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Over the first half of 2019, the Gladstone residential property market has continued to show positive signs, according to the latest Herron Todd White (HTW) residential report.
"We have seen minor capital growth of 5% to 10% in some market sectors and some locations in the region," the valuation firm said. 
The report suggests that this growth is certainly not across the entire market however it definitely continues the momentum from 2018 in a positive way.
The market is still being driven by its affordability, with limited new employment opportunities in the region.
A recent sale was a West Gladstone four bedroom house with views towards Mt Larcom and the harbour.
It has been sold for $335,000.
Located at <a href="https://www.realestate.com.au/sold/property-house-qld-west+gladstone-128014414" target="_blank">12 Piper Street</a> (pictured below), the house comes with four bedrooms, separate carpeted lounge room, entertaining area or rumpus room, and tiled outdoor area.
<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/2019/7/1/west%20gladstone%202.jpg" alt="">
"We expect affordability to be the driving factor of our market for the foreseeable future," HTW said. 
Rental levels have continued to rise across 2019.
A fully renovated two bedroom house at West Gladstone has recently been listed for $200 per week. 
Located close to the city, the house at <a href="https://www.realestate.com.au/property-house-qld-west+gladstone-404988845" target="_blank">16 Fowler Street </a>(pictured below) comprises two bedrooms, lounge room, separate dining room, new kitchen and sunroom. 
<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/2019/7/1/west%20gladstone.jpg" alt="">
In most cases rents are jumping 10% per week each time a six-month lease is renewed or commences.
Vacancy rates are hovering around the 3% mark and have remained relatively stable so far this year.
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j.ballantyne1990-6AQqhLzZaK

