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It could be called a loophole or a simple stuff up, but it has been discovered that public housing tenancies in heritage properties are exempt from the Residential Tenancies Act 2010, except for Part 7.
The Brown Couch – the tenants union of NSW blog – revealed the revelation, which sees more than 500 properties affected, and named it a 'stuff up'.
Landlords who own certain types of heritage properties are also exempt from the Act, as are the NSW Land and Housing Corporation.
Tenants and landlords in heritage properties cannot use the residential tenancy act as a point of reference, and dispute resolution for tenants would go under a Consumers Claims Act through the Consumer, Trader and Tenancy Tribunal.
Housing NSW’s proceedings for termination would have to go through the local court or Supreme Court under the Landlord and Tenant Act 1899.
Tenants still have legal rights and obligations however, under the lease signed with Housing NSW.
Affected properties:
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· Approximately 200 premises in Millers Point and Dawes Point (being premises listed on the State Heritage Register as items of State heritage significance under the Sydney LEP 2012);
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· Approximately 89 premises in Woolloomooloo (being items of local heritage significance under the Sydney LEP 2012)
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· Approximately 89 premises in Waterloo (being items of local heritage significance under the Sydney LEP 2012);
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· Approximately 39 premises in Pyrmont (being items of local heritage significance under the Sydney LEP 2012);
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· Approximately 36 premises in Glebe (being items of local heritage significance under the Sydney LEP 2012);
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· Approximately 31 premises in South Granville (being items of local heritage significance under the Parramatta LEP 2011);
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· Approximately 13 premises in Darlinghurst (being items of local heritage significance under the Sydney LEP 2012);
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· Approximately 12 premises in Surry Hills (being items of local heritage significance under the Sydney LEP 2012);
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· Approximately three premises in North Sydney (being items of local heritage significance under the North Sydney LEP 2001);
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· Premises in the Strickland Buildings, Chippendale (being an item of local heritage significance under the Sydney LEP 2012);
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· Premises in the Alexandra Terraces, Camperdown (being an item of local heritage significance under the Sydney LEP 2012);
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· Premises in the former Salvation Army College, Petersham (being an item of local heritage significance under the Marrickville LEP 2011)
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Community housing tenancies are not affected, nor are public housing tenancies in properties that are part of a heritage conservation area on a local heritage register are not affected.
 If you have any concerns or queries about the exemption, please contact <a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=TyAnEZwTQk-uHuB83LQUJ7NxGIFPw9AIDvA1kwG9WNRctgNs_FsR_sGmEn_L9zW35C5e2Go-Q-Y.&amp;URL=http%3a%2f%2fwww.tenants.org.au%2fneed-advice">your local Tenants Advice and Advocacy Service</a>.
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ntrotman-Et3xWpamVh

Residential Tenancies Act stuff up excludes public housing tenants in heritage properties

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Public housing rules are set to tighten and new rules will be introduced in a bid to avoid properties sitting vacant for up to a year while tenants went on vacation or served a prison term.
Housing Minister Tim Mander says rules under the old government allowed tenants to take holidays of up to 12 months without putting their tenancies at risk.
“These houses are there to house the most vulnerable members of society - they’re no good to anyone sitting there empty.
“This Government promised to revitalise frontline services, something that’s particularly important when we’re dealing with families on low or modest incomes,” says Mander.
Mander says there are more than 21,000 households on the social housing waiting list.
New rules to be introduced include capping holidays at four weeks and anything longer than this will require tenants to seek departmental approval.
Longer absence will be allowed for those who are away due to legitimate work or study commitments or are undergoing an extended stay in hospital.
Tighter rules also mean family and friends of an absent tenant will no longer be able to stay in the property rent-free.
“There are still too many households on the waiting list so it’s vital that our resources go where they’re needed, rather than being squandered where they’re not,” says Mander.
Last financial year alone public housing tenants took 285 breaks of between three to 12 months and were absent from their taxpayer subsidised homes for an average of 171 days.
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Public housing rules to tighten to avoid dormant properties

