<html><body>
GUEST OBSERVATION
NSW Premier Gladys Berejiklian has <a href="https://www.smh.com.au/education/key-growth-area-sydney-to-get-a-new-selective-school-20190604-p51u8s" target="_blank">re-ignited the ongoing debate</a> about selective schools by announcing a new selective school will be built in the “key growth area” of southwest Sydney. In announcing the school, the premier said: "There is strong demand for selective schools, with around 15,000 applications for only 4,200 places. This new school will provide another convenient local option for these students and their families."
But selective schools are never a “local option”. Selective school entry is open to anyone who meets the cut-off in the admissions test, regardless of where they live. Selective school students <a href="https://www.smh.com.au/national/nsw/the-sydney-students-travelling-phenomenal-distances-to-get-to-school-every-day-20180403-p4z7lo">routinely travel</a> for hours across Sydney to get to and from school.
And despite <a href="https://www.smh.com.au/education/key-growth-area-sydney-to-get-a-new-selective-school-20190604-p51u8s" target="_blank">claims selective schools provide opportunities</a> for gifted students across all socioeconomic backgrounds, the data actually show otherwise – selective schools are mainly comprised of advantaged students.
What are selective schools?
Fully selective schools have no catchment zones like other public schools. This means students in southwest Sydney will receive no priority when they seek admission to this new school. So, despite claims the school is needed to cater for population growth in this area, this school will never be a local school.
Selective high schools are public schools that cater for high-achieving, gifted students. NSW has more selective schools than the rest of the states combined. This new one will be the 49th if both both fully and partially selective schools are included. Victoria has only four selective schools, Queensland three and Western Australia one.
\Each year, selective schools dominate the HSC leader boards, comprising virtually all the top ten performing schools in NSW. These remarkable outcomes come from <a href="https://education.nsw.gov.au/public-schools/selective-high-schools-and-opportunity-classes/year-7/what-are-selective-high-schools" target="_blank">grouping together</a> high-achieving, gifted students, and teaching them using specialised methods and materials.
The positive aspects lie in selective school students spurring each other on to reach their potential. And sometimes in a comprehensive school gifted students are bored or bullied. But the disparity selective schools create outweighs the benefits.
They ‘select’ the most advantaged
An <a href="https://cpd.org.au/wp-content/uploads/2018/07/Institutionalised-Separation-Report-13-July.pdf" target="_blank">average of 73% of students</a> in NSW’s fully selective schools came from the highest quarter of socio-educational advantage (SEA) in 2016. The SEA is based on factors shown to have an impact on students’ educational outcomes, such as parents’ occupation and education.
At NSW’s highest-scoring school, <a href="https://jamesruse-h.schools.nsw.gov.au/about-our-school/academic-achievements" target="_blank">James Ruse Agricultural High School</a>, <a href="https://www.propertyobserver.com.au/https://myschool.edu.au/school/41811/profile/2016" target="_blank">89% of students</a> came from the top SEA quarter in 2016. <a href="https://cpd.org.au/wp-content/uploads/2018/07/Institutionalised-Separation-Report-13-July.pdf" target="_blank">Only an average 2%</a> of students across all of NSW’s fully selective schools came from the lowest SEA quarter.
<a href="https://images.theconversation.com/files/278834/original/file-20190611-32351-1t0v4th.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/278834/original/file-20190611-32351-1t0v4th.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
James Ruse Agricultural College student profile 2016. <a class="source" href="https://www.propertyobserver.com.au/https://myschool.edu.au/school/41811/profile/2016" target="_blank">MySchool (screenshot)</a>