Gladstone market showing some positive signs: HTW residential 

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GUEST OBSERVATION
Open and shut. Most Australians would be worse off over their lifetimes if compulsory super contributions were lifted.   
Compulsory superannuation was <a href="http://www.keating.org.au/shop/item/the-story-of-modern-superannuation-31-october-2007" target="_blank">sold</a> to Australians on the basis that it would make us better off.
But as the government prepares for an <a href="https://www.afr.com/news/policy/tax/retirement-incomes-face-review-20190524-p51qsi" target="_blank">independent inquiry</a> into retirement incomes, <a href="https://blog.grattan.edu.au/" target="_blank">new Grattan Institute research</a> finds that increasing compulsory contributions from 9.5% of wages to 12%, as has been legislated, would leave many Australian workers poorer over their entire lifetimes.
They would sacrifice a significantly increased share of their lifetime wage in exchange for little or no increase in their retirement income.
The typical worker would lose about A$30,000 over her or his lifetime.
More compulsory super means lower wages
Superannuation delivers higher incomes in retirement at the expense of lower incomes while working.
Yet the superannuation lobby usually presents <a href="https://www.afr.com/personal-finance/superannuation-and-smsfs/australians-don-t-want-a-dickensian-retirement-20190530-p51sq5" target="_blank">only one side of the pact</a>, urging an increase in compulsory super to get the higher retirement incomes while ignoring the income that workers have to forgo to get them.
Compulsory super contributions are paid by employers. But <a href="https://blog.grattan.edu.au/2019/04/do-superannuation-increases-come-out-of-workers-wages/" target="_blank">they appear</a> to come out of funds the employers would otherwise have spent on wages.
This means increases in compulsory super come at the expense of wage increases – something that was acknowledged when compulsory super was set up (indeed, it was <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/saturdayextra/unfair-super/3231046">part of the reason it was set up</a>) and has been <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/saturdayextra/unfair-super/3231046">acknowledged</a> by advocates of higher contributions, including the former opposition leader Bill Shorten).
Grattan Institute calculations suggest that lifting compulsory super to 12% by 2025 will take up to <a href="https://theconversation.com/20-billion-per-year-thats-how-much-higher-superannuation-could-take-from-wages-116353" target="_blank">A$20 billion a year</a> from workers’ pockets. For most, the trade-off isn’t worth it.
The reality is that most Australians can already look forward to a <a href="https://theconversation.com/why-we-should-worry-less-about-retirement-and-leave-super-at-9-5-106237" target="_blank">better living standard in retirement</a> than they had while working – even if they <a href="https://insidestory.org.au/the-reassuring-truth-about-retirement-incomes/" target="_blank">interrupt their careers</a> to care for children. Workers with interrupted employment histories lose super in retirement, but get larger part-pensions.
The poorest Australians get a clear pay rise when they retire: the age pension is worth more than their after-tax income while working.
Other Grattan Institute research finds retirees are <a href="https://grattan.edu.au/report/money-in-retirement/" target="_blank">more comfortable financially</a> than any other group of Australians and are much less likely to suffer financial stress than working-age Australians.
It needn’t lead to better retirement
So what about Middle Australia?
Despite the “<a href="https://www.smh.com.au/money/investing/save-early-and-often-to-harness-the-power-of-compound-interest-20180201-h0rvwq" target="_blank">magic</a>” of compound returns, just about all of the extra income from a higher super balance at retirement would be offset by lower pension payments, due to the pension assets test.
It is always possible the pension rules will change, but it isn’t usually regarded as wise to assess proposals on the basis of changes that haven’t happened and aren’t being suggested.
Pension payments themselves would also be lower under a 12% superannuation regime. They are <a href="https://www.dss.gov.au/our-responsibilities/seniors/benefits-payments/pension-rates" target="_blank">benchmarked to wages</a>, which would be lower if employers have to put more into super.
The graph below shows that the big winners from higher compulsory super would be the wealthiest 20% of Australian earners, who would benefit from extra super tax breaks and would be unlikely to receive the age pension anyway.
Higher compulsory super redistributes income from the middle to the top. Middle earners would be no better off.
<hr>
<a href="https://images.theconversation.com/files/283240/original/file-20190709-44472-ai5pg0.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/283240/original/file-20190709-44472-ai5pg0.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Over a lifetime, it could be a net loss
As higher compulsory super would leave Middle Australians no better off in retirement, but poorer while working, it follows that it would make them poorer over their entire lives.
How much poorer? We calculate that, after adjusting for inflation, the typical (median) 30-year-old Australian worker earning A$58,000 today would lose about 2.5% of wages each year and get less than a 1% boost to retirement income.
As a result, that person’s lifetime income would be almost 1% lower – about A$30,000 lower.
A post published on the <a href="https://blog.grattan.edu.au/?p=901&amp;preview=true" target="_blank">Grattan Blog</a> today gives more detail on the method we used to calculate the impact of higher compulsory super on lifetime incomes.
<a href="https://images.theconversation.com/files/283187/original/file-20190709-51273-1u9ttt7.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/283187/original/file-20190709-51273-1u9ttt7.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
And it would cost the budget
Higher compulsory super might be justified if it saved the budget money on the pension – because those savings could be used to compensate middle-income earners via lower taxes or more services.
But in fact, higher super would cost the budget.
Our modelling shows that lifting compulsory super to 12% of wages would cost taxpayers an extra <a href="https://grattan.edu.au/report/money-in-retirement/" target="_blank">A$2 billion to A$2.5 billion</a> per year in super tax breaks, <a href="https://grattan.edu.au/report/super-tax-targeting/" target="_blank">overwhelmingly</a> directed at high-income earners.
Those extra super tax breaks would <a href="https://treasury.gov.au/sites/default/files/2019-03/super_charter_report.pdf" target="_blank">dwarf</a> any budget savings on the age pension until about 2060 – by which time there would be 80 years of budget costs from compulsory super to pay back before the whole exercise saved the government money.
Here’s the bottom line, worth keeping in mind in the lead-up to the independent inquiry: it’s hard to think of a policy less in the interests of working Australians than more compulsory super.<img src="https://counter.theconversation.com/content/120002/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;">
Brendan Coates, Program Director, Household Finances, Grattan Institute
Owain Emslie, Associate, Grattan Institute
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/super-shock-more-compulsory-super-would-make-middle-australia-poorer-not-richer-120002" target="_blank">original article</a>.
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More compulsory super would make middle Australia poorer, not richer: Grattan Institute

