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Hobart remains the least affordable city to rent in Australia, followed by Adelaide which has overtaken Sydney as the second least affordable capital city, the latest release of the Rental Affordability Index (RAI) has found.
The RAI is an indicator of the price of rents relative to household incomes based on new rental agreements. It is released annually by National Shelter, Community Sector Banking, SGS Economics &amp; Planning and the Brotherhood of St Laurence.  
Rental affordability in some Australian cities, including Sydney, has improved marginally. However, the situation is untenable for people on Newstart, with rent costing at least 77% of their income in every capital city. 
Adrian Pisarski, Executive Officer, National Shelter, said: “There is not one place in Australia where a Newstart recipient can rent affordably.  
“Newstart renters in metro Sydney require 4.5 times their current income to achieve affordability. The most affordable places we have are in regional SA and even there someone on Newstart needs to pay 47% of their income to rent.  
“The RAI evidence is conclusive: all Newstart recipients who are renting are living in poverty. The situation is only marginally better for single and dual pensioners who also face unaffordable rents everywhere in Australia. 
“The implications for retirement incomes policy are dire with more people retiring without owning and facing a completely unaffordable rental market. We know older women are the fastest growing cohort experiencing homelessness and we’d expect increased rates of homelessness among older people based on these findings.”
Ellen Witte, Partner at SGS Economics and Planning said: “People on Newstart are the most vulnerable cohort in the country as they experience the worst levels of housing stress. 
“After paying the rent there are not enough resources left, and people may not even be able to fork out money to go to a job interview. There is an urgent need to raise the Newstart allowance and provide these households a pathway out of the poverty trap.”
James Barron, Head of Relations at Community Sector Banking, said: “Looking beneath the headline figures, rental stress is affecting the majority of very low-income households in Australia. People on Newstart are being hit particularly hard, being pushed to the outer fringes of our cities and away from opportunities for training and employment.
“Even in cities with higher than average incomes and better than average rental affordability, the plight of low-income renters continues to deteriorate.”
Conny Lenneberg, Executive Director of the Brotherhood of St Laurence, said that Newstart is the second-lowest unemployment payment in the OECD group of wealthy nations. When rent assistance is included, compared to other nations’ housing benefits, Newstart plunges to the lowest payment.
“Our social security safety net is letting down fellow citizens. There is an urgent need to raise Newstart and its very modest rental supplement and to increase subsidised social housing. 
“The evidence is utterly compelling: the deeply inadequate Newstart rate is a driver of homelessness. This is not the ‘fair-go’ society we cherish. 
“With high rents, single older job seekers and families with young children are in the eye of the affordable housing storm across the country. We are seeing increasing disparities, and the crisis end of this challenge is visible on our streets.” 
No relief for low-income households 
Rental stress has become so entrenched and severe for low-income households that the recent improvement in some cities has brought little relief – with the situation for most low-income households in these metropolitan areas remaining untenable.
More than a million households need some form of housing assistance, while 43% of low-income households experience rental stress. 
“Many working families and all non-working groups on benefits face severe rental affordability issues,” Pisarski said. 
“Renting households on incomes below $60,000 per annum have no affordable rentals in our cities, including all capitals and nearly every centre on the east coast. In the WA mining regions, even those earning up to $85,000 face unaffordable rents.”
A vision needed for Hobart 
A score of 100 and below on the RAI shows that households on average incomes would be required to spend at least 30% of their income on rent. A score of 100-120 indicates households are facing moderately unaffordable rents.  
Greater Hobart is the only capital city where rental affordability has dropped below the critical threshold of 100, falling to a RAI score of 93 in June 2019 and putting the city’s rent’s in the unaffordable category. This means that average income households are paying 30% of their income or more on rent.
The second least affordable capital city is Greater Adelaide, with a score of 113, surpassing Sydney, with a score of 119. Rents in both cities are considered moderately unaffordable.  
“Hobart is in the midst of a rental crisis, the worst in the country,” Witte, said. 
“The rents have been increasing by 10% per annum over the last three years. No matter how hard you work, you won’t be able to keep up with price rises like this. The market is failing and there is an urgent need for the government to intervene.
“There is a lack of new supply, while stock is being lost to the short-term holiday accommodation market. The rights of renters are weak, and the Tasmanian Residential Tenancy Act needs to be reviewed like Victoria has done.”
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j.ballantyne1990-6AQqhLzZaK

