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The Queensland city of Gladstone is at 'approaching the bottom of the market' position for houses for the third month in a row, according to valuation firm Herron Todd White's property clock for May 2016, a simple broad brush means to suggest where property markets are and what direction they're headed.
Gladstone first slipped into this position in March from being a declining market in February, according to the HTW clock.
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The latest report from HTW also deals with heritage-listed property. There are no residential premises in Gladstone that are heritage listed. In saying this, suburbs closer to the city including Gladstone Central, West Gladstone and South Gladstone contain many older traditional Queenslander style homes. 
Many of these homes have been renovated to high standards and have some form of harbour or district view due to the hilly nature of central Gladstone. These types of homes are also generally on larger size allotments (typically around 1,000 square metres) which also adds to their appeal. Homes of this calibre are tightly held however can attract a fair level of interest when they become available, even in current market conditions.
Previously, HTW had said that Gladstone was not a large enough city to see different suburbs being subjected to gentrification. Most new development occurs in newer suburbs on the city fringe. In years gone by, parts of central suburbs such as South Gladstone and West Gladstone were popular with developers building townhouses on larger allotments closer to the city. Most of this redevelopment has ceased since the market peaked. 
On the commercial side, key areas in Gladstone that attract premium retail rentals are those located in prime positions along major transport routes and within modern centres anchored by a major supermarket. Despite weakened market conditions, these centres appear to be maintaining good occupancy levels with few vacancies. Retail tenancies that have been harder hit by local economic conditions are those within secondary locations, within an older style building, have poor access, have poor on site parking or have a combination of these. Within the Gladstone CBD, there are patches of these secondary tenancies generally within Goodoon Street, Tank Street and Toolooa Street. Demand for these tenancies has weakened significantly throughout the recent downturn, with increased vacancies and reduced rental levels.
For residential property, others in the approaching the bottom of market cycle for houses were Darwin, Alice Springs, Bundaberg, Emerald, Mackay and Rockhampton, the HTW clock shows. Bundaberg in Queensland was the new entrant here, improving from its bottom of market status.
The bottom of the market cycle was completed by Mt Gambier and Townsville.
The peak of market remained more or less the same for houses, with NSW Central Coast, Dubbo, Horsham and Newcastle maintaining their positions, while Coffs Harbour shifted to the starting to decline phase. 
 
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Gladstone approaching bottom of market for houses: HTW property clock

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The residential property market in NSW's Southern Highlands has been increasing in both volume and price activity since late 2014, say valuation firm Herron Todd White in their April 2016 property clock.
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HTW says it saw a noticeable increase in activity by investors in 2015. The Highlands property market is heavily influenced by the Sydney property market, with many buyers relocating from Sydney to the region. Now that Sydney has slowed and softened, the Highlands is also anticipated to slow. 
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The fringe suburbs in the Southern Highlands are essentially the villages removed from the three major towns of Bowral, Mittagong and Moss Vale and include villages such as Robertson, Bundanoon, Colo Vale and Hill Top. Most of these fringe suburbs have local shops, parks and schools, but are lacking in the larger supermarkets that the three main Highlands towns feature. Residents of the fringe suburbs will drive to the larger towns for these services (usually a 10 to 20 minute drive). When compared to the main centres, the fringe suburbs offer better value for money. The market in the fringe suburbs has been strong. Prices have increased circa 10% to 15% over the past year and a half, which is in line with the growth of the majority of our regional market.
HTW noted have seen some new residential subdivisions emerge in Bundanoon and Colo Vale. Vacant land sales have been snapped up.
"Rent levels in the smaller villages have also increased.
"Our prediction for the medium to long term is for a steady to increasing trend overall, in line with the overall market movements for the region."
The Southern Tablelands region is steady. The Sydney investor activity evident over the past 18 months is reducing. We anticipate Goulburn to plateau or even soften slightly this year. There are similar trends evident in the Tablelands, with good land sales and new home construction activity in the new and modern residential estates on the fringe of Goulburn, including the Belmore, Merino Country and Mistful Park estates.
Goulburn can be viewed as a fringe suburb of Canberra, the report noted. Being more affordable, some Goulburn residents commute to Canberra. Goulburn also offers affordable investment properties for the Sydney investor. The smaller villages and townships of the Tablelands could also be viewed as fringe suburbs of the larger towns, Goulburn and Canberra. Villages like Crookwell are steady. The outlook is a steady to slightly increasing trend. 
Property Observer went looking for some recent sales in the fringes Bundanoon and Goulburn.
The median price for houses in Bundanoon is $536,500, according to CoreLogic RP Data. One recent sale around the median price was a three-bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-bundanoon-122166550">3 Ellsmore Road Bundanoon NSW 2578</a>, which fetched $520,000, according to www.realestate.com.au.
<img src="/images/2016/05/09/main.jpg" alt="" width="644" height="483">
In Goulburn, the median house price was $335,000 while the unit price was $224,000, according to CoreLogic RP Data. A recent sold example was a two-bedroom apartment at <a href="https://www.realestate.com.au/property-townhouse-nsw-goulburn-121552626">1/87-91 Victoria Street Goulburn NSW 2580</a> for $210,000.
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Investor activity in NSW's Southern Highlands and Tablelands up: HTW