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GUEST OBSERVATION
Australians need better solutions for coping with the warmer climate of the future (and present). 
Australian houses use <a href="http://www.lowcarbonlivingcrc.com.au/resources/crc-publications/crclcl-project-reports/rp1017e-validating-and-improving-basix-energy" target="_blank">significantly more electricity</a> to stay warm or cool than estimated during the design stage.
To design a new house in Australia, the building needs to meet the national construction code. One way to do this is by using software to simulate the building’s thermal efficiency, to see if it meets the minimum requirements of the national house energy scheme. The scheme divides Australia geographically into 69 different climate zones and requires new houses to be thermally appropriate for their environment.
Unfortunately, this software does not properly take into account our warming weather. Our <a href="http://www.lowcarbonlivingcrc.com.au/resources/crc-publications/rp1041-improving-thermal-performance-dwellings-carbon-positive-and" target="_blank">recent report</a> found the climate assumptions used by the government drastically underestimate the length and heat of summers in the near future.
In fact, buildings that perform best for heat waves predicted by 2030 are actually banned by the government’s building code. We urgently need to update our building codes to cope with our changing climate.
Understand the future local climate
We took Richmond in New South Wales as an example to understand the effect a changing climate might have on building performance. By taking predictions from <a href="http://www.exemplary.com.au/download/CSIRO%20Future%20climate%20data%20100%20solar%20sites%20-%20Exemplary%20-%20Final.pdf" target="_blank">CSIRO’s medium greenhouse gas emissions scenario</a>, we analysed Richmond’s likely weather for every week of 2030.
The future outlook, shown below, is strikingly different from the <a href="http://www.nathers.gov.au/nathers-accredited-software/nathers-climate-zones-and-weather-files" target="_blank">weather files</a> used to determine whether houses meet the minimum thermal performance requirement of the National Construction Code. In 2030, Richmond will experience a warm period almost four times longer than predicted by the official weather file.
<a href="https://images.theconversation.com/files/283169/original/file-20190708-51312-1i18f0d.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/283169/original/file-20190708-51312-1i18f0d.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Author provided
Design for the future
Based on the future climate scenario, the design strategy for buildings in Richmond should focus on well shaded and insulated buildings to avoid any heat gain in the warm period, but should also harness sunlight to warm up the indoors in the cool period.
The warm period will last from December to March, when keeping the house cool is the priority. Passive solar heating, such as northern windows and well-insulated walls, floor and ceilings, are important during the May to September cool months, while direct ventilation is largely all that’s needed during the mostly comfortable April and October to November.
To test how houses will perform in a hotter future, we modelled a house in Richmond using AccuRate software. We found a design and construction solution that performed well (achieving 7.6 stars out of 10) for the 2030 scenario failed to meet a <a href="https://www.basix.nsw.gov.au/iframe/images/BASIX_Thermal_Comfort_Protocol_July17_rev1_Nov2017.pdf" target="_blank">heating threshold</a> that is legally required in NSW. In effect, the house that makes the most sense for the immediate future, could not be built.
These thresholds for heating and cooling are based on assumptions that are out of step with current conditions, let alone the future. Between 2016 and 2018 Richmond’s annual average temperature was 17.8℃, whereas the <a href="http://www.lowcarbonlivingcrc.com.au/resources/crc-publications/rp1041-improving-thermal-performance-dwellings-carbon-positive-and" target="_blank">NatHERS weather file</a> assumes it to be 16.7℃. This difference is set to increase.
In a 2019 amendment, the National Construction Code adopted NSW’s approach to heating and cooling thresholds to <a href="https://www.abcb.gov.au/Resources/Publications/Education-Training/NatHERS-heating-and-cooling-load-limits" target="_blank">other climate zones</a> in other states. The heating threshold puts a restraint on designing buildings that are optimised to mitigate extreme heat events.
This highlights the limitation of out-of-date climate files, and the current regulation that acts as a barrier to developing energy efficient designs for a future warmer climate.
Build to perform
A 2013 <a href="https://www.energy.gov.au/publications/evaluation-5-star-energy-efficiency-standard-residential-buildings" target="_blank">CSIRO study</a> found that houses with higher star ratings using more energy in summer.
One of the reasons is the trade-offs on the thermal performance of one building component against another in the Nationwide House Energy Rating Scheme (NatHERS) software. For example, a window without shading on the western façade is acceptable in a NatHERS simulation, whereas the same window would not be allowed if a <a href="https://www.abcb.gov.au/Resources/Tools-Calculators/Glazing-Calculator-NCC-2014-Volume-Two" target="_blank">glazing calculator</a> developed by the National Construction Code were used to demonstrate the thermal performance of a house.
Other issues are trade workmanship, such whether a building is airtight. Airtightness in residential buildings is ignored in the national construction code. However, considerable energy savings can be achieved if a house can be made airtight.
<a href="https://images.theconversation.com/files/283170/original/file-20190708-51262-8pfb7c.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/283170/original/file-20190708-51262-8pfb7c.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
 (Author provided)
Similarly, missing or displaced insulation in the ceiling, as shown above, can cause significant discomfort and additional heating and cooling costs. We all, from builders to homeowners, need to understand insulation must be carefully installed and cannot be moved later, or even well designed buildings will become inefficient.
Windows are the main option for ventilating most houses. However, if you live in a high-pollution or noisy area, or in a place with very little wind, open windows might not be desirable or practical. Consequently, households may not be getting enough fresh air to maintain a healthy indoor environment. A mechanical ventilation system, which uses little energy, is an ideal alternative.
The current weather files and heating thresholds used to develop minimum building standards are inadequate for our warming climate. Our report presents a framework for designing and building houses that consider climate change. We hope to see further research on other Australian population centres, so we can develop a comprehensive overview to help us build energy efficient and healthy houses for the future.<img src="https://counter.theconversation.com/content/120072/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;">
Anir Kumar Upadhyay, Lecturer in Built Environment, UNSW
Chris Lockhart Smith, Director - ecodweller, UNSW
Krishna Munsami, PhD student, UNSW
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/houses-for-a-warmer-future-are-currently-restricted-by-australias-building-code-120072" target="_blank">original article</a>.
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Houses for a warmer future are currently restricted by Australia's building code

