<html><body>
The rural property market in central western Queensland has strengthened significantly in 2019 as drought affected producers from the Northern Territory, central Queensland and New South Wales have competed to secure the limited numbers of well grassed properties for sale, according to the latest Herron Todd White (HTW) report. 
The report suggests sales activity has generally been confined to areas from Longreach to west of Winton, with values increasing by up to 25% on levels seen from 2010 to 2018.
The Blackall and Barcaldine area had its run in 2018, but dry conditions in this region have seen the market focused further west, where good rainfall totals have seen a large number of well grassed properties hit the market.
Sales data has seen nearly 40 properties sell in 2019 to date, up from around 20 in 2018.
"While the majority of purchasers have been chasing grass, in some cases they are bringing forward expansion plans due to current drought pressures," the valuation firm said. 
"Most are looking at a longer-term investment, not a short-term quick fix."
Sheep producers, principally from New South Wales, have also been active in the region for the first time in nearly 30 years.
"The increase in values has been due to the strong demand and limited properties for sale, but is also riding on the back of significant land value increases in the eastern half of Queensland, coupled with low interest rates," the valuation firm added. 
Some producers are also securing land rather than pay very high agistment rates which is extremely limited, preferring to pay off their own property rather than someone else’s.
Demand is still evident, at this late stage of the year, with two properties in the Winton district recently going under contract and market attention now focused on the smaller scale, reportedly well grassed Aramac property, Caber Feidh (pictured below), which sold in early November at auction. 
<img src="https://www.urban.com.au/images/2019/11/13/Caber%20Feidh%202%20.jpeg" alt="">
</body></html>

j.ballantyne1990-6AQqhLzZaK

Central Western Queensland rural property market strengthened significantly: HTW rural

<html><body>
The depth of the horticultural market in far north Queensland will be tested with a large mixed avocado and sugar cane property being offered to the market, according to the latest Herron Todd White (HTW) rural report. 
The report notes the property, located at Arriga (pictured below), comprises 1,576 hectares developed with 31,483 young Hass variety avocado trees and a sugar operation producing around 120,000 tonnes per annum.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/arriga%202.jpg" alt=""> 
The irrigation water allocation of 8,732 megalitres is one of the larger allocations in the region.
Combined with extensive structural improvements and supporting infrastructure, it is expected to generate interest from corporate buyers and local larger family operators.
The market for well-watered Atherton Tableland grass country continues to be strong with numerous recent sales to western graziers and others seeking drought proof fattening country.
The latest is a 120-hectare piece (pictured below) at Moregatta on the southern Tablelands that sold under the hammer for $1.24 million at auction with strong interest.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/millaa.jpg" alt="">
The sale analysed to $7,802 per hectare ex-structures.
"What makes it a bullish sale is that it was a deceased estate / administrator’s sale in run down condition requiring repairs, however this is consistent with the recent bullish trend," HTW said. 
The report notes reliable high rainfall is the main driver in this market with rainfall throughout the Atherton Tablelands ranging between 1,500 millimetres and 2,500 millimetres per annum.
Recent wet seasons in north Queensland have been above average and this is consistent with Bureau of Meteorology rainfall statistics borne out in the below illustration.
"If rainfall trends continue, it is likely that Atherton Tableland grass country will be a hot spot for west graziers for many years to come," the valuation firm said. 
</body></html>

Reliable high rainfall - the main driver in North Queensland rural property market: HTW rural