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The real estate market in NSW's Mid North Coast is approaching its peak, both for houses and units, according to valuation firm Herron Todd White's April 2016 property clock, a simple broad brush means of indicating where property prices are and where they are headed to.
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In its analysis of affordable living in the outer suburbs, HTW talks about the largest regional town on the Mid North Coast, Port Macquarie, as well as some of the surrounding smaller towns. 
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Port Macquarie’s growth over the past 12 months has been the strongest on the Mid North Coast during the past five years and while the fringe suburbs have shown increases in value over that time, their rate of increase has been behind that of established residential areas within the township. This has created greater choice for buyers. For similar value, buyers can purchase an older dated dwelling close to town or they can move to the outer suburbs and purchase or build a new dwelling.
The town continues to grow and we are seeing rapid growth in these fringe areas as new services are being provided, including a private school, a new university and shopping centres.
At present the outer or western fringes of Port Macquarie comprise the expanding suburbs of Sovereign Hills, Brierley Hill and Ascott Park. These have all seen major growth over the past 12 months in new lot registration and in the approval and construction of new dwellings. Median land prices in these estates are around $195,000 (Sovereign Hills) to $240,000 (Brierley Hill and Ascott Park). 
With the increase in services and popularity of these western localities, we have also noticed an increase in rental returns. Brierley Hill has seen good rental returns due to its local shopping facilities, private school, hospital and current and future student influx for the new Charles Sturt University still partly under construction.
Subdivision growth in the smaller towns includes Wauchope’s Glenview Park and Timbertown Estates, which have also seen good sales over the past 12 months with land prices ranging from $155,000 to $200,000 for larger lots. Located only 20 minutes west of Port Macquarie, the town has seen interest from families looking for a modern estate with moderate pricing yet close to facilities.
To the south, Caterina Estate at Lake Cathie is now under construction. This beachside estate will include a village centre as well as residential lots. Vacant land prices range from $300,000 to $400,000 with over 1,200 lots to be released over three stages. This estate will appeal to the prosperous buyer or retiree who just loves the location.
Sales of new dwellings are higher than previous years, with land values increasing in each new stage. Hasting Port Macquarie Council figures show the last financial year had a 40% increase in residential building approvals from the previous year. This financial year is on track to achieve a similar number of approvals as last year.
Generally, the present outer suburbs are developing rapidly and the increased building activity has helped fuel the local building industry and the area’s economy as a whole. We also note that the slowing of the Sydney market has not affected property prices or sale rates within Port Macquarie and agents are continuing to report a lack of stock and short selling periods. 
As an illustration, Property Observer found this sold property in Brierley Hill on www.realestate.com.au.
A three-bedroom coastal house under construction at <a href="https://www.realestate.com.au/property-house-nsw-port+macquarie-119338051" target="_blank" style="line-height: 1.3em;">Lot 170 Brierley Avenue Brierley Hill Port Macquarie NSW 2444</a> (above) fetched $470,000.
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Fringe suburbs of NSW's Port Macquarie showing steady growth in home values: HTW