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Worthington Island, a 28 hectare island off the Queensland Coast, has been listed at $385,000.
<a href="http://australianislands.com.au/listings/australias-most-reasonably-priced-island-must-be-sold/" target="_blank">The island </a>is priced at around half the median house price in Brisbane. 
Set off Gladstone Airport, it has been offered through Private Island Australian agent Richard Vanhoff. 
<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/2019/7/9/worthington%20island%202.jpg" alt="">
It is within a 30-minute boat ride to the mainland.
The home is about 9 x 4.3 metres with a side awning of 9 x3 metres and a front awning 6.2 x 4.3 metres.
It comes with a shower area, lockable access door, gas stove and 240v fridge and deep freezer including 240v power points.
Other features include solar power panels on the roof, wind generator, welder and machinery. 
There are 18 mango trees, a Carambola tree, and bee keeping boxes (active) and plenty of natural flora and fauna, with orchids scattered all over the island.
<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/2019/7/9/worthington%20island%203.jpg" alt="">
Worthington Island is on a lease from the Department of Natural Resources and Mines — with eight years left to run.
But a 25-year renewal could be sought, Vanhoff advises. 
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Private island off the coast of Gladstone hits the market

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A director of LJ Hooker Coochiemudlo Island has pleaded guilty in the Brisbane Magistrates Court after the Office of Fair Trading (OFT) brought charges for breaching the Agents Financial Administration Act 2014.
Clifford Ralph Prentis, director of Wayjac Pty Ltd, trading as LJ Hooker Coochiemudlo Island, based in the southern region of Moreton Bay near Brisbane, was fined $2,000 for failing to lodge an audit report within the time limit.
The company was fined $10,000.
No conviction was recorded.
The court heard Prentis carried on business as a real estate agent and operated two trust accounts during the audit period of 1 January 2017 to 31 December 2017.
Under the Act, Prentis was required to have had the trust accounts audited, and the audit reports lodged with the OFT, by 30 April 2018.
The OFT had not received the audit reports.
In sentencing, Magistrate Tina Previtera noted the early guilty pleas and also took into consideration Prentis’ health.
She also noted the agency had previously entered into an undertaking with the OFT to submit audit reports on time, but had failed to do so.
Fair Trading Acting Executive Director Craig Turner said the case served as a reminder to real estate agents of their obligations when it came to the operation of trust accounts.
“Agents who fail to comply with their trust account obligations will incur penalties,” Turner said.
“Agents are able to get assistance from legal or financial professionals or the OFT if they have questions regarding trust accounts.”
Trust account obligations, including a guide for real estate salespeople, are available on <a href="http://www.qld.gov.au/fairtrading" target="_blank">the OFT website</a>.
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LJ Hooker Coochiemudlo Island fails to meet audit obligations: Office of Fair Trading