Gifted students do exist in lower-income families and <a href="https://theconversation.com/a-nation-at-risk-how-gifted-low-income-kids-are-left-behind-56119" target="_blank">research shows</a> they are underachieving due to lack of opportunity – but selective schools don’t seem to be the answer. The data on selective schools show gifted students from disadvantaged backgrounds are being locked out of the selective system.
In fact, students in selective schools are now so advantaged they surpass those in many high-fee private schools. The My School website calculates an Index of Socio-Educational Advantage (<a href="http://docs.acara.edu.au/resources/About_icsea_2014.pdf" target="_blank">ICSEA</a>) for each school in Australia. ICSEA is set at an average of 1,000 across Australia. The higher the ICSEA, the higher the level of educational advantage of students attending the school.
As the table below shows, in 2016 just over half of the 20 most advantaged high schools in NSW were selective schools.
<hr>
<a href="https://images.theconversation.com/files/279018/original/file-20190611-32361-164a0n9.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/279018/original/file-20190611-32361-164a0n9.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
<hr>
They don’t reflect the community
Selective schools don’t reflect the communities in which they are located, meaning they are not the “local option” Berejiklian hopes the new school will be.
While public schools have traditionally been local community hubs, exposing students to the full range of diversity in their neighbourhoods, selective schools are not able to fulfil that function. Their level of advantage almost always exceeds that of other local schools. And this is true in wealthy as well as lower-income areas.
As the table below shows, ICSEA scores for selective schools in Penrith, Campbelltown, Gosford, Newcastle and Wollongong far surpassed those of surrounding local schools.
<hr>
<a href="https://images.theconversation.com/files/279019/original/file-20190611-32356-mzdpgs.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/279019/original/file-20190611-32356-mzdpgs.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
<hr>
Selective schools also don’t reflect the ethnic composition of our community and are overwhelmingly dominated by students from language backgrounds other than English (LBOTE). On average, 83% of students in Sydney’s fully selective schools were from a LBOTE in 2017. At <a href="https://cpd.org.au/wp-content/uploads/2019/05/Ethnic-Divides.pdf" target="_blank">James Ruse</a>, the figure was 97%.
<a href="https://images.theconversation.com/files/278833/original/file-20190611-32335-g2x9su.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/278833/original/file-20190611-32335-g2x9su.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
James Ruse Agricultural College student profile 2017. <a class="source" href="https://www.propertyobserver.com.au/https://myschool.edu.au/school/41811/profile/2017" target="_blank">MySchool (screenshot)</a>
Most <a href="https://www.smh.com.au/education/a-stark-contrast-the-ethnic-divides-across-sydney-s-schools-20190530-p51svk" target="_blank">selective school students</a> are children of skilled migrants, particularly from Asia, who tend to be highly educated and who invest heavily in their children’s education. This includes paying for many hours of private tutoring, especially in the lead-up to the selective schools admission test.
The use of tutoring to secure a competitive edge is another barrier preventing lower-income families from accessing the selective system.
High-achieving students need more access to educational programs that will enable them to reach their full potential. But this new selective school is not the solution.<img src="https://counter.theconversation.com/content/118449/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;">
Christina Ho, Senior Lecturer, Social &amp; Political Sciences, University of Technology Sydney
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/selective-schools-mainly-select-advantage-so-another-one-wont-ease-sydneys-growing-pains-118449" target="_blank">original article</a>.
</body></html>