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Despite the region having passed the peak of the market, Toowoomba’s fringe suburbs gained momentum throughout 2015.
These fringe suburbs are dominated by the owner-occupier sector with less investor activity than in Toowoomba, according to valuation firm Herron Todd White’s analysis of fringe suburbs in their April 2016 property clock.
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For instance, localities such as Highfields and Kleinton to the north and Westbrook, Wyreema and Cambooya to the south-west have all shown considerable capital growth over the past decade, with all areas recording a steady increase in median house price. 
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The median house price for Highfields and Kleinton is $520,000 and $541,000 respectively, which sits considerably above Toowoomba’s affordable median of approximately $369,000 as at the second half of 2015. So, why are these outer suburbs proving so popular? Simply, it is because purchasers are getting more for their money. Although the median price is almost 30% above Toowoomba’s more central suburbs, Highfields and Kleinton provide a high quality, modern or large home option within a mere 14 to 20 kilometre commute to the Toowoomba CBD. 
To the south of the CBD, from 12 to 22 kilometres, Westbrook, Wyreema and Cambooya offer a slightly more affordable fringe dwelling option. The median price in Westbrook is still above Toowoomba’s at $460,000, however Wyreema and Cambooya are below at $310,000 and $320,000. Similar to the northern satellite suburbs, these localities provide predominantly modern dwellings, however on a more moderate scale and with a more basic fit out. 
Overall, Toowoomba’s fringe suburbs have shown that they typically trade off a central location for a superior quality and size dwelling. In terms of investment, all satellite localities have mirrored Toowoomba’s in that median values and volumes peaked in the second half of 2014 to the second half of 2015 and have begun to show signs of flattening. There are large land development projects to come on line in areas such as Highfields and Cotswold Hills, which may stymie some of the recent growth rates as supply increases. 
Property Observer found a few recently sold homes in the fringe suburbs of Highfields and Westbrook around their median prices of houses.
A five-bedroom house at <a href="https://www.realestate.com.au/property-house-qld-highfields-121581118" target="_blank">23 Flamingo Road Highfields Qld</a> (below) 4352 recently sold for $515,000, according to <a href="https://www.realestate.com.au">www.realestate.com.au</a>.
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A four-bedroom house at <a href="https://www.realestate.com.au/property-house-qld-westbrook-121270970" target="_blank">133 Main Street Westbrook Qld</a> (below) 4350 was snapped up for $472,500 earlier this year.
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Owner occupiers dominate the robust fringe market of Queensland’s Toowoomba: HTW