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In a follow up to yesterday's <a target="_blank" href="/news">article</a>, a Port Melbourne gem trumped both top sales mentioned by RP Data and sold for $5.175 million.
RP says the sale was not included on their list as they were not 100% sure of the sale price.
The four-bedroom, four-bathroom home passed in at its November 30 auction at $5.025 million, after four bidders tackled it out.
The property sold immediately after auction.
Set over four levels, the home boasts an earthy façade of timber, copper and zinc designed by SJB Architects.
The home features polished concrete floors on the ground level, a home cinema, feature staircase, lift and Gaggenau appliances.
The master bedroom’s bathroom boasts twin showers, marble topped basins and an Italian bath.
The rooftop levels acts as a viewing platform over Melbourne and the bay and includes a pool, sauna, outdoor shower and Delonghi sushi barbeque.
Also featured is a suspended private viewing platform.
The 222-square-metre lot, with plans and permits, was purchased in 2006 or $1.6 million.
The home was listed with Robin Parker and Sam Hobbs of <a href="https://www.25beachstreet-portmelbourne.com/" target="_blank">Marshall White</a>.
ntrotman@propertyobserver.com.au
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Port Melbourne gem Melbourne's most expensive sale

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Developer Ho Bee Australia’s strong reputation in Asia will aid in the sales of apartments in their $120 million Surfers Paradise tower, which will be the first high rise development to grace the Surfers Paradise skyline in five years.
The $120 million unnamed 41-storey apartment tower will be located between central Surfers Paradise and Main Beach, and will sit adjacent to the Surfers Paradise North light rail station.
<img alt="Ho-Bee-Surfers-Paradise-site-aerial-one" height="237" width="470" src="/images/stories/2013/12/04/Ho-Bee-Surfers-Paradise-site-aerial-one.jpg">
Site works are currently underway; with the last development to commence construction in the precinct being the Hilton Towers in 2009.
<img alt="Ho-Bee-Surfers-Paradise-site-aerial-two" height="276" width="470" src="/images/stories/2013/12/04/Ho-Bee-Surfers-Paradise-site-aerial-two.jpg">
Sales and marketing agent Deborah Provost says the Gold Coast is facing a critical shortage of new apartment stock.
“This product will go some way in filling that impending void,” says Provost.
“I have been dealing extensively with local, interstate and overseas buyers who are primed to make their next property play on the Gold Coast.
“They are encouraged by the dwindling supply of new apartments here and increasing property values sparked by burgeoning activity in the southern capital markets, but their options here are becoming limited in the traditional beach strip precinct between Broadbeach and Surfers Paradise.
“Currently, the majority of new apartment stock in projects like Hilton and Soul is priced above $1 million and to an extent that has polarised some prospective investors.
“Locally, we will be marketing the project to end-users and lifestyle buyers who know the area and its attributes well.
“Asian investors also have a penchant for beachfront apartments and we will be tapping into this market with targeted investor product,” says Provost.
<img alt="Ho-Bee-tower---artists-impression-cropped-one" height="459" width="470" src="/images/stories/2013/12/04/Ho-Bee-tower---artists-impression-cropped-one.jpg">
Barry Lee of DBI Design says the tower will be of international standard.
“The developers are capitalising on the strengthening local market, lack of new beachside apartment stock available or planned, and improving property market conditions across the country.
“This project is a symbolic step forward for our city.
“Its design will make a sophisticated and meaningful contribution to our city’s spectacular skyline, while delivering new levels of innovation in sustainability and community,” says Lee.
Lee says the tower will be the first project in Gold Coast’s new cycle.
The tower is anticipated to launch in the first quarter of 2014, at which time the name will be revealed.
<a target="_blank" href="mailto:ntrotman@propertyobserver.com.au">ntrotman@propertyobserver.com.au</a>
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Overseas investors to tap into Surfers Paradise's first highrise in five years