<html><body>
Recent rain in the Charters Towers area has lifted eyes towards the sky with some good moisture in the sky with clouds building in the afternoon, according to the latest Herron Todd White (HTW) rural report. 
Recent events have developed with isolated thunderstorms delivering up to 24 millimetres in the odd spot and barely spit in others.
"The old saying rings in the ears that where the first break of the season is, that is where it will fall for the oncoming wet season," the valuation firm said. 
"These are early falls, however they have had immediate effect on the minds of land holders.
"Last wet season, the Charters Towers area (more so to the north) had regular steady rain events. A cracking season for some!" 
From an agricultural perspective, this district has lots to offer, the HTW report noted. 
Since the area was thrown open to cattle grazing in the 1860s, agriculture has endured the tribulations of drought, disease, flood, commodity market cycles and property market cycles.
Property market cycles have endured cattle slumps, a millennial boom, a live export ban and now strong demand exists with limited country for sale.
"At four of the last five auctions in this district, neighbours were successful in expanding their holdings.
"The auctions of Somerset, Maitland Downs, Reedybrook and Myrrlumbing certainly provided varying gauges of market depth from under bidders," the valuation firm said. 
There have been a few privately negotiated transactions to neighbouring land holders.
This degree of demand is somewhat different to the post live export ban period where there was limited market interest in northern cattle breeding assets.
Auction results have been:
◗ Maitland Downs (pictured below) - $9.85 million ($712/ha, $288/ acre) walk in walk out;
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/maitland%20down%20.jpg" alt="">
◗ Somerset (pictured below) -$4.3million ($296/ha,$120/acre) bare of livestock, plant and equipment;
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/somerset.jpg" alt="">
◗ Reedybrook (pictured below) - $5.67 million ($603/ha, $244/acre) walk in walk out;
<img src="https://www.urban.com.au/images/2019/11/13/reedybrook.jpeg" alt="">
◗ Myrrlumbing - $5.9 million ($373/ha, $150/acre) walk in walk out.
"As usual, it depends what you apportion to cattle and plant, but our bare/improved land rate range from these sales is from $296 per hectare ($120 per acre) to $538 per hectare ($217 per acre)," the valuation firm said. 
"Even though these are sales to neighbours, one cannot forget the depth of underbidding to take the buyer to the auctioneer’s drop of the gavel."
Given the recent rain, last year’s seasonal conditions, cattle demand, interest rates and slim pickings for buyers, only time will tell whether the broader market starts to push value rates higher.
Certainly, the property market conditions are in the vendor’s favour at present.
With both neighbours and vendors confident in their property investments and the future, it is very difficult for prospective buyers to invest at present.
</body></html>

Charters Towers property market conditions in the vendor's favour: HTW rural

<html><body>
The price of leasing irrigation water this season continues to rise, causing plenty of headaches for the Mildura local horticultural community, according to the latest Herron Todd White (HTW) rural report. 
"In mid-August, temporary water was trading for around $625 per megalitre which was well above prices we have seen in recent years and reflected concerns that the supply of water would be tight this season," the valuation firm said. 
"The largest supply of leased water generally comes from New South Wales Murray General Security Licence holders and by mid- August it was clear that this class of entitlement was likely to have a zero allocation for the second year in a row."
The report suggests an allocation of even 5% or 10% would have brought a significant volume of water onto the market and eased prices, however that is not going to happen this season.
Over the past two months the position has worsened, with the realisation that Victorian licence holders are now unlikely to get a 100% allocation and the cost of leasing water has risen another 30%, to now be around $800 per megalitre, HTW said.
"It is normal for the Victorian resource manager to open the season on 1 July with a low allocation, which then increases as the extent of winter and spring rainfall becomes evident," it said.
"Inflows to the main storage dams (Dartmouth, Hume and Eildon) have been dismal this season and holders of Victorian Murray licences are now faced with the very real possibility that allocations might only reach 50%. They have gradually crept up to 40% at the time of writing.
"This creates the double whammy of putting many normally secure irrigators into a position of having to lease water, as well as significantly reducing the supply available from licence holders who would otherwise be in a position to lease out all or part of their entitlement."
The Murray Darling Basin Authority publishes a weekly report showing inflows to the Murray River system and the latest chart highlights the current predicament.
"Our region has faced this position before, most recently during the millennium drought, when irrigators endured two consecutive years when allocations for Victorian Murray licences reached 43% and 35% respectively. That event was brutal and forced many irrigators to abandon their plantings and cease farming," the valuation firm said. 
The key difference this time around is that commodity prices are much better than they were in 2007 and 2008 and local irrigators can now justify spending the exorbitant sums required to maintain production from their citrus, vines and almond trees, the report noted. 
"Of course, this only increases demand, which in turn increases the cost and helps explain the current predicament," the report said.
"The only thing which will prevent the cost increasing to $1,000 per megalitre by mid-summer would be above average rainfall in north-eastern Victoria over the coming summer, which at present seems very unlikely.
"On a more positive note, we are seeing some diversification in our farming base with the establishment of a large scale medicinal cannabis facility just outside Mildura."
The development is being undertaken by Cann Group Limited, who has purchased a modern juice processing facility that was originally developed to process carrot juice and started construction of a three-hectare glasshouse facility.
They are well underway in their plan to create a vertically integrated business that can tap into the growing global demand for medicinal cannabis.
</body></html>

Rising irrigation water prices causing headaches for the Mildura horticultural community: HTW rural