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Melbourne was approaching the peak of market for houses while being at the top for units in valuation firm Herron Todd White's April 2016 property clock, a simple broad brush means of indicating where property prices are and where they are headed to.
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The report also talks about Melbourne's fringes and their affordability compared with the inner city.
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Outer East 
Within the outer-east, fringe suburbs can be considered to be Kilsyth, Boronia, Mooroolbark and Bayswater North. Affordability is certainly one of the main factors driving a movement of purchasers from the inner-eastern suburbs to those on the fringes. 
The average price for property aggregated through Ringwood, Ringwood East, Mitcham and Wantirna for the December 2015 quarter was $858,250.
By comparison, the neighbouring fringe suburbs averaged 43.8% lower at $596,750 (source: REIV). The difference can partially be explained by the availability of good quality schools within the inner- eastern suburbs which has traditionally attracted more families and increased competition, thereby increasing average prices. While the middle eastern suburbs provide convenience in terms of access to the city and amenities, the resulting properties tend to be smaller. On the other hand, properties in the fringe suburbs tend to be on larger lots of land and offer purchasers further opportunities and scope for future development. 
Although the fringe suburbs may appear to offer good value for money, capital growth rates show that these suburbs may not represent a good short term investment. Bayswater and Boronia for example recorded capital growth of only 1.6% and 2.3% respectively in the 12 months to March 2016. By comparison, in the same period, Ringwood grew by 7.6%, while Wantirna South grew by 9.8%. However, from an investment point of view, rental demand for properties in the fringe suburbs has been high which has resulted in respectable yields of over 4%. 
In the long term, it would seem reasonable to expect the price gap between the middle eastern suburbs and the fringe suburbs to narrow as developers consider the abundance of large lots available in the fringe suburbs and therefore attract more potential purchasers who may have previously excluded such suburbs from their search criteria.
Examples of sales in fringe suburbs
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138 Liverpool Road, Kilsyth – sold for $515,200 on 10 March 2016 (land area 432 square metres, 4-bedrooms, 1-bathroom, 1-carport) 
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6 Freedman Avenue, Boronia – sold for $570,000 on 3 March 2016 (land area 930 square metres, 3-bedrooms, 1-bathroom, 1-car garage) 
Outer North 
The fringe dwellers of Melbourne’s north are in suburbs such as Greenvale, Craigieburn, Mernda and Doreen. These suburbs are situated within Melbourne’s outer ring. When looking at affordability in the north of Melbourne, middle suburbs such as Northcote, Brunswick, Thornbury and Preston are all having an impact. 
Quarterly median house prices in the inner north: 
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Northcote-$1,106,250 • Brunswick-$925,000 • Thornbury-$1,017,000 • Preston-$812,000 
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An increasing amount of home buyers are looking for more affordable properties in the north. Compare these median prices in the inner north to that in the outer ring of Melbourne. 
Quarterly median house prices in the outer north: 
• Greenvale:$655,000 • Craigieburn:$420,000 • Mernda:$455,000 • Doreen:$480,000 
Some of these outer north suburbs have experienced good growth in median prices in recent times. Greenvale had a quarterly change of 17.8%, and Mernda showed a change of 9.7%. Home buyers or investors need to be aware however that median prices are not always a true re ection of the growth of a suburb. Greenvale for example has recorded some high priced sales in recent times, which affects the median price. 
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1 Lamark Court, Greenvale – sold for $1.285 million on 23 October 2015 (land area 4,094 square metres, 4-bedrooms, 3-bathrooms, 4-car garage) 
Weekly rent for three-bedroom houses in Craigieburn is $330, with a yield of 4.8%. Mernda is $333, with a yield of 4.6% and Doreen is $350, with a yield of 4.4%.
With a great amount of new housing development occurring in the outer north of Melbourne, it can be said that the oversupply will keep prices stable or even see them decrease in the short term. 
The outer north is more a long term proposition. The area will become more favourable with an increase in infrastructure such as public transport, schools and town centres. 
Outer West 
The western fringe suburbs of Melbourne have been increasing in popularity as more buyers make the decision to live or invest outside of the inner and middle metropolitan areas. There is an appeal for home owners buying bigger lots and building larger homes for their money. It isn’t just those getting in at the low end but buyers who take the opportunity to have a bigger home often with higher-end finishes and fittings in comparison to what they could buy with the same amount of money in the inner and middle metro suburbs. We are seeing steady and in some cases increasing demand for suburbs such as Tarneit and Wyndham Vale in the outer south-west along with Plumpton, Rockbank and Melton in the outer north-west. 
With the Melbourne population projected to almost double from its current 4.4 million to eight million by 2051, the development of fringe suburbs will need to continue in order to provide sufficient housing for Melbourne residents. 
A number of factors are at play for buyers choosing to enter the market in fringe suburbs, the biggest being affordability. Based on Real Estate Institute of Victoria (REIV) statistics, the metro Melbourne December 2015 quarter median house price was $718,000 and the median unit price was $537,500. In comparison, for the same period Tarneit median house price was $415,000, Wyndham Vale was $365,000 and Melton was $257,000. With median house prices in the outer suburbs being less than the median unit price in metro Melbourne, it is not surprising that so many are purchasing in fringe suburbs. As both owner-occupiers and investors are hunting for affordable options and better capital growth opportunities, looking further away from the city is becoming a common trend. Overall, the outer suburb median house price for the December 2015 quarter increased 2.9% to $559,000 and the median unit price rose to $425,000. 
These outer fringe suburbs are self-sufficient with amenities, schools and transport. While services and infrastructure has been lagging in outer suburbs compared to inner and middle metro areas, the Government has made this a priority due to the increased volumes of people moving to these areas and committed to updating the planning blueprint and allocating funds for community facilities in late 2015 with a focus on co-ordinating the economic and social infrastructure required. 
Those looking to invest are looking to the fringe suburbs in the hopes of finding a bargain that can return strong rental yields. Realestate.com.au advises the median rental return for Melton is $270 a week which equates to a 5.5% yield. Plumpton has a median rental yield of 6.7% and a median weekly rent of $385. Tarneit provides a lower rental yield with a median of $340 per week and 4.4%. 
Although there is demand for existing dwellings in some of the more established suburbs such as Wyndham Vale, Tarneit and Melton there is also strong demand for the new estates throughout the western fringe. With the large volume of englobo land in the west, it is a trend that can continue as long as there is demand. A large majority of these new estates is being planned and developed with various facilities or conveniences to enhance the lifestyle of residents including shops, cafes, schools, day care and sports and recreation amenities. The appeal of the strict design guidelines and presentation of the estates is considered attractive as it helps to create a pleasing and cohesive aesthetic. While some buyers may see it as a detraction to live in a uniform estate, others see it as a positive and prefer the consistency. The appeal of building a new home is continuing to be popular and in part driven by the restrictions on overseas buyers to invest in new dwellings. 
<img src="/images/2016/04/29/Screen%20Shot%202016-04-29%20at%205.40.40%20PM.png" alt="">
Source: rpdata.com 
14 Arawata Parade Melton – sold $221,000 on 8 November 2015 (land area 603 square metres, 3-bedrooms, 2-bathrooms, 1-carport) 
<img src="/images/2016/04/29/Screen%20Shot%202016-04-29%20at%205.41.55%20PM.png" alt="">
Source: rpdata.com 
42 Moorookyle Avenue, Tarneit – sold on 4 December 2015 for $310,000 (land area 365 square metres, 3-bedrooms, 2-bathrooms, 1-car garage)
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Affordability driving buyers to Melbourne fringes: HTW