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It was a difference of just $50,000 between this week’s top two most expensive sales, with a Bellevue Hill trophy home taking out first place for $4.875 million, according to RP Data.
Located on Ranfurley Road, the classic meets rustic home (pictured below) features four bedrooms, three limestone bathrooms with heated floors and European oak floors throughout.
{yoogallery src=[images/stories/2013/12/03/bell]}
The property boasts multiple living areas, opening to a deck with a built in barbeque and saltwater pool.
Built in 1985, the 582-square-metre property underwent renovation in 2010.
It last traded in January this year for $4 million and $4.3 million in September 2009.
Elliott Placks and Ashley Bierman of <a href="https://www.raywhite.com/nsw/bellevue-hill/1044401/" target="_blank">Ray White Double Bay</a> secured the sale at its November 28 auction.
Down south in Melbourne, a six-bedroom home in South Yarra took out second place, selling after auction for $4.825 million.
Situated on 705 square metres, the four-bathroom trophy home (pictured below) was built in 1940.
{yoogallery src=[images/stories/2013/12/03/south]}
It last traded in 2004 for $2.58 million.
There were two registered bidders at its November 30 auction and a crowd of around 30, according to James Buyers Advocates.
The property was passed in at $4.725 million, but secured a sale after auction.
Jock Langley of <a href="https://www.abercrombys.com.au/buying_search_results_detail.aspx?OID=6285829&amp;Sold=1&amp;GID=520&amp;tp=520SearchResults&amp;Sub=South+Yarra%2c&amp;Order=suburb&amp;Con=S" target="_blank">Abercromby’s</a> listed the home.
The weekend's most expensive sales, according to RP Data:
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/5_ranfurley_road_bellevue_hill_nsw_2023/1370399" target="_blank">5 Ranfurley Road, Bellevue Hill, NSW, 2023,</a> four-bedroom house, sold on November 28 by Ray White Double Bay for $4.875 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/17_alexandra_avenue_south_yarra_vic_3141/13126384" target="_blank">17 Alexandra Avenue, South Yarra, VIC, 3141,</a> six-bedroom house, sold at auction on November 30 by Abercromby's Real Estate for $4.825 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/4_burrabirra_avenue_vaucluse_nsw_2030/7137474" target="_blank">4 Burrabirra Avenue, Vaucluse, NSW, 2030,</a> four-bedroom house, sold on November 29 by Ray White Double Bay for $4.25 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/48_jersey_road_paddington_nsw_2021/5269550" target="_blank">48 Jersey Road, Paddington, NSW, 2021,</a> four-bedroom house, sold at auction on November 30 by One Agency Ingram Property for $3.7 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/17_burran_avenue_mosman_nsw_2088/4480129" target="_blank">17 Burran Avenue, Mosman, NSW, 2088,</a> four-bedroom house, sold on November 28 by Ray White Lower North Shore for $3.4 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/7_sargood_street_toorak_vic_3142/13588587" target="_blank">7 Sargood Street, Toorak, VIC, 3142,</a> three-bedroom house, sold at auction on November 30 by Marshall White Armadale for $3.285 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/103_beattie_street_balmain_nsw_2041/1251207" target="_blank">103 Beattie Street, Balmain, NSW, 2041,</a> four-bedroom house, sold at auction on November 30 by McGrath Estate Agents for $3.16 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/24_bungan_head_road_newport_nsw_2106/14201971" target="_blank">24 Bungan Head Road, Newport, NSW, 2106,</a> four-bedroom house, sold prior to auction on November 30 by Belle Property Manly for $3.05 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/10_koowong_avenue_mosman_nsw_2088/4487722" target="_blank">10 Koowong Avenue, Mosman, NSW, 2088,</a> four-bedroom house, sold on November 27 by Raine &amp; Horne Mosman for $3 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/58_hardy_street_dover_heights_nsw_2030/2120716" target="_blank">58 Hardy Street, Dover Heights, NSW, 2030,</a> four-bedroom house, sold at auction on November 28 by Raine &amp; Horne Double Bay for $2.96 million.
The weekend's chepaest sales are on the next page. Please click below.
 