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There are certainly opportunities in the current 2019 market to pay less than the prior selling price.
But is there really such a thing as buying a bargain when it comes to property? And where are they?
This series of articles looks are specific examples of sale price or asking price falling. 
We take a look at where and if possible why this is happening.
We came across this property for consideration.
A three bedroom Collingwood Park, Queensland house located 12 kilometres from Ipswich CBD has seen its listing reduced by $60,000 over 400 days before finding a buyer.
In February 2018 the vendors sought $329,000, however after reducing the asking price three times they finally accepted $269,000, a price slightly lower than what they had purchased the property for in 2015.
Four years ago, in 2015, the property traded for $275,000, up on what it sold for in 2007 when it transacted for $250,000.
Judy Eddy of Action Realty marketed the listing.
Situated at <a href="https://www.realestate.com.au/sold/property-house-qld-collingwood+park-129971938" target="_blank">64 Goss Drive</a>, the three bedroom, one bathroom home features an open plan living arrangement and a new kitchen.
Set on 686 square metres the listing said, "this home is cheap as chips and perfect for a first home buyer or investor".
Last listed as a rental in 2012, it sought $310 per week.
An increase on the asking rental price in 2010 of $285 per week and the listed rental price in 2007 and 2008 of $250 per week.
According to the listing, the rental return on this home could be $310.00 - $320.00 per week.
<img src="https://www.urban.com.au/images/2019/7/10/Collingwood%20Park%202.JPG" alt="">
Property Observer advise that it is up to you to determine if the offering is a truly beneficial bargain.
Remember buying at the bottom of the cycle is fraught – as you can't really precisely pick the bottom nor know just how long until you see some price growth.
Be aware you could be buying a poor quality property in an area with ongoing issues of oversupply of stock.
The oversupply could be also putting downward pressure on rents.
Other price declines could be because the vendor needs a quick sale or paid way over the top on its last purchase chase.
Property Observer suggests property purchasing really does need to be a very well considered proposition with a long-term mindset.
As a part of this series, we've already had a look at properties in <a href="/expert-insights/buying/bargain-property-at-mount-eliza-home-at-2-million-discount">Mount Eliza</a>, <a href="/expert-insights/buying/bargain-property-in-central-geelong-sale-price-dips-after-one-year">Central Geelong</a> and <a href="/expert-insights/buying/bargain-property-in-east-perth-near-new-apartment-makes-150-000-loss">East Perth</a>.
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Bargain property in Collingwood Park? House sold for a small loss

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Recent months have seen some uncertainty creep into the market for residential property in the western suburbs of the Gold Coast, according to the latest Herron Todd White (HTW) residential report. 
The valuation firms points to areas such as Nerang, Oxenford, Pacific Pines and Gilston as examples.
"While talk of the market downturn in the southern capitals increased anxiety amongst some buyers and sellers, it was somewhat surprising that value levels and selling periods, whilst softening in these areas, were relatively resilient in spite of the media hype," HTW said.
The report suggests that the market in these outer urbanised areas is somewhat split between investors and owner-occupiers.
In line with the broader market, investor activity has slowed in some of the townhouse and unit developments which has opened the door for first home buyers, however high body corporate costs are a restricting factor for some buyers.
Property values for detached housing across most price points remained stable in the first half of the year.
"Some vendors’ price expectations appear a little unrealistic leading to lengthy selling periods, however a vendor with a reasonable asking price and a properly presented house should be assured of good interest and quick sale," HTW said. 
"Research is the key and this sentiment is echoed amongst all regions."
A recent sale in Gold Coast West is a three bedroom house which has been sold for $410,000.
Situated on a 402 square metre block, the house at <a href="https://www.realestate.com.au/sold/property-house-qld-nerang-131444738" target="_blank">8 Bards Court, Nerang</a> (pictured above) comes with three bedrooms, two bathrooms, well-appointed kitchen, undercover alfreso area, and double garage. 
It was sold at the same price in 2017 and $345,000 in 2009. 
<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/2019/6/27/oxenford.jpg" alt="">
Another Oxenford townhouse located within a secure gated complex has been recently sold for $333,000. 
The multi-level townhouse at <a href="https://www.realestate.com.au/sold/property-townhouse-qld-oxenford-130386202" target="_blank">1038/6 Crestridge Crescent </a>(pictured above) cmprises open plan living/dining, kitchen with large pantry, master with ensuite and two other bedrooms. 
 The complex is situated five minutes from Coles supermarket and less than 10 minutes from Helensvale Town Centre and Train/Light Rail Station.
It had last sold at $285,000 in 2010. 
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Gold Coast West market shows resilience: HTW residential 