Hobart is Australia’s most unaffordable city for renters: RAI

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During 2019, Melbourne’s property market has had a firm correction following a brief period of recession, according to the latest Herron Todd White (HTW) residential report. 
The report notes listed prices and clearance rates rose again after showing reminiscent signs of the period of prosperity Melbourne experienced from 2014 to mid 2017.
"This month we are looking at some of the most ostentatious listings and palatial homes in the eastern suburbs of Melbourne," the valuation firm said. 
"Blue-chip suburbs such as Hawthorn are known for offering a grand lifestyle and it is easy to see why when you see its homes and apartments of an elite calibre, however the home pictured below would better fit the category of a manor."
<a href="https://www.realestate.com.au/property-house-vic-hawthorn-130010414" target="_blank">18-20 Shakespeare Grove, Hawthorn </a>(pictured above) has been listed on the market since 28 November 2018.
The last known sale price was $19.8 million on 5 May 2014.
It is currently being listed by RT Edgar Toorak and they have listed the property with an indicative selling price of $45 million.
"With nine bedrooms, seven bathrooms and an underground garage capable of housing up to 10 cars, it has an impressive resume," the valuation firm said.
"Set on 4,251 square metres in one of Melbourne’s most elite locations and sought after enclaves, Shakespeare Grove, the property is admired and timeless." 
 <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/2019/11/20/kew.jpg" alt="">
The report notes just around the corner from Hawthorn is Kew, a suburb of similar calibre and filled with beautiful homes often listed for multiple millions of dollars.
A home currently listed by RT Edgar Toorak is <a href="https://www.realestate.com.au/property-house-vic-kew-132127918" target="_blank">107 Sackville Street, Kew</a> (pictured above).
Set on 1,179 square metres and featuring five bedrooms, four bathrooms and three-car parking spaces, the indicative selling price is $6 million to $6.6 million.
"While it is a bit more reserved and subtle than the property shown above, there is no disregarding its great location on one of the most desirable roads in Kew," HTW said. 
"Originally built in 1920, the home has been renovated extensively on the inside and has had cosmetic work completed on the outside to restore the look of the home.
"This is a unique and valuable home in which to raise a family, entertain guests and enjoy a luxurious lifestyle."
 <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/2019/11/20/wonga%20park.jpg" alt="">
Wonga Park is located 28 kilometres north-east of Melbourne’s CBD.
The suburb features semi-rural properties with large land sizes and grandiose homes.
<a href="https://www.realestate.com.au/sold/property-house-vic-wonga+park-130910614" target="_blank">134 Jumping Creek Road, Wonga Park</a> (pictured above) sold for $2.47 million on 13 May 2019.
Set upon four hectares of land, the property is comprised of seven bedrooms, seven bathrooms and 11 car parking spaces over three storeys on a triangular-shaped allotment.
"The house’s features look more like a forest getaway than a home," the valuation firm said. 
Built originally in 1970, the house was updated with a brand-new kitchen, living and dining areas in February 2006.
"The previous owners did a great job maintaining the exposed brick look in sections of the home to complement the renovations excellently," the valuation firm added. 
Having been sold previously on 27 November 1999 for $610,000, the house has quadrupled in value in the past 20 years.
The home is located an hour’s drive from the city and has connecting roads to access Yarra Valley’s wine region and Victoria’s alpine areas.
"This is a home suited for a family looking to settle into third gear and enjoy being away from the hustle and bustle that the fast-paced inner eastern suburbs offer." 
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Eastern Melbourne prestige market showing signs of prosperity returning: HTW residential