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Heading over to the cheapest on the list, a three-bedroom unit in Seaford was Melbourne’s most affordable sale over the past weekend, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-unit-vic-seaford-115359419" target="_blank">2/7 Hadley Street</a>, the unit (pictured below) sold for $247,500 through James Crowder Community Real Estate – Mount Eliza.
{yoogallery src=[images/stories/2013/12/03/sea2]}
It was listed for sale with a price guide of “$260,000 to $290,000”.
Prior to this sale, it last sold in 1992 for $85,000, according to RP Data records.
The property listing also stated that it was selling “under instructions from state trustees”.
Listing agent John Young told Property Observer that the auction was attended by eight people, with two registered bidders.
He added that the successful bidder was an investor.
When asked about the eventual selling price, he said: “We got pretty close to the reserve price, we had two bidders, and when that finished we moved on.”
Young noted that the unit was located in an “industrial area”, which “put a lot of people off”.
“Generally in Seaford, they’re all selling well for those by the beach. This was just one particular unit,” he said.
According to Young, the unit should rent for $280 per week after the owners “touch it up”.
With an estimated asking rent of $280 per week, the price reflects a 5.88% yield.
According to the <a href="/news">latest RP Data report</a>, the median sale price for units in Seaford is $335,500, up 4.8% on last year. The average discount required to sell a unit is 6.9%, while private treaty sales average 92 days on market.
The median asking rent for units in Seaford is $290, while gross rental yield currently stands at 4.5%.
Other three-bedroom properties for sale in Seaford include <a href="https://www.realestate.com.au/property-house-vic-seaford-115542043" target="_blank">45 Centenary Street</a> (pictured below), which has been listed for sale at "$385,000+".
{yoogallery src=[images/stories/2013/12/03/sea1]}
It last sold in 2012 for $320,000, according to RP Data records. It also sold in 2003 for $215,500, in 1997 for $90,500, in September 1988 for $90,500 as well, and in June 1988 for $85,500, according to RP Data records.
The house was also listed for rent in 2009 at an asking price of $260 per week, according to RP Data records.
<a href="mailto:ntrotman@propertyosbserver.com.au" target="_blank">ntrotman@propertyosbserver.com.au</a>
<a href="mailto:dleow@propertyobserver.com.au" target="_blank">dleow@propertyobserver.com.au</a>
 
 
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South Yarra and Bellevue Hill neck and neck for weekend's most expensive sales: RP Data

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Residents in south-east Queensland’s Springfield are now connected to the south-east Queensland network, with the rail line opening on Sunday.
Transport and main roads minister Scott Emerson says Sunday was a major coming of age milestone for Springfield, with work on the rail component officially complete.
“Springfield residents now have a fast and integrated rail connection to the south east Queensland network, and it will go a long way toward relieving traffic congestion on major arterial roads.
“This new line and the frequency of operation delivers on our election promise to revitalise frontline services,” says Emerson.
Services will run every six to 12 minutes in the morning peak and every 12 minutes in afternoon peak.
“There’ll be plenty of services on the weekend as well, with consistent 30-minute departures on Saturdays; and services every hour from 7am and every 30 minutes from around 10am to 10.30pm on Sundays,” says Emerson.
The minister says the labor government failed to plan properly for the parking needs of passengers, therefore the Newman government – in partnership with the Ipswitch council - will deliver 400 additional spaces at Springfield central early next year.
Springfield Central currently has 100 park’n’ride spaces available.
“Thanks to the help of Mirvac we have also delivered an interim parking solution for commuters at Springfield Central, by installing a 300-space temporary car park opposite Orion shopping centre available in the next couple of weeks.
“Springfield station is situated a short walk from the route 522 bus stop on Woodcrest Way and the new interchange will be serviced by routes 522, 526 and 534.
“Work on the 5.5 kilometre road component of the project is still underway and includes the duplication of the Centenary Highway between the Logan Motorway Interchange and Springfield Parkway.
“These road upgrades are scheduled for completion early next year,” says Emerson.
<a href="mailto:ntrotman@propertyobserver.com.au" target="_blank">ntrotman@propertyobserver.com.au</a>
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Springfield commuters linked with south-east Queensland network