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The fringe suburbs of Warrnambool in Victoria consist of North Warrnambool, Dennington and the Gateway Road subdivisions.
These locations provide an affordable housing option for low to middle income earners as well as good entry level investments, according to valuation firm Herron Todd White's latest property clock, April 2016, a simple broad brush means to indicate where property prices are and where they are headed to.
Warrnambool was at the start of the recovery market for houses, while for units it was at the bottom of the market, according to HTW.
The majority of Warrnambool's fringe suburbs consists of recently built, brick veneer dwellings with house and land packages starting from $320,000 and established dwellings averaging approximately $370,000.
These suburbs are providing good rent returns for investors, with rents ranging from $350 to $450 per week based on the size and age of the dwelling. Agents advise that tenants are preferring these suburbs, which provide newly constructed properties with at least three-bedrooms and two-bathrooms, to those closer to the CBD with older dwellings with a single bathroom.
North Warrnambool appears to be the suburb performing best which can be attributed to the recently completed infrastructure and access routes to the CBD. Long term you would expect a higher capital growth closer to the CBD but these suburbs appear to be able to maintain good rental levels and relatively good affordability. 
Property Observer found a recently sold home in Warrnambool's fringe suburb of Dennington around the average prices mentioned by HTW.
A three-bedroom house at <a href="https://www.realestate.com.au/property-house-vic-dennington-119752087" target="_blank">45 Adriana Crescent Dennington Vic 3280</a> for $345,000, according to RP Data.
 
 
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Victoria's Warrnambool fringes are good entry-level investments: HTW