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According to the latest Herron Todd White (HTW) residential report, Coffs Harbour properties priced over $1 million are considered prestige with the majority of sales within this market sector ranging between $1 million and $1.5 million.
Sales between $1.5 million and $2 million become decidedly more scarce, typically numbering less than 10 per year and those in excess of $2 million are rare.
"Let’s start with the unit market. Typically there are very few sales over $1 million, with the most recent highest sale of note being a penthouse unit in the Seashells highrise complex at Park Beach going for $1.65 million," the valuation firm said. 
The unit has a total strata area of 231 square metres, affording extensive coastal and hinterland views with the normal upmarket features and complex facilities.
The next is located within the sought after Jetty precinct of Coffs Harbour along Camperdown Street selling for $1.5 million.
This is a circa 2010, three-bedroom, two-bathroom contemporary unit, situated in a low rise complex of nine units.
The unit has an easterly aspect with unrestricted harbour and ocean views and strata area of 311 square metres.
"It is interesting to note that this property previously sold in 2010 for $1.55 million," the valuation firm notes. 
Over this value level there is no recent sale to draw from other than noting two prestige units currently listed for sale within Sea La Vie at 131 Victoria Street (pictured below) asking $1,995,000 and $2,295,000.
This complex is also located within the Jetty precinct.
<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/2019/11/18/131%20victoria%20st.jpg" alt="">
The units comprise three bedrooms, three bathrooms and a two-car garage in an architect designed three-unit complex affording a high position with extensive coastal and mountain views north. They are single level design with extensive patio and private plunge pool.
"The beachside housing market again has experienced very few sales over $1.5 million this year, however we have recently seen a $2.1 million sale within the prestige Charlesworth Bay precinct of Coffs Harbour," the valuation firm said. 
"What is so special about this property is the location, affording a unique headland position of 3,173 square metres boarded on three sides by regional park with access to the beach.
"To find properties in excess of the $2 million mark, we have to venture further from the beach into the rural surrounds with the most recent being in Walters Road, Upper Orara achieving a respectable $2.6 million."
Known as <a href="https://www.realestate.com.au/sold/property-lifestyle-nsw-upper+orara-7958562" target="_blank">Orara Valley Estate</a> (pictured below), it can only be described as a rural retreat set on 28 hectares with an extensive five-bedroom executive style country home with secondary quarters, resort pool and manicured grounds located 15 minutes west of Coffs Harbour.
<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/2019/11/18/orara%20valley.jpg" alt="">
"For something a little different we venture south of Coffs Harbour to the lesser known area of Gumma or more specifically Barnetts Road, located eight kilometres east of Macksville along the pristine Warrel Creek.
"This property achieved a respectable $2,025,000 and comprises a unique rural lifestyle holding with a single level, five-bedroom, three-bathroom architect designed dwelling with five-car detached garage set on a 40 hectare lot with 400 metres frontage to Warrell Creek.
"As expected, these high end properties appeal to a select and discerning market and are typically purchased by out of town capital city buyers and require longer than normal selling periods to find the right buyer." 
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Coffs Harbour high-end properties typically purchased by out of town capital city buyers: HTW residential 

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The prestige market in the Ballina Shire is typically concentrated within the coastal localities of Lennox Head, Skennars Head and East Ballina as well as the sought after northern rural localities such as Newrybar, Brooklet, Knockrow, Fernleigh and Tintenbar.
The latest Herron Todd White (HTW) report suggests the performance of the prestige market within these areas is no different to the prestige market within the Byron Shire in that it is traditionally related to the performance of capital city markets, most notably Sydney and to a lesser extent Melbourne and south-east Queensland.
"The most notable sale within the Ballina Shire over the past 12 months is 1 Rocky Point Road, Lennox Head (pictured above) which transacted for $6 million in August 2019 after an extended selling period in excess of 18 months," the valuation firm said. 
The HTW report notes this represents a market leading sale for a residential property in the Ballina Shire.
The property comprises an executive quality four- bedroom, two-bathroom, two-level residence with three car garage and resort style pool situated on approximately one acre surrounded by reserve with extensive northerly ocean views over Boulders Beach towards Lennox Head in the distance.
"It is of interest to note that this property previously sold for $3.1 million in March 2005," the valuation firm added. 
 <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/2019/11/18/19%20rayner%20lane%20lennox%20head.jpg" alt="">
"The market leading sale for a strata titled property within the Ballina Shire is 1/9 Rayner Lane, Lennox Head (pictured above) which transacted in December 2018 for $2.7 million," the valuation firm stated. 
This property comprises a ground level four-bedroom, two-bathroom duplex unit which adjoins beach front reserve and has unrestricted ocean views to the east.
The property previously sold in May 2007 for $2.4 million.
<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/2019/11/18/newrybar.jpg" alt=""> 
"The market leading sale within the rural localities over the past 12 months belongs to the property at <a href="https://www.realestate.com.au/sold/property-house-nsw-newrybar-130949362" target="_blank">219 Old Byron Bay Road, Newrybar</a> (pictured above) which sold in July 2019 for $3.9 million," HTW said. 
This property comprises a 45.37 hectare (approximately 112 acres) lot which is generally considered prime grazing country with district views and is improved with a semi-modern architect designed residence.
Again this property was subject to an extended marketing campaign, having been listed since October 2018.
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Ballina prestige sector dependent on Sydney market: HTW residential