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A limited number of land lots in the masterplan development The Fields will be released to the public via an auction on December 10.
Located in Schofields, the 14 residential land lots range in size from 351 square metres to 474 square metres and have a starting price of $320,000.
“There is robust demand for land lots within the local area and this release represents an affordable opportunity to step into a market which offers a new level of living in an area which is undergoing substantial growth,” says Laing+Simmons Hurtsville managing director Matthew Matthews.
“Typically land in this area is sold by a ballot system which is based on ‘first in best dressed’. However an auction sale allows buyers to compete for land on an even playing field,” says Matthews.
Schofields in a 465-hectare precinct which has the capacity for approximately 2,950 new dwellings and 8,000 residents, 45 kilmoetres from the Sydney CBD.
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Schofields land lots in latest development to be released via auction

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The latest development in Ryde to be released to the public is Meriton’s Evoke apartments, securing 30 apartment sales in the first week.
Located on Porter Street, Evoke will comprise of 278 apartments across four buildings, up to seven storeys in height.
With designs by Architectus, Evoke features a modern exterior with stone and metal cladding inspired by the history of the once-industrial site.
Meriton doesn’t have pre-sale requirements to fund the construction, therefore staging sales evenly across the development.
“Staging our sales evenly allows us to cater to market demands throughout the course of construction,” says national sales director James Sialepis.
“Expressions of interest for this development are extremely strong with investors and owner-occupiers keen to capitalise on its central waterside location - Meriton has already sold 30 apartments at ‘Evoke’ from its Sydney head office,” says Sialepis.
One studio-apartment is available for $505,000 and is 36 square metres in size.
One-bedroom apartments range in size from 46 square metres to 60 square metres and start from $585,000.
Two-bedroom apartments range in size from 69 square metres to 100 square metres and start from $725,000.
Three-bedroom apartments range in size from 108 square metres to 117 square metres and start from $895,000.
Apartments will feature stone benchtops, euro appliances, glass splashbacks and soft-closing drawers.
Residents will have access to a 20-metre pool, sauna, spa and gym as well as an onsite childcare centre and 38 bike parks.
Evoke will also feature onsite shops at street level.
Demolition of the site has already begun with a completion date scheduled for mid 2015.
<a href="mailto:ntrotman@propertyobserver.com.au" target="_blank">ntrotman@propertyobserver.com.au</a>
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Meriton launches Evoke in Ryde with design inspired by site's industrial heritage

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Construction has started on the $120 million Belise development in Bowen Hills, with Lord Mayor Graham Quirk turning the sod last week.
Located on the corner of St Pauls Terrace and Brookes Street, Belise will comprise of 228 apartments across 21 levels.
Having launched in October 2010, the development had a <a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/developments/more-than-half-of-fortitude-valley-s-new-stock-yet-to-find-buyers/2012012953162" target="_blank">slow start</a> to the market but has since secured 150 apartment sales, with 37 snapped up between July and September this year.
A joint venture between Group Kildey and Reed Property Group, Belise has been designed by Architects Australia and features a fitness centre, outdoor pool, sundeck, rooftop lounge and ground floor dining.
Remaining one-bedroom apartments are priced from $369,000 and two-bedroom apartments are priced from $474,000.
Michael Wilkins managing director of Acuity Property Solutions says Belise has received interest from both local and overseas buyers.
“Interstate investment buyers are also attracted by the value that Belise represents. For example, a one-bedroom apartment plus study at Belise starts from $369,000 while an equivalent apartment in Sydney would start from more than $500,000.
“These features [local amenities] are very attractive to prospective tenants and our research shows that tenants are more likely to choose Belise over other developments on the market for this reason. This is very reassuring to prospective investors,” says Wilkins.
Belise has a total walk score of 90 out of 100 and is located in proximity to the $2.9 billion RNA Showground redevelopment.
“By way of comparison, the average Walk Score for the greater Brisbane area is just 51 out of 100. Belise is a walker’s paradise,” says Australia property expert Michael Matusik.
“Our recent study of Brisbane also found a strong correlation between a suburb’s Walk Score and a property’s investment performance.
“For example, those inner Brisbane suburbs with a Walk Score in excess of 85 out of 100 have seen their apartment stock grow in value by a full 1%more each year when compared to those locations with lower levels of walkability,” says Matusik.
<a href="mailto:ntroman@propertyobserver.com.au" target="_blank">ntroman@propertyobserver.com.au</a>
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A lengthy start sees constructions begin on Brisbane Belise development