j.ballantyne1990-6AQqhLzZaK

Selective schools mainly ‘select’ advantage, so another one won’t ease Sydney’s growing pains

<html><body>
A 150 square metre commercial property located just metres from Toorak Road in the heart of the Toorak Village has been listed for sale. 
Raoul Salter and Michael Gross from Gross Waddell have the listing. 
Situated on a 90 square metre block in a corner location, the property at 60 Ross Street include 1+1 year lease term from November 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/2019/6/13/toorak%202.jpg" alt="">
It has been leased to Alpha Chiropractic for $39,922 per annual. 
It was marketed as having "great bones."
</body></html>

Toorak Village commercial space leased to chiropractor for sale

<html><body>
The award winning Captains Retreat B&amp;B at Williamstown has hit the market with $2.75 million to $3 million hopes.
It has been offered by Kaye Gerlach from Pagan Real Estate Travancore. 
Originally named Britanica, the house at<a href="https://www.realestate.com.au/property-house-vic-williamstown-131289062" target="_blank"> 2 Ferguson Street</a> was built as a single four room cottage in 1862 and then extended in 1880 for a ship Captain and his family.
The Captains Retreat B&amp;B won the Hobson Bay Business Excellence Awards five times since 2011. 
 
The renovated house features a flexible floor plan including seven bedrooms, eight bathrooms, three living rooms, two kitchens, and a separate manager's apartment. 
<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/2019/6/5/williamstown%203.jpg" alt="">
Situated on a 421 square metre allotment, it comes with a large north-facing rear deck, walled garden, and rear vehicle access via both real and side laneway. 
It is also suitable for business premises, B&amp;B, restaurant, cafe or separate apartments. 
To spend the night costs $180 - $295 depending on the length of the stay and the number of people.
The expressions of interest campaign for the property ends June 26th. 
<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/2019/6/5/williamstown%202.jpg" alt="">
</body></html>

Williamstown's Captains Retreat B&B hits the market

<html><body>
A near-waterfront single level home situated on a quarter acres site at Newhaven, Victoria is on the market with $1.3 million to $1.4 million hopes. 
It has been offered by Mike Cunningham and Scott Lethbridge from Garth Lisle Property Consultants. 
Sitting facing the eastern passage of Westernport Bay between Newhaven and San Remo, the three bedroom house at 1 Beach Crescent is filled with characters including high ceilings, ornate period finishes and updated fittings. 
It comprises master room with modern ensuite, two guest bedrooms opening to rear yard, kitchen zone with wood-fired heater, and large family room with open fireplace.
<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/2019/6/11/newhaven%202.jpg" alt="">
The separate kitchen with dining offers views of the front garden and harbour across the lawn, and opens to the full width verandah. 
Beach access is directly opposite the driveway of the home. 
<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/2019/6/11/newhaven%203.jpg" alt="">
With direct access to the local jetty, the home is also close to the public boat launching ramp and the Newhaven Yacht Squadron with its sheltered harbour.
The expressions of interest campaign for the home ends July 22.
</body></html>

Waterfront Newhaven home with jetty access listed

<html><body>
The Melbourne suburb of Glen Waverley is host to the highest volume of auctions this weekend, with 18 homes set to go under the hammer, according to CoreLogic.
Next busiest are Coburg and Glenroy, also in Melbourne, with 15 and 11 auctions scheduled each.
This week, the number of auctions scheduled to take place across the combined capital cities is expected to rise, with 1,418 currently being tracked by CoreLogic.
Marking a rise of 76 per cent on last week’s 805 auctions held last week at final results.
<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/2019/6/13/Subscriber%20strip%20ad.jpg" alt=""></a>
Both Melbourne and Sydney are expected to see a big increase in activity this week, with 683 homes scheduled for auction across Melbourne, while Sydney is set to host 505 auctions, increasing on the 215 and 313 auctions held last week respectively.
The smaller auction markets in Brisbane and Perth are seeing a decrease in volumes, while Adelaide and Canberra will see more auctions take place. Tasmania has no scheduled auctions this week.
<img src="https://www.urban.com.au/images/2019/6/13/Upcoming%20Auctions%20June%2013.JPG" alt="">
The busy auction weekend in Glen Waverley sees <a href="https://www.realestate.com.au/property-house-vic-glen+waverley-131203234" target="_blank">64 Wilson Road</a> (pictured in title) offered.
The property going under the hammer is a three bedroom, three bathroom house set on 926 sqm.
It comes with an indicative price guide of $1.56 million - $1.7 million.
</body></html>