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GUEST OBSERVATION
Attorney-General Christian Porter added a little more flesh to the bones of the long-awaited Commonwealth Integrity Commission this week. In a National Press Club address, Porter argued there must be a balance between having a powerful investigative body and fairness to individuals investigated by the commission.
Yet commentators have roundly criticised <a href="https://www.pm.gov.au/media/commonwealth-government-establish-new-integrity-commission" target="_blank">the government’s model</a> for being <a href="https://theconversation.com/the-proposed-national-integrity-commission-is-a-watered-down-version-of-a-federal-icac-108753" target="_blank">watered down</a> and a <a href="https://www.smh.com.au/national/coalition-s-anti-corruption-body-a-sham-retired-judge-says-20190512-p51mk2?fbclid=IwAR1khmMDTdzhxlszyEKZDnUYS_D5OPxtaWHR6CO8l4_eqv6dzd0xjcMVV4M" target="_blank">sham</a>.
Queensland LNP MP Llew O’Brien has <a href="https://www.theguardian.com/australia-news/2019/nov/21/lnp-mp-may-cross-floor-over-federal-integrity-commission-legislation" target="_blank">warned</a> he may cross the floor and vote against the government on this issue. O'Brien believes politicians and their staff should be held to the same standards as law enforcers.
Crossbench MPs have also <a href="http://www.rebekhasharkie.com.au/crossbench_calls_for_national_integrity_commission_with_teeth" target="_blank">called on</a> the government to establish a national integrity commission “with teeth”.
The government intends to release a draft bill this year.
So, what is the government’s model? And why has it been criticised?
The government’s model
The government’s proposed CIC has two parts: the law enforcement division and the public sector division.
The law enforcement division applies only to law enforcement agencies and those with coercive powers. The public sector integrity division covers the rest of the public sector, federal service providers, subcontractors, as well as MPs and their staff. The commission will have the power to conduct public hearings only through its law enforcement division.
By contrast, the public sector division will not have the power to hold public hearings or make public findings of corruption. Instead, it will investigate and refer potential criminal conduct to the director of public prosecutions.
This is a far more limited jurisdiction compared to its equivalent state counterparts, such as the New South Wales Independent Commission Against Corruption (ICAC), which can conduct public hearings and make findings of corruption in the public sector.
All states now have an anti-corruption commission and the federal government is lagging behind.
Why not everyone is happy with the government’s model
The government’s model has been criticised for a few reasons.
The first is that it would fail to achieve its main aim of exposing corruption in the public sector.
The bar for investigation is too high, requiring a reasonable suspicion of corruption amounting to a criminal offence before an investigation can even begin. This is a difficult hurdle to clear.
Lessons from the state anti-corruption commissions show evidence of corruption has been unveiled through investigations based on allegations, rather than before an investigation begins.
Another major criticism is that the proposed CIC will not have the power to hold public hearings.
Public hearings ensure proceedings are not cloaked in secrecy and will increase public trust. Notable inquiries in Australia have exposed major corruption through public hearings. This includes the <a href="https://www.ccc.qld.gov.au/about-us/our-history/fitzgerald-inquiry" target="_blank">Fitzgerald inquiry</a> that revealed widespread corruption in the Queensland police force, leading to the resignations and imprisonments of various former ministers and officials.
But the attorney-general has raised legitimate issues about damage to individual reputations where a person subject to a public hearing has their reputation tarnished in the media, but is ultimately found not guilty by the courts.
This can be ameliorated by having the option of public and private hearings. Public hearings should be used only when it is in the public interest, balanced with considerations of individual reputation.
Critics have also complained about the CIC’s inability to initiate investigations itself and to receive complaints directly from the public. It can only investigate after a referral from the public sector, or if the CIC is conducting an investigation and discovers additional corrupt conduct in a different department. This is a significant limitation.
Other comparable investigative bodies have “own motion” powers to investigate issues based on public complaints.
There is no principled reason why we should keep MPs, their staff and public servants to a lower standard than law enforcement agencies. Corruption can manifest equally within the ranks of MPs, the public sector and law enforcement agencies.
The need for a national integrity commission
The public is <a href="https://news.griffith.edu.au/2018/08/20/griffith-research-shows-trust-in-government-slides/" target="_blank">calling out</a> for a national integrity commission, with two-thirds (67%) of Australians in favour of one.
A group of judges have <a href="https://www.theguardian.com/australia-news/2019/jan/23/federal-anti-corruption-body-must-have-power-to-make-arrests-and-conduct-searches-judges-say" target="_blank">signed</a> a letter calling for a national integrity commission with strong powers and the ability to hold public hearings.
Australians want a robust and well-resourced national integrity commission that has strong powers to achieve its mandate. The government should reconsider its model in light of public criticism.<img src="https://counter.theconversation.com/content/127502/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Yee-Fui Ng, Senior Lecturer, Faculty of Law, Monash University.
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/governments-commonwealth-integrity-commission-will-not-stamp-out-public-sector-corruption-heres-why-127502" target="_blank">original article</a>.
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Government’s Commonwealth Integrity Commission will not stamp out public sector corruption — here’s why

