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The first question that you need to be answering is whether this is even the right step for you. There are many reasons why you may consider this approach – perhaps you want to reduce your repayments, take advantage of a lower interest rate environment, are looking to purchase an investment or your life plans, or plans for that investment, have changed.
Every time your situation in life and your goals evolve, you’ll want to have a good look at how your mortgage currently stacks up for you. This may then prompt you to consider refinancing. One quick way to see whether you should be considering your options is to answer the 15 questions below.
If you answer “yes” to one, or more, of the questions, then you really should be considering your refinancing options. Consider this your mortgage ‘health check’.
1. Do you want to reduce your monthly repayments?
2. Are you looking to switch from a variable rate to a fixed rate? This may be due to the risk of higher repayments if interest rates rise in the future, or because you’d like more certainty around repayments.
3. Are you dissatisfied with the service provided by your current lender?
4. Is your current interest rate not as competitive as other lenders’?
5. Would you be better off with a cheaper rate with fewer loan features?
6. Would you benefit from changing to a loan with more features (e.g. offset account, re-draw facility) or perhaps you have features you are not using?
7. Would you prefer to pay off your home loan sooner?
8. Have your circumstances changed since you first took out your loan (e.g. you have started a family)?
9. Are you considering buying an investment property?
10. Do you think that debt consolidation might benefit you (e.g. consolidating your credit cards and personal loans)?
11. Are you planning any home renovations over the next few years?
12. Do you want to raise cash (by topping up your loan) so you can, for example, purchase a car, buy shares or take a major holiday?
13. Do you have a fixed-rate home loan that will expire soon?
14. Do you have a honeymoon rate that will soon revert to the standard variable rate?
15. Are you coming to the end of an interest-only loan term?
TIP: If you can avoid extending your loan term, then do so. Remember that if you signed up for a 25-year loan, and you’ve had it for five years, you’ll want to be asking about a 20-year loan term.  

<hr>
This article is from Property Observer's free ebook <a target="_parent" href="http://propertyobserver.com.au/ebooks/free-ebook-mastering-the-art-of-refinancing-12-tips-for-success-and-key-things-to-consider">Mastering the Art of Refinancing: 12 tips for success and key things to consider</a>.
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Should you refinance?

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Observer <a href="/news">Mark Bouris today wrote</a> "the low interest rate environment has been good for home buyers and those wanting to refinance, while not being so good for those who live on their savings."
He then goes on to examine the practicality of shifting from a variable rate to a fixed rate.
With interest rates at an all-time low are you considering making the switch?
<img alt="poll-results-oct-15" height="128" width="470" src="/images/stories/2013/10/15/poll-results-oct-15.gif">
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Are you considering switching from a variable rate to a fixed rate?

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In a nutshell, refinancing is where you switch from your current mortgage product to a different product. This may or may not be with the same lender. Many investors and home owners consider refinancing at some point in their property owning life cycle.
However, just as getting a loan isn’t always as straightforward as it first appears, refinancing also has some of its own differences that you may not be familiar with. While some are tempted to stay with their loan until they sell, savvy property owners know that they should be reviewing the performance of their mortgage on a regular basis to see if they can get themselves a better deal.
Refinancing, in the right situation, can also improve your cash flow on a property that’s currently in your investment portfolio. This may make your loan-term longer, however for some this is preferable to selling.
Often, you could save yourself money in the long term and/or reduce the life of your loan by considering refinancing. Obviously, these are both positives for those seeking to improve their financial future. However, it may also be an option if you’re looking for a way to finance a renovation or a major purchase, such as an investment property or a car, by releasing some of your equity.
Refinancing commitments, according to July 2013 Australian Bureau of Statistics data, are on the increase. The trend of refinancing for owner occupied housing was up 1.8% in July, following a rise of 2.3% in June. This was mirrored by the seasonally adjusted figures of 1.7% in July and 3.7% in June. Clearly, refinancing is becoming a popular option as the property market heats up, interest rates decline, and property owners seek to maximise their returns.

<hr>
This article is from Property Observer's free ebook <a target="_parent" href="http://propertyobserver.com.au/ebooks/free-ebook-mastering-the-art-of-refinancing-12-tips-for-success-and-key-things-to-consider">Mastering the Art of Refinancing: 12 tips for success and key things to consider</a>.
 