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Over the March 2019 quarter, resales of residential properties in Perth created $904 million worth of resale profits which accounted for 6.3% of resale profits nationally.
But Perth also created $145 million in loss making resales, accounting for 25% of all losses nationally.
<a href="https://www.propertyobserver.com.au/images/2019/7/9/perth%201.jpg" target="_blank">Click here </a>to enlarge
<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/2019/7/9/perth%201.jpg" alt="">
Source: CoreLogic
The regions of the city with the fewest resales at a loss over the quarter were: Peppermint Grove, Nedlands and Murray, while the highest share of resale losses were in Perth, Rockingham and Mundaring.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><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/Subscriber%20strip%20ad.jpg" alt=""></a>
Perth has continued to see values fall over the quarter and subsequently resale losses have also risen, a trend likely to continue.
<a href="https://www.propertyobserver.com.au/images/2019/7/9/perth%202.jpg" target="_blank">Click here</a> to enlarge
<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/2019/7/9/perth%202.jpg" alt="">
Source: CoreLogic
To buy the full CoreLogic Pain &amp; Gain report, <a href="https://www.corelogic.com.au/reports/pain-and-gain" target="_blank">click here</a>.
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Perth accounts for 25% of all resale losses nationally: CoreLogic Pain & Gain report 

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A 405 bed student accommodation facility in Adelaide is set to hit the market with price expectations of $50 million.  
It offers 96 apartments leased to The University of Adelaide under a long term agreement until 2024.
Located at 210 Grote Street, Adelaide, the purpose built complex is set on a site of over 5,333 square metres with a gross building area of 11,600 square metres.
It has been listed for sale through Conal Newland and Paul Savitz of Savills Australia and Jamie Guerra and Roger Klem of JLL.  
International education is considered a key contributor to the state’s economy, positioned as a top export sector for South Australia that generated more than A$1.6 billion in 2018, according to Conal Newland Director, Student Accommodation, Savills Australia.  
“A State Government organisation established in 1998, Study Adelaide, has supported student growth in the city, promoting the state as an education destination and helping international students settle into the broader community,” Newland said.  
“Recent announcements of extensions to temporary post-study visa for international students will further strengthen the attraction of the city globally for both study and work.”
As such, international enrolments across South Australia have grown by 13.6% over the year to March 2019, outpacing the national average over the same period, reaffirming the state’s standing as the preferred destination for international students. 
Located in the Adelaide CBD, the asset is situated within proximity to The University of Adelaide, University of South Australia, Flinders University City Campus, Torrens University, the Adelaide Central Market, Chinatown, Rundle Mall and the Royal Adelaide Hospital.  
Jamie Guerra, Managing Director/South Australia, JLL, noted the University of Adelaide Village is staffed 24 hours a day, 7 days a week and provides a safe and supportive environment with a focus on fostering a strong sense of student community. 
Adelaide is home to four universities, three of which are well renowned public South Australian universities and Adelaide has over 71,540 full-time students with about 60% studying in the two main Universities, including The University of Adelaide. 
According to research from Savills Australia, the critical undersupply of appropriate purpose built student accommodation (PBSA) in many capital cities, high occupancy levels within stabilised operational properties, robust revenue growth and attractive yield pricing in comparison to other domestic and global real estate asset classes, all contribute to student accommodation being an attractive investment. 
Offers on 210 Grote Street, Adelaide close August 15.
 
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University of Adelaide Village student accommodation set to hit the market

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A Melbourne based investor has paid more than $4.25 million for a Toorak retail investment.
It is leased to the Toorak Newsagency and Bakers Delight on a sub 4% yield.  
Teska Carson’s Fergus Evans and Michael Ludski, who brokered the deal, said the result reflected the continuing strength of the retail strip market. 
“The retail strip market has traditionally been very popular amongst small investors and this sale underscores the ongoing strength of that market,’’ Evans said.  
“It’s also indicative of an increase in demand for this type of property as investors drift away from a somewhat troubled residential sector.’’
Located at 479 &amp; 479A Toorak Road, the property comprises a double fronted, two-level, 257 square metre building, which is divided into two tenancies (479 and 479A), on a 207 square metre site with frontage of nearly six metres to Toorak Road and Jackson Street carpark. 
The property was sold subject to leases to Bakers Delight and NewsXpress returning a total net income of $167,116 per annum. 
Ludski said the property presented an outstanding retail investment opportunity in one of Melbourne’s most coveted retail shopping strips.
The sale follows that of a similar strip property, also transacted by Teska Carson, at 481 Toorak Road, Toorak, in April which was purchased by a local investor with the final bid over a Hong Kong investor who had flown in just for the auction.
The buyer paid $8.7 million on a 4.1% yield.
Both of these sales were overshadowed by the sale of Village Walk, a double-storey mall at 485-505 Toorak Rd, which fetched a reported $80 million in an off-market sale to developer Bill McNee of Vicland Property Group.
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Toorak Baker's Delight investment fetches $4.25 million

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

Staff reporter

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