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EXPERT OBSERVER
When it comes to their golden years, there are three essential factors retirees should take into account when choosing property.
Lifestyle, relative affordability and building equity should all be considered by those leaving the workforce behind for the easy life.
Our analysis has identified 10 suburbs which offer a combination of all three.
Lifestyle varies from person to person. Some are looking for a seachange, others a treechange and there are many who want to be within easy distance of family.
When it comes to ‘relative affordability’, that too can depend on the individual purchaser. For example, Bryon Bay is relatively affordable for a well-off downsizer from Sydney and Melbourne, but not necessarily for those moving from other areas.
There has certainly been an increase in the number of residents leaving Sydney for other destinations, with the latest ABS figures showing 27,300 people left the Greater Sydney area through 2017-18.
And, of course, building wealth or equity over time is just as important as the two other factors. In other words, they offer good lifestyle options, value for money and solid long-term capital growth projections.
<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/2019/11/27/Top%20suburbs%20for%20Retirees.jpg" alt="">
We have identified three suburbs in Queensland, five in NSW, one in Victoria and one in Tasmania. There is no particular order, as each retiree must make their own decisions based on personal preference and budget. However, it should be noted, that this list relates only to houses, and not units.
Despite the recent downturn in the property market, these areas had either shown resilience or had already experienced good recovery and that strong long-term projections were “very clear”. And, in fact, some of these areas now presented even better opportunities thanks to the recent price reductions.
For example, the Mornington Peninsula, which has a median price of $691,200, experienced a price reduction of 10.2% in the past 12 months. This is compared to Greater Melbourne which delivered a price reduction of 11% in the past 12 months. Now, with the strong recovery of the market, the increasingly popular area of the Mornington Peninsula is able to provide good buying opportunities.
These areas will most likely reach a new peak or price level in about 12 months and will have fully recovered from the downturn.
Top places to retire for lifestyle, relative affordability and capital gains:
<ul>
<li>1) Sunshine Coast, QLD</li>
</ul>
Both Peregian and Coolum beaches are based in this popular retiree area, drawn by its year-round idyllic climate, beautiful sandy beaches and lush hinterland subtropical forests. The region is only 100 kilometres from Brisbane, meaning they can enjoy the quiet life while still being only an hour’s drive from the hustle and bustle of a big city and all it has to offer. The Sunshine Coast offers a variety of housing styles and price ranges from the multimillion-dollar mansions to two-bedroom cottages depending on budget.
<ul>
<li>2) Gold Coast, QLD</li>
</ul>
Miami on the Gold Coast has a median price of $722,570 which makes it relatively affordable for those migrating from higher priced areas such as Sydney or Melbourne. The Gold Coast is popular with retirees thanks to its beautiful beachside and waterside suburbs, unrivalled lifestyle and good infrastructure. An hour’s drive from the state capital Brisbane, Australia’s sixth largest city is appealing to active mature-aged people, who can enjoy walking on the beach or in the bush, fishing, boating and cultural pursuits with an appealing climate year-round.
<ul>
<li>3) Central Coast, NSW</li>
</ul>
North Avoca, Terrigal and Wamberal on the Central Coast all offer superb lifestyle properties significantly more affordable than the beachside suburbs of Sydney and which still offer reasonable access to NSW’s capital. The area is popular with retirees and is characterised by rugged coastlines, sandy beaches, national parks, bays, inlets, waterfalls and lakes.
<ul>
<li>4) Mornington Peninsula, VIC</li>
</ul>
The suburb, Mornington, is one of the most popular on the Mornington Peninsula and is about 80 kilometres southeast of Melbourne. It is a popular tourist and retiree destination thanks to its numerous attractions which include beaches, wineries, national parks, heritage sites and a plethora of golf courses.
<ul>
<li>5) Byron Bay, NSW</li>
</ul>
This popular suburb is part of the northern region of NSW which is often referred to as ‘the Grey Coast’. Of all the suburbs on the Top 10 list, Byron Bay received the highest capital gains over the past five years of 83.1%. While its median house price was also the highest at $1.5 million, compared to Sydney and Melbourne prices, this is relatively affordable for those moving from these capital cities.
<ul>
<li>6) Hobart, TAS</li>
</ul>
Thanks to its greater affordability when compared to Melbourne, Hobart has increasingly become a popular destination for retirees despite its colder climate. Originally a penal colony founded in 1804, the city is steeped in history and heritage. It is also a major drawcard for boaties, given its harbour is the second-deepest natural port in the world. The city is known for its arts and culture, its majestic scenery such as Mt Wellington, picturesque waterways including the Derwent River and rich café and restaurant scene.
<ul>
<li>7) Hunter Valley, NSW</li>
</ul>
Louth Park in the Hunter Valley is about 120 kilometres north of Sydney. The region is one of Australia's major wine growing areas and is an attractive destination for retirees who enjoy its relative proximity to NSW’s capital city. As a popular tourist area, regular events and festivals are held throughout the Hunter Valley each year while World Heritage-listed parks provide tranquil areas to take in nature.
DORON PELEG is the CEO of RiskWise.
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The top 10 suburbs to retire and build equity: RiskWise's Doron Peleg