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Mastering the art of refinancing

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It's becoming increasingly common that people get to a point where they say they don't want to spend another dollar to sell their property, according to our tweet of the day from Home Staging Brisbane's Imogen Brown.
She presents her case as to why sometimes it's worth a little bit more of an outlay.
"Either they bought 8 years ago and the price has come down, or they’ve bought off plan and the same has happened or they’ve bought as an investment and rented the property at a loss and the house is still worth less. Coming from this place a client will be averse to spending money on repairs, or repainting or upgrading fixtures or flooring," Brown writes.
"They will be tempted to go the ‘For sale by owner’  or 0% commission or low commission route. They will want to list and see, not spend money on  a marketing campaign."
She presents her case against this attitude in her blog.
<blockquote class="twitter-tweet">
When you don’t want to spend another dollar selling your house <a target="_blank" href="https://t.co/fLUwhrXk2O">https://t.co/fLUwhrXk2O</a>
— Imogen Brown (@HomeStagingBris) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/HomeStagingBris/statuses/389524216636518400">October 13, 2013</a>
</blockquote>
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The case for spending money when you sell

<html><body>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of October 12. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.pdf" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Adelaide auction results for October 12 weekend

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of October 12. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Brisbane.pdf" target="_blank" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Brisbane auction results for October 12 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 570 auctions in Melbourne for the weekend of  October 12. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" target="_blank" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Melbourne auction results for October 12 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 501 auctions in Sydney for the weekend of October 12. The clearance rate was 85.8%. <a rel="nofollow" target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Sydney 501 auction results show a 85.8% clearance rate

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We've heard it discussed regularly, and it has been a point of contention for many: Melbourne's potential oversupply.
As usual, we went to our readers first and asked them their thoughts. As the poll doesn't give space for further comment, we were specific about focusing on apartments.
As it turns out, 44.8% believe there is an oversupply "but only in the inner city", while a further 37.3% voted that there is an oversupply generally.
<img width="421" height="239" style="display: block; margin-left: auto; margin-right: auto;" alt="poll-results-oct-11-two" src="/images/stories/2013/10/11/poll-results-oct-11-two.gif">
We took the question to experts that have a vocal opinion about this topic, as well as some of those who have access to interesting data.
We asked the following:
Do you think there is an oversupply issue in Melbourne? Why/Why not?
Here is what they said: 
 
Robert Larocca - Victorian housing market specialist, <a rel="nofollow" href="https://rpdata.com/" target="_blank">RP Data</a>. <img width="125" height="150" style="float: right;" alt="larocca-profile" src="/images/stories/2013/10/11/larocca-profile.jpg">
DEMAND IS WHAT WE SHOULD FOCUS ON
The Victoria property market has a high number of homes on sale right now, but that’s due to higher levels of supply and lower demand.
It’s often said that real estate is all about supply and demand, and to a large extent that’s true, which is why it’s very difficult to say the market is oversupplied.
You have to consider the demand side. It’s not a fixed amount and is affected by a range of factors including the state of the economy and population growth.
Over the past few years in Victoria there have been historically low levels of demand. Consumers have lacked confidence and stayed away from the market.
At the same time, there has been strong growth in supply. Between 2010 and 2012 there were 167,214 dwellings approved, in the three years before that it was 130,989 and in three years before that only 120,850.
In many ways builders have been increasing supply to counter the demand and this creates a surplus (and improved affordability).
Finally, active listings of homes for sale is running at 60,000 now, down from 64,000 seen last year but still higher than the 30,000 in 2007 which was the all-time high for transactions in Victoria.  
 