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Gold Coast is approaching the peak of market for both houses and units in valuation firm Herron Todd White's April 2016 property clock, a simple broad brush means to indicate where property markets are and the direction they're headed in.
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Fringe areas on the Gold Coast can generally describe localities west of the M1 Pacific Motorway, north of the Coomera River and south of the Tweed River. This encompasses small lot residential and master planned housing communities, acreage, rural lifestyle and farming areas. On the Gold Coast the diversity of property can be quite extreme within a relatively short distance. 
West of the M1 Pacific Motorway are the areas such as Mudgeeraba, Worongary, Highland Park, Gilston, Nerang and Gaven. All these localities have experienced a varying degree of price growth over the past 18 months with detached dwellings being the predominant type of housing in this area. 
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At present there are vast opportunities to purchase a detached house within a reasonably affordable price range ($350,000 to $550,000) and which could potentially offer a solid rental return. 
Some examples of properties which have recently sold in the more established fringe areas are as follows: 
18 Equinox Court, Mudgeeraba sold in January 2016 for $445,000.
This property comprises a circa 1980, partly refurbished, semi-modern style, single storey, rendered brick, three-bedroom, two-bathroom, dwelling, with concrete tiled roof and one uncovered car space. The living areas are approximately 129 square metres and has an outdoor area of approximately 38 square metres. 
The dwelling is located on an easy sloping, regular shaped, inside block situated above road level with some local and mountain views. Outdoor improvements are of an average standard and include established landscaping; garden shed, and retaining walls. The property has a good presentation with a land area of 880 square metres. Sale price apportioned as follows: Land – $275,000; Improvements – $170,000. It is located within a quiet residential street and is also within close proximity to Mudgeeraba township. This property was sold by PRD Nationwide in the first week that it was listed on the market and sold prior to the commencement of internet advertising. 
The current asking rental prices within Mudgeeraba typically range between $450 and $500 per week for a residence similar to the above mentioned property. 
7 Sue Ct, Highland Park sold in January 2016 for $410,000.
This residential property comprises a circa 1987, semi-modern style, single storey, three-bedroom, one-bathroom, brick dwelling with concrete tiled roof and one car garage. The living areas are approximately 106 square metres. The dwelling has been fully renovated internally and is located on an easy sloping, slightly irregular shaped, inside lot situated above road level. The outdoor improvements include shade sail, moderate landscaping and garden shed. The dwelling presents in a fair condition, with modern PC items of average quality. The property has good access to the M1 Pacific Motorway. The land area is 697 square metres and the sale price has been apportioned as; land value – $250,000; improvements value – $160,000. 
The current asking rental prices within Highland Park typically range between $400 and $450 per week for a residence similar to the above mentioned property. 
3 Mango Ct, Nerang sold in January 2016 for $418,756.
The property comprises a circa 1980, semi-modern style, single storey, three-bedroom, one-bathroom, brick dwelling with concrete tiled roof and 1-car attached carport. The living areas are approximately 125 square with the outdoor area 33 square metres approximately. The dwelling is located on a 
moderately sloping, irregular shaped, inside lot situated at road level. The property has no signi cant views with outdoor improvements including moderate landscaping, lawn locker of 6 square metres and solar panels. The property has a fair presentation with a land area of 712 square metres. 
The current asking rental prices within Nerang typically range between $390 and $440 per week for a residence similar to the above mentioned property. 
If you are seeking a relatively cheap property investment in the fringe ‘central’ areas like Mudgeeraba, Nerang and Highland Park and are looking for rapid short term capital growth you’ve probably missed the boat! With the market now starting to stabilise, investors are better off taking a long-term perspective. 
Traditionally, rental demand for houses in these areas has rarely been volatile. We suggest that if you are looking to buy here and looking to rent the property for ten plus years then these suburbs are a safe bet. 
Mudgeeraba is our pick if you are an owner-occupier or investor looking for a detached house under $500,000 west of the M1 Pacific Highway. This suburb offers a good array of schools and shops and Robina Town Centre is a short five to 10 minute drive from the township. 
While price levels appeared to have already strengthened in this suburb over the past 12 months, there are still opportunities in this price bracket which would also make good long term investment. You will have to keep a close eye out though if you want grab a bargain buy as agents have reported a shortage in stock levels over the past six months. 
To the north-west, two affordable residential fringe suburbs are considered to be Maudsland and Tamborine Mountain. Both suburbs are popular with owner-occupiers and investors and have differing demographics. Prices have strengthened post GFC and are presently stable in the $300,000 to $550,000 price point with a good range of predominantly modern (post 2000 built) duplexes and houses available. 
There is a limited supply of duplexes in Maudsland with price points being around $330,000 to 375,000 with rental returns being ($340 to $375 per week) depending on size and condition. 
Dwellings in Maudsland are selling in the $400,000 to $550,000 price points with those at the higher end generally being updated and comprising 4- or 5-bedrooms, 2-bathrooms, double garages and swimming pools. Rentals in for these properties generally range between $410 and $600 per week. Local agents report strong demand for sale and rental properties. This area is underpinned by increasing amenity, proximity to transport and the M1 Paci c Highway. 
Dwellings in Tamborine Mountain are selling in the $320,000 to $550,000 price range. Properties in the lower price points tend be located toward the northern side (off the mountain), generally comprising 2- to 3-bedrooms, one bathroom and off street car parking. Site contours can vary greatly. Rentals for these (lower price point) properties generally range between $350 and $420 per week. 
Properties between $425,000 and $550,000 are generally more centrally positioned on Tamborine Mountain enjoying 3- to 5-bedrooms, 2-bathrooms, double garage and more favourable topography or views. Higher price point properties tend to rent between $450 and $650 per week. 
Maudsland would have to be the pick to be the better performer over the long term. Local agents report a lack of listings in the competitive sub-$600,000 market segments and a large number of potential purchasers. It is expected that infrastructure and amenities within this area will continue to improve hence driving demand. Tamborine Mountain will continue to be more of a lifestyle location where properties tend to be purchased for the longer term. 
Further north of the Coomera River are Pimpama and Ormeau. Both suburbs have experienced varying growth over the past couple of years with project-style detached dwellings and duplex units being the predominant type of housing in these areas. 
The new developing residential estates are predominantly driven by investors with majority of new properties being purchased by local, interstate and overseas buyers. The established modern (post-2000) residential estates in both suburbs are popular with owner-occupiers and investors and have different demographics. Prices have improved over the past one to two years and are stable in the $400,000 to $550,000 price range for detached dwellings and $325,000 to $400,000 for duplex units. 
Local real estate agents who actively market land and housing in both suburbs advise of generally good market conditions currently prevailing for vacant lots and housing priced below $550,000. They further report that generally the market for this type of property has improved over the past 12 months, with low stock levels currently available and sale prices showing steady growth over this period. 
Local real estate agents who actively market duplex units in both suburbs advise of generally good market conditions currently prevailing for units priced below $400,000. Importantly, the rming in the established housing market has had the effect of increasing the demand for duplex units, particularly for rst home buyers who are being increasingly priced out of the detached housing markets. There are predominantly more duplex units available in Pimpama and limited supply in Ormeau. 
Both suburbs are considered good value for money and have been steady over the past few years. 
Rentals for detached housing in both suburbs generally range between $410 to $550 per week depending on size and condition. Local agents report strong demand for rental properties in both areas. Properties that have been recently completed, refurbished or have swimming pools generally achieve the upper end of market rent. Accommodation is typically 3- or 4-bedrooms, 2-bathrooms and double garages. In these areas duplex units weekly rent generally range between $320 to $400 and accommodation typically comprises 3-bedrooms, 2-bathrooms and a single or double garage. 
Our pick is both Ormeau and Pimpama to be sustained performers in the northern growth corridor, supported by surrounding developments and infrastructure increasing amenities, proximity to transport, shopping centres and the M1 Pacific Highway. Furthermore, investors still view these areas as good value for money compared to the Sydney and Melbourne fringe development areas. 
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Gold Coast fringe suburbs are value for money: HTW