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Across the Clarence Valley, 2019 has seen a number of strong and in some cases record breaking sales, according to the latest Herron Todd White (HTW) residential report. 
The report notes some of the region’s best known beach locations such as Iluka and Yamba were no exception.
 Iluka saw 46 Queens Lane sell for $945,000. 
"A quaint cottage with direct frontage to a sandy riverfront and river walk, the Queens Lane sale was the highest single use residential sale for Iluka over the course of the year and proved that location and views are still what it’s all about.
"As for Yamba, its unique position caters for prestige riverfront or river view and beach view, and continues to lure many to the town," the valuation firm commented.
Throughout the course of 2019, its residential market showed the furthering of the gap between suburban Yamba and Yamba Hill, the report noted. 
"Whilst the first showed a stabilisation trend, the latter shot up and proved to be one of the most improved locations in the Valley," the valuation firm said. 
Yamba Hill, with its easy access to beaches and food and retail outlets, saw sales between $900,000 and $2 million, with a sale of land with no views at 13 Ager Street (pictured below) for a staggering $615,000.
<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/2019/11/18/yamba.jpg" alt="">
"At present, there are a number of pricey properties, some of which are incredibly unique," the valuation firm said. 
For instance, the offering of <a href="https://www.realestate.com.au/property-lifestyle-nsw-goodwood+island-700041950" target="_blank">718 Goodwood Island Road, Goodwood Island </a>(pictured below) occupies almost the entire island and features a landing strip while the nearby listing of Gourd Island, is in fact for a whole island, complete with its own private barge access.
<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/2019/11/18/goodwood%20island.jpg" alt="">
Overall, the Clarence Valley’s varied composition ensures each year’s sales are a little different to the last and one is never entirely sure what or where a listing may pop up.
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Clarence Valley market sees record breaking sales: HTW residential 