Johnny Barnard - Population forecaster, <a target="_blank" href="https://home.id.com.au/">.id</a> (informed decisions)<img width="125" height="150" style="float: right;" alt="bernard-profile" src="/images/stories/2013/10/11/bernard-profile.jpg">
YES, IN THE INNER SUBURBS
It certainly appears that there is in the inner suburbs.
Our organisation, (.id) has recently completed population and housing forecasts for the Local Government Areas (LGAs) of Melbourne, Yarra, Port Phillip and Stonnington.  This involved assessing what has happened since the 2011 Census and what is likely to occur out to 2036. Aerial photography was analysed and all major housing projects assessed as to when they are likely to be constructed.
Based on our review of these sites, we estimate that there are somewhere between 9,000 and 10,000 apartments currently under construction in the four LGAs, the majority of which we estimate to be completed by the 2014-15 financial year. To provide some context, these four LGAs added 19,600 dwellings in the five year period between 2006 and 2011.
Certainly in the period we have been doing this work (15 years) we have not seen anything like the number of apartments now under construction in these four LGAs. Maribyrnong (Footscray area) and Moreland (Brunswick area) are also experiencing a significant number of apartment projects currently under construction, so these numbers actually understate the level of inner city apartment development occurring.
The major driver of population growth in Melbourne in recent years has been net overseas migration. Between 2006 and 2011, Victoria averaged around 63,000 persons per year. In the last two years, the number is likely to average around 56,000. So not much has changed in the last couple of years in terms of changed underlying demand. The fringe has dropped off in the same period but I can’t see a direct transfer of demand, the markets are too different.
It is probably too early to tell exactly what the impact will be of the peak in apartment construction. There are a number of things that could happen. Firstly, many apartments may not be able to be tenanted. Secondly, owners may decide to use their apartments as serviced or short stay apartments for a certain period of time until there is enough demand to absorb the new supply. Time will tell.  
 
<hr class="system-pagebreak">
Monique Sasson Wakelin - Director, <a target="_blank" href="https://wakelin.com.au/">Wakelin Property Advisory</a><img width="125" height="150" style="float: right;" alt="wakelin-profile" src="/images/stories/2013/10/11/wakelin-profile.jpg">
MODERATE FOR HIGHRISE INNER CITY
The answer, in part, depends on how you define oversupply. Is it empty states and streets full of unsold, uninhabitable, decaying properties? Or a situation where there are large numbers of properties in a very tight geographical precinct that take longer to sell, often require price discounts to close the deal and deliver little if any capital growth over a several-year holding?
There are no empty estates in Melbourne. But using the latter criteria, there is a moderate oversupply of high rise property in the inner city locations such as Docklands, Southbank and St Kilda Road. Carlton is over-supplied with student accommodation and there are too many McMansion-type housing developments on the fringes of suburban Melbourne.
In contrast, demand exceeds supply for older style properties and for some boutique-sized new developments in the inner ring suburbs (around two-to-12 kilometres from the CBD). The market is balanced in the middle ring.
We’ve noticed that the oversupply of new apartments in places like Port Melbourne and Richmond has moderately dampened the established market in these localities – more in terms of capping rents rather than suppressing capital growth. That is an exception to the usual rule that established property and new developments are distinct markets. It may be that in certain localities, investors need to be more cautious.
By and large, much of the moderate oversupply is cyclical. Most of it will be absorbed by growing demand should the market recovery be sustained into 2014.  However, there are more structural challenges for the inner city and outer fringe market. Although Melbourne’s projected population growth should soak up current over-supply in a few years, it is inevitable that developers will continue to over-build, so expect the issue to persist.    
 
Todd Hunter - Director and location researcher, <a target="_blank" href="https://www.wheregroup.com.au/">wHeregroup</a><img width="125" height="150" style="float: right;" alt="todd-hunter-profile-2" src="/images/stories/2013/10/11/todd-hunter-profile-2.png">
ABSOLUTELY, NUMBERS DON'T LIE
Absolutely… sure in some niche property types there may be a small shortage but the city tells a different story  
But don't let me try and convince you, there is a simply way to find out for yourself, simply google realestate.com and search the following locations. Leave the surrounding suburbs button ticked and don't put a price point in on houses, (by not putting a price point you are covering multiple price points of buyers, not just first home owners):
·     Werribee, Tarneit, Wyndham – 3,150 for sale
·     Pakenham – 2,000 for sale
·     Melton – 1,600 sor sale
·     Whittlesea, Mernda, Doreen, Sth Morang – 3,600 for sale
·     Point Cook – 2,300 for sale
·     Roxburgh Park, Craigieburn – 1,550 for sale
Then do the same for units and search Docklands - 1,800 for sale  
As you can see there are literally thousands of properties for sale.  
Now do the same exercise and search the same suburbs for properties for lease and see that there are literally thousands of properties for lease. This is why Melbourne currently has a very low yield on investment properties, there is simply too much choice. There are 2,300 units for lease in and around Docklands!  
Now to make that even scarier, many of the adverts advertise multiple properties in one add making those numbers even higher and with 15,000 more units due for construction in the inner city area, along with more land releases in the next two years, this problem is not going away any time soon.  
 