<html><body>
The current level of large scale agricultural land on the market continues to test the market in Western NSW, according to the recent Herron Todd White (HTW) rural report. 
The valuation firm says the likes of the Midkin Aggregation is coming on the market and now purportedly selling for $300 million, Harvard University’s properties in western New South Wales are worth circa $200 million, the full RIFA Portfolio is now on the market along with some smaller corporate level holdings in the Albury area and central New South Wales.
"You would think that the dry climatic conditions being experienced across the state would temper any expansionary activity however this is not the case," the valuation firm said. 
"Apart from these larger scale corporate level properties, there are a number of smaller properties changing hands at value levels that show the market continuing to increase."
Recent examples of this are is <a href="https://www.realestate.com.au/sold/property-mixed+farming-nsw-ivanhoe-7987330" target="_blank" style="font-size: 12.16px;">Eurella Station, Ivanhoe</a> (pictured below).
This is a 25,600 hectare parcel located eight kilometres north of Ivanhoe which was sold by private treaty by Landmark Harcourts Deniliquin for $4.4 million.
This equates to $172 per hectare overall and approximately $550 per DSE.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/ivanhoe.jpg" alt="">
This property was improved with a five bedroom homestead, machinery shed, four stand shearing shed and good sheep and cattle yards.
This sale is in close proximity to Rosewood Station which sold in November 2018 for $165 per hectare.
"We are also aware of an offer and acceptance on a property in the same general area that was purchased approximately two years ago and now is under offer at a value level that will show a 27% increase over that period. While this appears high, it is in line with most areas in New South Wales," the valuation firm said. 
The report notes the Ivanhoe area is proving to be an active location in terms of property being offered for sale.
The holding <a href="https://www.realestate.com.au/property-acreage+semi-rural-nsw-ivanhoe-132035774" target="_blank">Cross Roads Station</a> (pictured below) is being marketed by a new entrant to the rural sales scene, Border Real Estate.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/cross%20roads%20station.jpg" alt="">
This is a 27,000 hectare grazing property located to the north-east of Ivanhoe which has attracted solid levels of interest with approximately 35 enquiries.
This property has a current capacity of approximately 8,000 DSE.
The recent sales indicate that this property should achieve greater than $4 million, the report noted. 
"It will be interesting to see the result once the expressions of interest period closes," the valuation firm commented. 
Another property further to the north-east of Cross Roads is<a href="https://www.realestate.com.au/property-cropping-nsw-ivanhoe-700057638" target="_blank"> Koonaburra</a> (pictured below) which is being offered to the market via a Facebook campaign and also through Elders Real Estate.
This property is approximately 40,000 hectares and has an asking price of $55 per acre or $136 per hectare.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/ivanhoe%203.jpg" alt="">
This property has areas of Mallee and thicker timber.
"After taking into consideration these areas, the asking price would be considered a strong sale if achieved," the valuation firm said.
These two properties are located in an area which has received some level of rainfall and as such there are areas of feed and grass available.
The report suggests this has been one of the major contributing factors to the level of interest is being shown.
"Discussing the situation with one of our clients, they pointed out that their budgets indicated that the cost to purchase grain and hay to feed their drought stricken stock was approximately four times that of the cost of going out and purchasing a property that would accommodate the same level of stock.
"This is a function of the extremely low interest rates currently being experienced. This option is really only available for those that have a very strong balance sheet but is indicative of what can be achieved in the current low interest rate environment." 
</body></html>

Western NSW rural market activity continues to increase: HTW rural

<html><body>
Hot and windy days are compounding the dry conditions in the Darling Downs region, according to the latest Herron Todd White (HTW) rural report.
"In our travels, many landholders frequently ask where the driest part is observed.
"In my opinion, it would have to be in the south-east corner to south of Toowoomba through to Stanthorpe," the valuation firm said. 
Many paddocks that were once grazing now appear as fallow cultivation country due to being eaten out to bare ground.
The report notes a real concern should it rain is the potential impact of significant soil erosion due to very little ground cover - much of the country has turned to a fine powder.
The latest Bureau of Meteorology climate outlook statement for November to January indicated the chance of receiving above median rainfall for the south-east is between 25 and 30% and slightly better moving west where the Balonne Shire is 40 to 50%.
For graziers in the south-east and particularly in the Southern Downs region, where the majority of stock water requirement is provided by surface water only, the outlook is becoming desperate as dams are drying up rapidly.
With the dry seasonal conditions, it is now evident that this is impacting on market confidence with very few transactions of scale in the south-east region.
One sector of the market that has shown improvement in the liquidity is in far western Queensland and primarily those holdings benefiting from either rain or flood waters from February and March events further north.
Market activity in the Paroo, Quilpie and Barcoo Local Shires over the past eight months has increased on the back of improved seasonal conditions.
The purchasers are a combination of local and outer district landholders seeking additional country, but the major market driver is those seeking grass.
"The increase in buyer demand has created a broad firming in value trends over a relatively short period. This trend may consequently soften should further follow-up rain not be received this summer, where any firming in values observed in the short term maybe attributed to those grass purchases," the valuation firm said. 
Some recent transactions in the region include:
◗ Clifton Station, Windorah (pictured below) - a 48,800 hectare holding under contract;
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/clifton%20station%201.jpg" alt="">
◗ Canaway Downs, Eromanga (pictured below) - a 93,316 hectare holding selling for $8.137 million in May;
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/canaway%20downs.jpg" alt="">
◗ Coniston, Windorah (pictured below) - a 28,500 hectare holding under contract;
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/coinston.jpg" alt="">
◗ Retreat, Windorah - a142,601 hectare holding reportedly sold for $20 million including stock and equipment.
"We are also aware of a pending sale in the Cunnamulla region that will show the continuing strengthening for river frontage country, with further details to be provided when publicly available," the valuation firm said. 
</body></html>