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Two of the best-known investor hot spots in regional South Australia are Whyalla and Roxby Downs.
Both have cyclical economies which are intrinsically linked to the supporting mining industries, according to a recent Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation. 
Investors have been spooked from these locations in recent years as both markets entered a downward cycle.
"With the ability to enter the respective markets at historically low price points, investors are beginning to dip their toes back in.
"Yields of between 5% and 7% are common throughout both these regional centres," the valuation firm said. 
Achieving a weekly rental of $110, <a href="https://www.realestate.com.au/sold/property-house-sa-whyalla+norrie-130140254" target="_blank">13 Harvey Street, Whyalla Norrie </a>(pictured below) sold for $79,000 in January this year representing a yield of 7.24%.
<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/2019/11/4/whyalla%20norrie%20.jpg" alt="">
This property comprised a single level maisonette disposed as three bedrooms and one bathroom.
The report suggests property owners have options to increase yields by thinking outside the box.
Owner-occupiers can rent out the rear granny flat or the spare rooms which the kids have vacated.
Investors can privately manage their properties or offer their properties for rent on a per room basis.
Renting on a per room basis can be one of the greatest yield boosters and is most common for investors operating around university campuses.
"When owner-occupiers are looking for a dream home they lead with their hearts. Investors need to be more astute and lead with the head.
"Prior to making your property investment, invest in a calculator and a strategy that best suits you," the valuation firm said. 
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Whyalla and Roxby Downs seeing 5% to 7% rental yields: HTW residential 

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With spring in full swing, the end of the year drawing near and signs of the market beginning to stabilise, according to the latest Herron Todd White (HTW) residential report. 
"Let’s reflect on some of the most expensive, biggest and the most weird and wonderful properties sold in the Goulburn region in 2019," the valuation firm said. 
On the market for eight months, this historic 1861-built residence at<a href="https://www.realestate.com.au/sold/property-house-nsw-goulburn-127722526" target="_blank"> 244-246 Cowper Street</a> (pictured above) sold for a record $2.15 million in March this year.
This property was originally six rundown apartments and was restored to a single residence in 2004.
The home is a Victorian Italiante country style house that has been extensively renovated internally, features five bedrooms, three bathrooms, a three-car detached garage and is located on 2,567 square metres in arguably Goulburn’s most prestigious blue ribbon precinct.
Despite the general residential and prestige high-end market being notably weaker than previous years, this country mansion is now the most expensive home in Goulburn, topping 15 Abbey Road, Goulburn which sold for $1,802,000 in September 2018.
 <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/2019/11/18/104%20bradley%20st.jpg" alt="">
Sold at auction for $1.07 million in September, this double-storey brick grand old property at <a href="https://www.realestate.com.au/sold/property-house-nsw-goulburn-131779178" target="_blank">104 Bradley Street</a> (pictured above) is also located within Goulburn’s blue-ribbon precinct.
Set on just under an acre of established parklands, the 1883 residence comprises six bedrooms, two bathrooms and two kitchens.
The historic ornate features throughout include the original slate tile roof, 14 foot ceilings, grand central timber staircase, wrap around verandah and leadlight windows.
"However, we feel the property could be significantly enhanced with some painting and small renovation works to bring it up to 2019, whilst still keeping within the style of that period," the valuation firm said. 
 <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/2019/11/18/138%20mulwaree%20drive.jpg" alt="">
The property at <a href="https://www.realestate.com.au/sold/property-house-nsw-tallong-129869026" target="_blank">138 Mulwaree Drive, Tallong</a> (pictured above) consists of six large yurt-shaped structures surrounding a central courtyard and can only be described as honeycomb cells from a bird’s eye view.
The residence contains four bedrooms and two bathrooms and features cathedral like ceilings, floor to wall double glazed windows and timber lined ceilings and walls throughout.
The architecturally designed dwelling is located on a heavily timbered 1.33 hectares within the safe gated community of Tallong Park Estate.
Levies by the Tallong Park Association Inc are currently $1,346 per annum which allows the property owners and their invited guests to make use of the nine-hole golf course, tennis courts, 12.5 metre indoor heated swimming pool, bush walking tracks, horse riding trails and picnic areas.
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Goulburn market begins to stabilise: HTW residential 