<hr class="system-pagebreak">
Andrew Wilson – Senior economist, <a href="https://apm.com.au/" target="_blank">Australian Property Monitors</a> <img width="125" height="150" style="float: right;" alt="AndrewWilson-profile" src="/images/stories/2013/10/04/AndrewWilson-profile.jpg">
SUPPLY MAKING PRICES MORE AFFORDABLE 
Melbourne remains Australia’s engine room of housing construction. Over the past year Melbourne has approved 38,394 dwellings for building or 32.4% of all capital city home approvals according to ABS data. This compares to Australia’s largest capital Sydney that accounted for just 26% of all dwelling approvals over the same period.
Melbourne’s supply-side advantage over the other state capitals through its outstanding construction performance has translated into relatively cheaper accommodation for its residents. Melbourne’s median house price is $150,000 lower than Sydney’s and also is lower than a number of the smaller capitals – Perth, Canberra and Darwin.
Melbourne’s tenant-friendly rental market is also a product of consistently solid levels of new supply. The latest median rent for Melbourne houses is $370 a week well below Sydney’s $500 and lower than all capitals with the exception of Adelaide and Hobart.
Melbourne has experienced an unprecedented surge in new apartment construction over the past two years particularly in the inner city and CBD precincts. High levels of apartment construction have been an important ingredient in keeping the local economy healthy.
Burgeoning numbers of new inner city and CBD  apartments may be moving ahead of demand with the prospect of an emerging oversupply similar to what that market experienced in the late 1990’s and early 2000’s.
Low interest rates have activated the Melbourne housing market this year with house prices now at or close to their previous peaks recorded three years ago. Unit prices however remain 5% below those recorded in 2010.
Latest data reveals that Melbourne CBD unit prices fell by 10% over the six months ending September this year with Docklands down by 6.4% and Southbank unit prices also down, falling by 1.2% over the same period.
 
Enzo Raimondo - Chief executive officer, <a target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a> (REIV)<img width="125" height="150" style="float: right;" alt="enzo-profile" src="/images/stories/2013/10/04/enzo-profile.png">
SHORT PERIODS OF OVERSUPPLY ARE NORMAL
The property market moves in cycles and from time to time, there can be short periods where supply can outstrip demand and vice versa. At the moment, the market as a whole is relatively balanced having readjusted from a broad oversupply in 2011 and 2012. There are still a few pockets, particularly in the inner suburbs that are still readjusting. Having said that, this balance could potentially change with the recent increase in demand and the continued slowdown in building activity.
The past two years of low transactions and moderate price growth is evident of a market that was readjusting from a general oversupply. Obviously there are many other factors at play such as consumer confidence, interest rates, unemployment, and broader economic developments but the supply and demand equation remains fundamental.
Victoria experienced a building boom in 2009-11, in part driven by government stimulus. We went from having around 40,000 building approvals per year in 2009 up to around 60,000 building approvals in 2011. This has now come down to around 50,000 approvals per year and continues to fall. Considering that the average household size in Victoria is around 2.6 people, we were building for around 156,000 new people at its peak.
On the demand side of the equation, population growth slowed down considerably during the building boom period. We went from having 120,000 new people in Victoria in 2009 down to around 80,000 people by 2011. The most recent population statistics show that growth has since increased and we have added around 100,000 people over the past year, the highest of any state. Victoria continues to be an attractive place to live and population growth is once again on the way up.
So is Victoria in an oversupply now? No, but it did just come through a period of oversupply and readjusted accordingly. The higher number of sales, price growth, and increase in clearance rates are all signs that demand is coming back into the market fairly strongly. Building activity is yet to pick up and if this continues to be the case, in time this balance could change.    
 
