldus.
Major projects currently under construction include the $2.5 billion port expansion of the Fisherman’s Landing Reclamation Area, the $2.5 billion Wiggins Island new coal export terminal and the $23 billion LNG production facility, among many others.
The median house value as of November 2013 was $495,000, a 10% drop from $551,000 in November 2012, according to Residex. They put the capitalised annual yield at 6%, with the median reflecting a 5% rental yield.
RP Data records the median rental yield of West Gladstone at 6%.
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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Is the Gladstone market positioned to crash? 

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Confidence in the property industry has reached record levels, increasing eight points since the same time last year to a new high of 140 points. 
According to the Property Council/ANZ Property Industry Confidence Index, every Australian market is in positive territory, with capital values expected to rise and construction activity set to increase.
“This is great news for the hundreds of thousands of Australians working in the property industry,” says Property Council of Australia chief executive Peter Verwer.
“Positive expectations about house price growth and significant expected increases in residential construction activity across the nation are driving a strong upturn in confidence for the property industry.
“The industry has been buoyed by strong staffing level increases across the nation over the last three months and is confident of further increases in staff hiring over the next 12 months,” says Verwer.
Verwer says the answer to boost economic growth and create jobs is a clear answer.
“The message from Australia’s largest business confidence survey is that it is property and construction, the industry that employs more people and contributes more to GDP than any other, that will lead the way to future prosperity.
“This is more than a bounce due to political events – this is Australia’s largest industry powering back up after a long period of consolidation,” says Verwer.
But outside the property sector, ANZ chief economist Warren Hogan says the improvement in business sentiment has been tentative and the near-term outlook for the Australian economy remains subdued.
“Mining investment is winding down from unsustainable highs and the public sector will likely detract from growth in the near-term.
“Hence, despite a solid recovery in the property sector, ANZ expects that Australia will experience below-trend growth over the next 12-18 months.
“For monetary policy, this suggests that we are in for an extended period of low interest rates. The future path of the AUD, however, will remain an important consideration for the RBA,” concluded Verwer.
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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Confidence in property industry reaches record high

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Sydney homeowners have the chance to have their home remodeled with bespoke Italian furniture worth up to $1 million. The only catch – your home will act as a living showroom for 12 months.
After a similar contest in New York, Venetian design group Design-Art has landed in Australia and is seeking an apartment/terrace around 150-200 square metres.
The homeowner will have the opportunity brief the Design-Art team on their design goals, and then work with Italian designers and local architects to transform their home.
The home will be decked out in hand crafted furnishings, 3D-printed lighting, floor coverings, kitchen and bath furniture and accessories, all incorporated into the homeowners design brief.
The redesign process will take approximately 14 to 18 months – the fit out process and then 12 months of showcasing the home to media and industry events.
Entries close on February 15 and details on the contest can be found <a href="https://design-apart.com/nyc-loft/sydney/" target="_blank">here</a>.
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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Sydney homes sought for $1m remodel

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Werribee South’s integrated marina and residential master-planned community Wyndham Harbour is soon to release its second apartment building, following the sell out of Marina Quays.
The Lighthouse - designed by SJB architects - will feature 137 apartments over five levels in a white façade at the end of Quay Boulevard.
“From the exterior individual apartments are not easily recognized – undulating rhythm of the structure both horizontally and vertically celebrates a sculptural composition over one of order,” says SJB director Oliver Mayger.
“The linear balustrade elements, slip in behind and alternate between sold and clear glazed materials, this format offers different views to the park and the distant CBD,” says Mayger.
On offer will be one-, two- and three-bedroom apartments and a penthouse.
The sold out Marina Quays apartment is made up of 104 apartments and 1,000 square metres of retail space, with an expected completion date of May this year.
Wyndham Habour is set to be Victoria’s largest marina upon completion, featuring 1,000 marina berth, house and land packages, two beaches, 10 hectares of landscaping with cycling and walking trails and a cosmopolitan centre.
Some 142 land lots have been secured.
<a target="_blank" href="https://mce_host/news@propertyobserver.com.au">news@propertyobserver.com.au </a>
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Buyers to navigate towards Wyndham Harbour's The Lighthouse

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QM Properties has taken over the Doonella Noosa development from Stockland, which has secured 14 off-the-plan sales since launching to the public in December.
“We have always enjoyed a strong presence in Noosa, and have been looking for more opportunities there,” says QM Properties sales manager Damien Ross.
“Due to the Council population cap and restrictions on development, land is difficult to find in Noosa,” says Ross.
Only 12 home sites remain with land lots priced from $225,000 and house and land packages priced from $450,000 to $500,000 for a four-bedroom home.
Lots range in size from 600 square metres to 900 square metres and are surrounded by bushland and wildlife.
Residents will have access to walking trails, an outdoor meeting space and an organic community garden.
QM Properties says majority of sales have been to young families who are attracted to the Noosaville primary school and the catholic college in the estate.
The median house price in <a target="_blank" href="/news">Noosaville</a> is $715,000, a 7.1% change in the past year, according to RP Data.
news@propertyobserver.com.au
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QM Properties takes the reins for Stockland's Doonella Noosa development

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All 19 lots released in Places Victoria’s eco-industrial business park Logis in Dandenong were snapped up within a week of going to market, totaling $19.5 million.
The 154-hectare former Dandenong treatment plant site will become an industrial estate, generating around 5,000 jobs.
Places Victoria acting chief executive officer Peter Armstrong says 25 companies from Australia and overseas had competed for the land, including some who were vying for multiple lots.
Successful bidders included Australia’s largest tool distributor, Hobson Engineering.
Places Victoria’s residential estates in Epping and Officer also recorded strong growth, with sales in the final quarter up 100% on the previous year.
“We had to swallow a bitter pill last year, but the decisions made in early 2013 have resulted in a more focused and streamlined organisation that is demonstrating it can be a sustainable business entity,” says places Victoria acting chief executive peter Armstrong.
“Places Victoria’s mandate is to deliver urban renewal projects on behalf of the government and when possible to create opportunities for the private sector.
“Logis is a perfect example of this – it’s expected to attract more than $480 million in private sector investment by the time it’s finished from a public investment of less than half that,” says Armstrong.
Additional lots in stages six and seven will be released to the market early this year.
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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Places Victoria's Dandenong business park Logis a sell-out

<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

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[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

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[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

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[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

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[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

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[smartcode_project_cta:default project_id=152737]

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Nicola Trotman

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