Dry seasonal conditions impacting market confidence in Darling Downs: HTW rural  

<html><body>
Victoria is a great place to invest with land prices having soared since 2014, according to a recent analysis BY REIV
Their findings claimed that land values over the past 5 years has confirmed that Victorian property continues to go from strength to strength.
Over the same period, the median property size has dropped slightly, meaning that Victorians are now paying more for less.
<img src="https://www.urban.com.au/images/2019/11/14/Melbourne%20PPSQM%201.JPG" alt="">
REIV President Leah Calnan said while sales volumes have declined, continued strong demand in Melbourne has resulted in consistent price growth.
“Melbourne’s outer growth Southeastern and Western suburbs are some of the fastest-growing parts of Australia.” Ms Calnan said.
“17 suburbs across Melbourne have had their land value more than double since 2014.”
“In signs of an improving market, we are again seeing increasing demand from interstate and international purchasers"
<img src="https://www.urban.com.au/images/2019/11/14/Melbourne%20PPSQM%202.JPG" alt="">
“Regional Victoria and outer Melbourne experienced a larger drop in median land sizes than those in the city but values continue to increase.”
“People are drawn to water, 4 of the 17 highest growth suburbs are in Mornington Penisula.”
“Location is always important, Middle Melbourne suburbs near the city like Essendon West and Glenroy recorded 125% Growth.”
“In the West, Brooklyn provides great value with a median price of $1,892 per metre squared; competing with neighbouring Footscray or Maidstone," she concluded.
</body></html>

Melbourne land values soar over 5 years: REIV

<html><body>
Most of Australia’s capital cities will benefit from the interest rate cuts and loosening of credit restrictions, Brisbane in particular looks set for growth even if APRA intervenes, according to Christopher’s Housing Boom and Bust Report for 2020, released today by SQM Research.
In every scenario and barring worst case, Scenario 4, a doomsday scenario, Brisbane is expected to see price growth.
Even in that case Brisbane is expected to see price movements of -3% to +1%.
<img src="https://gallery.mailchimp.com/9badbd870addb4af72206c2eb/images/4df1a5ab-58ab-48eb-be7c-da10730ccd12.png">
As a result of the improved international outlook and an existing recovering in mining investment, Brisbane similarly to Perth will benefit and should record price rises in the order of 3% to 6%. 
In the base case forecasts, what SQM view as the most likely scenario, there are no changes in interest rates and no intervention by the Australian Prudential Regulation Authority (APRA).
Louis Christopher, when referencing a long term perspective, "better value can definitely found in other markets that aren't Sydney and Melbourne such as Perth and Brisbane."
SQM Research also anticipates an ongoing recovery in the Brisbane and Perth rental markets in 2020, he noted.
<a href="/expert-insights/buying/sydney-house-prices-could-jump-14-per-cent-in-2020-sqm-research">Sydney</a> and <a href="/expert-insights/buying/melbourne-house-prices-tipped-to-rise-by-up-to-15-per-cent-sqm-research">Melbourne</a> look set for the largest recovery, with Hobart and Canberra next up, followed by <a href="/expert-insights/buying/perth-real-estate-finally-set-for-price-growth-in-2020-sqm-research">Perth</a> and <a href="/expert-insights/buying/brisbane-housing-market-will-see-growth-in-2020-sqm-research">Brisbane</a> while Adelaide and <a href="/expert-insights/buying/darwin-the-only-city-forecast-for-falling-real-estate-prices-in-2020-sqm-research">Darwin</a> look set for minimal growth, or a loss.
Read the <a href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=944878d0b0&amp;e=0aab96dc54" target="_blank" data-auth="NotApplicable">Christopher’s Housing Boom and Bust Report</a> here.
</body></html>