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There has been talk in the property sphere that the Melbourne market is running out of steam.
Melbourne has been the star performer in auction listings this spring, however its clearance rate is starting to dwindle, with three consecutive weeks below 70% now, according to RP Data.
Meanwhile, Sydney’s clearance rate is still staying afloat, with 74.9% recorded last week.
In the September quarter, Melbourne house prices grew to a new record, increasing by nearly 9% to $595,500, according to REIV.
With the end of the December quarter not too far away, Property Observer posed the question to industry experts on whether they thought the Melbourne market had plateaued.
Robert Larocca – Victoria housing market specialist with <a href="https://www.rpdata.com/" target="_blank">RP Data</a><img src="/images/stories/2013/11/29/robert-larocca-profile-for-site-2.jpg" width="125" height="150" alt="robert-larocca-profile-for-site-2" style="float: right;">
YES, AFTER A YEAR OF GROWTH THE MELBOURNE MARKET HAS PLATEAUED
Recent evidence suggests that after a year of growth the Melbourne market has plateaued. The RP Data House price index showed growth of 8% in the year to October but that growth slowed in October and in the 4 weeks till last weekend it actually went down by 0.7%.
This is hardly a calamitous but when added to the fact that the clearance rate has been below 70% for each of the last three it suggests the earlier strong growth has slowed or plateaued.
Mitigating this is the strong auction volumes generated by confident vendors. Since the end of winter (and including this coming weekend) there have been just under 13,300 auctions in Melbourne, which is 35% more than the same time last year.
The apparent easing may not be a bad thing if the growth over the last year is more sustainable than previous cycles.
After all the last two upswings in the market, 2007 and 2009-10 were both rapid and followed by price reductions. This cycle is much more moderate and reflects the performance of the overall economy.
The release of the RP Data – Rismark House Price Indices for November on Monday will provide a clear answer about the market over the last month and whether Melbourne has fallen short of a new high in house prices.
 
Enzo Raimondo ­– Chief executive officer of <a href="https://www.reiv.com.au" target="_blank">Real Estate Institute of Victoria</a><img src="/images/stories/2013/11/29/enzo-profile.png" width="125" height="150" alt="enzo-profile" style="float: right;">
WE MUST NOT TAKE THIS SEASONAL SLOW-DOWN AS A PLATEAUING IN THE MARKET
We do not agree that the market has plateaued. A plateau implies that the market is flat. It isn’t– it is still growing in terms of price and volume but it is starting to slow down in some indicators. This is not unusual – the market generally winds down over Christmas and is slow between December through to February. We mustn’t mistake this seasonal slow-down as a plateauing in the market as it is too early to tell.
In terms of price growth, Melbourne’s house price is still growing. The REIV house price index for November indicates that price growth is likely to be below last month’s increase of 2.3% but is still higher than the 0.6% increase this time last year.
In terms of transactions, we estimate that there were over 10,200 sales in Victoria in October which is the highest for the year. November is expected to exceed this figure so the number of transactions is still increasing although there will certainly be a seasonal drop in volumes in December through to February.
The number of auctions is still very high. We are forecasting around 1,500 auctions for the next three weeks. Although clearance rates have been trending down since the beginning of November the total number of sales remains high.
Article continues on the next page. Please click below.
 