 
<hr class="system-pagebreak">
 
Jeremy Sheppard - Head of research, <a href="https://hotspotcentral.com.au/about-us/our-team/" target="_blank">Redwerks (Hotspotcentral)</a>
<img width="125" height="150" style="float: right;" alt="sheppard-profile" src="/images/stories/2013/10/04/sheppard-profile.png">
MARKET STILL IN BALANCE AS A WHOLE 
I use the demand to supply ratio algorithm (<a target="_blank" href="https://www.dsrscore.com.au/">DSR</a>) to gauge whether a residential property market in Australia has an oversupply or under-supply situation. This compares 15,000 suburbs against eight leading indicators of supply and demand  - property statistics like auction clearance rate -  gleaned from a variety public sources online.  
Just looking at the Melbourne city centre (comprising 16 suburbs) and not the entire Melbourne metropolitan area, the average DSR score for houses was around 22 and for units around 20 for September 2013.  
These figures are both considered to be within the "balanced" range. The ideal balance between demand and supply has a DSR score of 24 out of a maximum of 48. So the Melbourne city market is slightly below average but still in balance.  
The average DSR score Australia-wide for September 2013 was 22.4 so you can see that both the unit and house markets of Melbourne city can't really be considered oversupplied.  
However, looking at individual markets rather than the city as a whole shows a completely different picture. Dockland units have a DSR score of seven for September 2013. This is considered "very poor". In fact, this placed the Docklands unit market in the lowest percentile for the country by DSR score. The housing market for Docklands was a little better getting a DSR score of 11 which is still considered "poor".  
On the positive side both Carlton North houses and Kensington houses scored 29 in September by DSR. This places them in the 14th percentile country-wide which is comfortably above average.
So one could argue that 'Melbourne' is a balanced market but, like all markets, there are markets within a market that are both over-supplied and under-supplied to various degrees.
 
Michael Buxton - Professor environment and planning, <a href="https://www.rmit.edu.au" target="_blank">RMIT University</a> <img width="125" height="150" src="/images/stories/2013/10/11/buxton-profile.png" alt="buxton-profile" style="float: right;">
NO OVERSUPPLY OF LAND AND NO HOUSING SHORTAGE 
The 2010 expansion of the urban growth boundary by 43,000 hectares doubled the outer urban land supply to 30 years at world’s lowest densities. However, even in 2003, doubling the then density of 11 lots per hectare would have increased outer urban land supply by 62% and the amount of greenfield land by 46%.  
A more important figure for greenfield land supply is the amount of land released and zoned for housing. This is largely controlled by a few development companies, who prevent an oversupply of land released. In 2008, the supply of urban zoned land in development corridors ranged from four to seven years. This was a sufficient supply in international terms, but the government took further measures to fast track further urban zonings far in excess of demand.  
The growth boundary expansion coincided with a fall in demand for outer urban housing from almost 26,000 dwelling approvals in 2009-10 to 19,000 in 2011-22. Yet multi-unit dwelling approvals rose from 14,221 to 17,412 over this period. There is an enormous amount of land available for redevelopment in Melbourne in both brownfield and redevelopment sites. When a city wide approach is taken, and higher density is factored in, dwelling land supply in Melbourne is almost unlimited. There is no state or national housing shortage. Claims to the contrary are based on a methodology which counted large numbers of people who did not possess the financial means, or intend to enter the property market.
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Melbourne's potential oversupply: The experts have their say

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This latest tweet, from the Aus Property Forum, says that there's something rotten in the Australian housing market. Pointing to Land Tax, the arguemnt in the forum link gets fairly heated.
<blockquote class="twitter-tweet">
Something is rotten in the Australian housing market, and Land Tax is the answer: <a target="_blank" href="https://t.co/3dX4d76204">https://t.co/3dX4d76204</a> <a target="_blank" href="https://t.co/9MO0VpmBT6">https://t.co/9MO0VpmBT6</a>
— Aus Property Forum (@OzPropertyForum) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/OzPropertyForum/statuses/387949515766239232">October 9, 2013</a>
</blockquote>
"The problem with bringing in a land tax is that every existing land and home owner has already paid those costs and they won't be happy to pay them again. That's the political sticking point from my view. No one will ever vote for another tax, and which ever party brings it in against the wishes of the voters will be ousted at the next election," on person writes on the forum.
An interesting discussion ensues. 
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What is rotten in the housing market?

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

<main data-perf-region="main">
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]

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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>.

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