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The quarterly update of Pyrmont-Ultimo Cityscope shows a large decrease in sales value even though sales activity has increased.
The most recent quarter had a total of 41 sales at a value of $29.6 million, compared to 37 sales at a total value of $201.5 million for the quarter ending January 2016. The 12 month total sales figure stands at $540.3 million for the year ending April 2016, with 165 sales recorded over that period.
This is in comparison to the previous 12 months when the year ending April 2015 had 162 sales totalling $681.8 million.
Notable sales in the areas covered by Pyrmont-Ultimo Cityscope for the April 2016 update include:
<ul>
<li>Suite 127, 26-32 Pirrama Road, Pyrmont, a 601 sqm office suite comprising a 332 sqm office suite plus a 106 sqm courtyard on level 1 and a 269 sqm office suite on level 2, which was bought for $3.4 million through Hartigan Bolt and Fringe Commercial and</li>
<li>82 Harris Street, Pyrmont, a two storey sandstone building, built circa 1870, which was originally a bakery with a residence above and which was bought for $3 million through Richardson &amp; Wrench Pyrmont/Glebe.</li>
</ul>
<a href="/images/2016/04/29/Screen%20Shot%202016-04-30%20at%201.04.23%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/29/Screen%20Shot%202016-04-30%20at%201.04.23%20AM.png" alt="">
Properties for sale in the latest update of Pyrmont-Ultimo Cityscope include:
<ul>
<li>The Terminus Hotel, 61 Harris Street, Pyrmont, a two storey brick heritage building with a rendered parapet, built in 1915 and on a site area of 489 sqm, available through JLL and Ray White Hotels and</li>
<li>315-317 Glebe Point Road, Glebe, a two storey brick building with three ground floor shops and residential on the upper floor, available through CMS Real Estate.</li>
</ul>
Leasing opportunities listed in the April 2016 update of Pyrmont-Ultimo Cityscope include:
<ul>
<li>The Cooperage, 56 Bowman Street, Pyrmont, a five level brick warehouse building originally constructed in 1901 and later converted for use as offices, which has 200 sqm to 2,500 sqm for lease through Deans Property and Ray White Commercial Inner West and</li>
<li>City West Office Park, 35 Saunders Street, Pyrmont, three office buildings grouped around a central landscaped courtyard which has 1,330 sqm for lease through CBRE and Knight Frank Sydney.</li>
</ul>
 