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EXPERT OBSERVATION
The construction sector is in a cyclical downturn led by the housing sector, where conditions have swung from boom-to-bust.
Private new home building work fell by a further 3.4%, meeting our expectations, to be 11.6% below the peak of mid-2018. Renovations were broadly flat, -0.2%. The housing downturn still has further to go and will weigh on conditions into 2020.
Public works returned to adding to growth, increasing by 5.4% in the quarter. That follows a moderation over the past year (down 13.4%) reflecting a gap in the investment project pipeline. Our view has been and remains that public investment will be supportive of growth over the near-term, with governments continuing to commit to additional projects.
Private infrastructure provided a downside surprise, declining by 4.6%. The outlook is for some improvement. Commencements have picked-up somewhat (eg some iron ore projects have proceeded in response to the recent elevated prices) and the work pipeline has increased – pointing to an emerging lift in activity during the year ahead.
ANDREW HANLAN is a senior economist for Westpac
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Construction activity declined for a 5th consecutive quarter: Andrew Hanlan

The residential transformation of St Kilda Road is set to continue into with more new apartment plans for the sought-after boulevard.

Wing Tai Asia has lodged plans for a major residential tower at 464-466 St Kilda Road, replacing the former VACC House with an 18-storey mixed-use development designed around a retained heritage podium and a sculpted contemporary tower.

The proposal, prepared under Victoria’s Significant Residential Development with Affordable Housing pathway, would deliver 325 apartments and ground-floor retail across the prominent 4,653 sqm boulevard site in Melbourne’s St Kilda Road North Precinct.

The project centres on the adaptive reuse of the site’s heritage-listed VACC Building, an eight-storey office designed by Bernard Evans that has occupied the address for decades. Planning documents state the development would involve “carefully dismantling and conserving off-site the original metal fabric of the podium visible from St Kilda Road,” before reinstating it as the defining frontage of the new scheme.

Above the restored podium, Wing Tai is proposing a curvilinear residential tower. The scheme includes 172 one-bedroom apartments, 63 two-bedroom apartments, 66 three-bedroom apartments, and 24 four-bedroom apartments, alongside two ground-floor food and beverage tenancies fronting St Kilda Road.

The tower has been designed with substantial articulation and variable setbacks to minimise perceived bulk and maintain view corridors along the boulevard. Urbis, which prepared the planning report, said the design “has been significantly articulated through a curvilinear design” with “an interplay with materials, façade expression and depth” to create visual separation and visual interest.

The proposal also includes 254 basement car spaces, landscaped pedestrian links connecting St Kilda Road and Queens Lane, and a biophilic landscape strategy featuring canopy trees, raised planters, cascading greenery and a glass oculus pool overlooking the eastern frontage.

Planning documents confirm the $270.1 million development will contribute 3 per cent of project costs to the Social Housing Growth Fund as part of the application process.

Wing Tai acquired the St Kilda Road property in 2018 alongside Abacus Property Group for $95.38 million, before later consolidating ownership of the site. The property previously served as the Victorian Automobile Chamber of Commerce headquarters for around 60 years.

The transformation of the St Kilda Rd boulevard is already beginning to materialise, with a number of high-profile projects recently completed, launched, or approaching launch as developers continue to back the long-term appeal of the precinct.

Among the most notable recent completions is Louise by Samuel Property Group, just off the strip on Queens Lane, the same pocket Hirsch &amp; Faigen recently launched The Queensbury. Mirvac is too on the same street with The Albertine, which is approaching completion.

Dexus recently secured approval for its slice of St Kilda Road, while Gurner also has approved plans for the precinct.

Joel Robinson

Wing Tai unveils 325-apartment St Kilda Road tower on former VACC House site

Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
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[smartcode_project_cta:default project_id=112661]

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