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Andrew Wilson - Senior economist for <a href="https://www.apm.com.au" target="_blank">Australian Property Monitors</a>
<img src="/images/stories/2013/10/04/AndrewWilson-profile.jpg" alt="AndrewWilson-profile" style="float: right;" height="150" width="125">CLEARANCE RATES AND PRICE GROWTH ALREADY PEAKED THIS GROWTH CYCLE
The Melbourne housing market will record its best performance over 2013 since the heady days of 2009 and 2010. House prices are set to rise by around 7% over the year with most price ranges and suburban regions contributing to the solid outcome.
This result will be similar to the increases recorded in 2010 when house prices were up by 6.4% but well short of the 17.3% recorded in 2009 and the 21.1% increase of 2007.
Despite a solid result this year the Melbourne median house price is unlikely to exceed its previous price peak recorded in June 2010. And despite strong buyer activity in the prestige market this year that segment will certainly remain well short of its previous price peaks.
The nature of the Melbourne market this year as it has evolved has been as usual clearly signalled by activity levels in the weekend auction market. Auction clearance rate continue to be a reliable forward indicator of buyer activity and prices growth in the wider market and this year was no exception.
The Melbourne weekend auction clearance rate rose from the 60% average over the September quarter last year to average 70% over the September quarter this year. The Melbourne median house price has increased by 7% over the same period.
Recent indications are that buyer activity in the Melbourne housing market may be moderating, weighed under by a deluge of late season auction listings. Last weekend’s clearance rate of 70.3% was the lowest this spring with the monthly trend on the decline.
Record numbers of properties are set to go under the hammer in Melbourne over the final four weekends of the year with around 4,000 homes listed. Vendors will be keen to sell rather than wait until next year after the holiday break, particularly changeover sellers who have already purchased. With growing competition amongst sellers for a diminishing pool of buyers now starting to get the upper hand, auction clearance rates and prices growth have likely peaked in this growth cycle.
 
Angie Zigomanis - Senior manager residential with <a href="https://www.bis.com.au" target="_blank">BIS Shrapnel</a><img src="/images/stories/2013/11/29/Angie-Zigomanis--porfile.jpg" width="125" height="150" alt="Angie-Zigomanis--porfile" style="float: right;">
 THE MARKET SUSPECTED TO FLATTEN OUT IN 2014
Commentary on the Melbourne housing market has centred on strong clearance rates and prices achieved at auction. However, auctions are concentrated in inner and middle Melbourne and not representative of the whole market. Low interest rates have had a larger impact here, where the population primarily works in industries with a relatively positive outlook, while some pent up upgrader demand arguably exists after weak activity in 2011 and 2012. This has driven current demand and given buyers confidence to bid up prices.
In contrast, outer Melbourne has been weaker. Compared to the year-to-June 2013 median house price rise of 7% and 6% in inner and middle Melbourne suburbs respectively, price growth in outer Melbourne was only 4%. Sales volumes have also not recovered to the same extent as in inner and middle Melbourne. As well as ample new housing supply in recent years, interest rate reductions have also had less of an effect, with much of the population in the outer suburbs concentrated in industry sectors that are under pressure, such as retail and manufacturing.
As a result, the recovery in Melbourne has not been broad based, and we suspect that the market will flatten out in 2014. The Victorian economy still faces headwinds, with employment growth likely to remain limited. There is also a substantial pipeline of new apartments in inner and middle Melbourne working their way through to completion. This will impact on vacancy rates, and while not necessarily competing directly with the housing sector, is likely to have flow on effects and reduce some of the impetus from buyers to push up prices—which may already be evident in the easing in auction clearance rates in recent weeks. Nevertheless, prices should not decline, with purchaser buying capacity supported by low interest rates.
 
Who's opinion would you like to hear? Contact <a href="mailto:ntrotman@propertyobserver.com.au" target="_blank">ntrotman@propertyobserver.com.au</a>.
 
 
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EXCLUSIVE: Has the Melbourne market plateaued?

<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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“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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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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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.

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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.

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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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Nicola Trotman

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