Brisbane housing market will see growth in 2020: SQM Research

<html><body>
Most of Australia’s capital cities will benefit from the interest rate cuts and loosening of credit restrictions, even Perth which has been in a long term slump, according to Christopher’s Housing Boom and Bust Report for 2020, released today by SQM Research.
In every scenario barring the worst case, Scenario 4, a doomsday scenario, Perth is expected to see price growth.
<img src="https://gallery.mailchimp.com/9badbd870addb4af72206c2eb/images/4df1a5ab-58ab-48eb-be7c-da10730ccd12.png">
As a result of the improved international outlook and an existing recovering in mining investment, the city of Perth will finally record price rises next year after a prolonged housing downturn. The forecast is for Perth dwelling prices to rise between 3% to 6%.
In the base case forecasts, what SQM view as the most likely scenario, there are no changes in interest rates and no intervention by the Australian Prudential Regulation Authority (APRA).
Louis Christopher, when referencing a long term perspective, "better value can definitely found in other markets that aren't Sydney and Melbourne such as Perth and Brisbane."
SQM Research also anticipates an ongoing recovery in the Brisbane and Perth rental markets in 2020, he noted.
<a href="/expert-insights/buying/sydney-house-prices-could-jump-14-per-cent-in-2020-sqm-research">Sydney</a> and <a href="/expert-insights/buying/melbourne-house-prices-tipped-to-rise-by-up-to-15-per-cent-sqm-research">Melbourne</a> look set for the largest recovery, with Hobart and Canberra next up, followed by <a href="/expert-insights/buying/perth-real-estate-finally-set-for-price-growth-in-2020-sqm-research">Perth</a> and <a href="/expert-insights/buying/brisbane-housing-market-will-see-growth-in-2020-sqm-research">Brisbane</a> while Adelaide and <a href="/expert-insights/buying/darwin-the-only-city-forecast-for-falling-real-estate-prices-in-2020-sqm-research">Darwin</a> look set for minimal growth, or a loss.
Read the <a href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=944878d0b0&amp;e=0aab96dc54" target="_blank" data-auth="NotApplicable">Christopher’s Housing Boom and Bust Report</a> here.
</body></html>

Perth real estate finally set for price growth in 2020: SQM Research

<html><body>
Most of Australia’s capital cities will benefit from the interest rate cuts and loosening of credit restrictions barring Dawin, according to Christopher’s Housing Boom and Bust Report for 2020, released today by SQM Research.
In every scenario and especially Scenario 4, a doomsday scenario, Darwin is expected to see a decline in price.
Darwin is expected to see price movements of -5% to -2%.
<img src="https://gallery.mailchimp.com/9badbd870addb4af72206c2eb/images/4df1a5ab-58ab-48eb-be7c-da10730ccd12.png">
Darwin is the only capital city expected to record price declines.
It is a result of the Darwin economy continuing to struggle and excess stock for sale weakening the local market.
In the base case forecasts, what SQM view as the most likely scenario, there are no changes in interest rates and no intervention by the Australian Prudential Regulation Authority (APRA).
<a href="/expert-insights/buying/sydney-house-prices-could-jump-14-per-cent-in-2020-sqm-research">Sydney</a> and <a href="/expert-insights/buying/melbourne-house-prices-tipped-to-rise-by-up-to-15-per-cent-sqm-research">Melbourne</a> look set for the largest recovery, with Hobart and Canberra next up, followed by <a href="/expert-insights/buying/perth-real-estate-finally-set-for-price-growth-in-2020-sqm-research">Perth</a> and <a href="/expert-insights/buying/brisbane-housing-market-will-see-growth-in-2020-sqm-research">Brisbane</a> while Adelaide and <a href="/expert-insights/buying/darwin-the-only-city-forecast-for-falling-real-estate-prices-in-2020-sqm-research">Darwin</a> look set for minimal growth, or a loss.
Read the <a href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=944878d0b0&amp;e=0aab96dc54" target="_blank" data-auth="NotApplicable">Christopher’s Housing Boom and Bust Report</a> here.
</body></html>

Darwin the only city forecast for falling real estate prices in 2020: SQM Research

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

Staff reporter

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News