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Pyrmont-Ultimo commercial sales fell in value in quarter to April: Cityscope

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The Hermitage in south-west Sydney’s Gledswood Hills suburb is a masterplanned community by Japanese developer Sekisui House whose vision is to “create homes and communities that improve with time and last for generations”.
The $750 million Hermitage, when complete in 2022, will offer up to 2,000 premium home sites across a number of precincts.
Gledswood Village spans more than seven hectares and is a mixed-use precinct. The proposed mix of Gledswood Village will include a combination of convenience and boutique operators, public spaces and community facilities. 
The $300 million Gledswood Village will have retail, cinema and entertainment, food, a public school for 600 pupils, child care, a swimming centre and a medical centre.
Project Director Craig D’Costa said as a responsible developer with a focus on creating sustainable communities, we place people at the heart of every project we undertake.
"The appointment of a community engagement specialist is consistent with our commitment to the residents of The Hermitage, as we believe in the importance of the community in helping to create and shape the foundations of our developments," he said.
The development will complement the Hermitage, which features 35 hectares of parklands and green spaces, with its crown jewel being a nine-hole Par 3 golf course and driving range designed by golf legend Greg Norman.
It will comprise apartments, terraces and villas and is expected to house more than 6,000 residents.
Sekisui House recently announced that it had received development approval for the golf course.
In addition, there are 10 park locations dispersed throughout the masterplan with 50 kilometres of cycle and pedestrian pathways.
The Hermitage attracted considerable buyer interest, with 28 of the first 59 lots in the first release sold within days of its launch in early 2012.
The Camden LGA, in which Gledswood Village falls within, is amongst the fastest growing in Sydney with a forecast 204% growth in population, representing an increase of over 119,000 people by 2031.
Sekisui House has 11 major developments underway across Australia, with Central Park in Sydney in conjunction with Frasers Property Australia one of its top projects.
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Sekisui's $300 million Gledswood Village in south-west Sydney aims to be a community magnet

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Preliminary results show a 52.9 percent clearance rate across 17 commercial auctions over the week ending 22 April 2016, a fall in both auction volumes (38) and the clearance rate (71.1 percent) when compared to the previous week, according to latest CoreLogic RP Data.
At the same time last year, 49 commercial auctions were reported and the clearance rate was significantly higher, at 81.6 per cent. Across the commercial auction market, activity has been somewhat subdued over the past four weeks, with just 103 auctions held and 65 sales. Of the 65 sales, 48 have been reported with a sale price, totalling just more than $88.9 million.
<a href="/images/2016/04/29/Screen%20Shot%202016-04-30%20at%201.26.06%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/29/Screen%20Shot%202016-04-30%20at%201.26.06%20AM.png" alt="">
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Commercial auctions fell in week ending April 22: CoreLogic RP Data

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.

Joel Robinson

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.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

Prateek Chatterjee

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