Glen Waverley set as busiest auction suburb this weekend

<html><body><div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
The property industry, united through the Property Industry Foundation have rallied together to complete a $9 million redevelopment of Melbourne City Mission’s Frontyard Youth Refuge at 19 King St.
In excess of $1.5 million in services have been donated pro-bono to the redevelopment by a large consortium of top-tier consultants. 
The pro-bono consultant team include Ashurst, Case Meallin, Slattery, Fender Katsalidis, Norman Disney Young, Built, Hendry Group, Equitable Access Solutions, Irwinconsult, Wood and Grieve Engineers and Urbis.
Frontyard, Victoria’s largest youth homelessness service provider, has been transformed into a four-storey building with two floors of new crisis accommodation and connected services.
Chairman of Property Industry Foundation Victoria, Peter Inge says, “We’re proud that our industry has come together to partner with Melbourne City Mission and successfully design and deliver the redeveloped Frontyard facility, which will service the most severely marginalised and disadvantaged youth in our city."
"Our committed team of pro-bono consultants from some of the largest players in the industry, have worked tirelessly to deliver this project on time and on budget.”
“It’s encouraging to see the property industry donate their time and expertise to a physical facility that will assist at- risk and homeless young people,” he added.
The redeveloped Frontyard is the first in the country to combine crisis accommodation with multiple support services 24/7, 7 days a week.
<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/2019/5/30/180924%20L1%20Lounge.jpg" alt="">
“Only a fully-integrated service will effectively meet the needs of our most marginalised young people with complex needs who are currently falling through the cracks of siloed service systems,” says Vicki Sutton, Chief Executive Officer, Melbourne City Mission.
“Without appropriate interventions, young people can become further entrenched in long-term homelessness and disadvantage. The pioneering Frontyard model aims to break this cycle by supporting young people to create a future where they can experience all the benefits of life we often take for granted.” Ms Sutton said.
City of Melbourne Lord Mayor Sally Capp said Council has been supporting Frontyard Youth Services since 1990.
<div class="page" title="Page 2">
<div class="layoutArea">
<div class="column">
“Homelessness is one of the biggest issues facing our city right now. That’s why we’re providing support for young people experiencing homelessness by investing $480,000 in Melbourne City Mission and their new Frontyard Youth Service,” the Lord Mayor said.
A large consortium of consultants and suppliers in the property industry, have donated their services and resources to the Frontyard redevelopment. 
Alongside the pro-bono consultant team, suppliers who have generously donated materials to this project include Harvey Norman, Highbury Plumbing, Haydens Ceiling and Partitions, Signorino Tiles, Taubmans Paint, Apec, AMP and AGL Energy.
</div>
</div>
</div>
</div>
</div>
</div></body></html>

Property industry completes $9 million youth homeless refuge pro-bono

<html><body><div class="page" title="Page 6">
<div class="section">
<div class="layoutArea">
<div class="column">
Mona Vale has a median house price of $1.7 million, which is fairly consistent with the median house price of the Northern Beaches LGA of $1.75 million as at October 2018, according to a recent Herron Todd White (HTW) residential report. 
The report stated Mona Vale has seen an annual median house price decline of 2.86 per cent while the Northern Beaches LGA has recorded a 4.37 per cent decline (source: RP Data).
Dwellings in this price range will typically be constructed between the 1960s and 1990s, located on the western side of Barrenjoey and Pittwater Road and are reasonably well finished. 
The entry level into the Mona Vale housing market is around the $1.2 million mark, while anything beachside (eastern side of Pittwater and Barrenjoey Road) generally starts at $2 million.
A recent example of a property which sold around the median price is <a href="https://www.realestate.com.au/sold/property-house-nsw-mona+vale-129583226" target="_blank">53 Parkland Road, Mona Vale</a> (pictured above), which sold for $1.81 million in December 2018.
The sale consists of a circa 1980s, renovated, two-storey, five-bedroom, three-bathroom dwelling on 702 square metres of land, on a slightly busy road.
<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/2019/3/7/mona%20vale%202.jpg" alt="">
<div class="page" title="Page 6">
<div class="section">
<div class="layoutArea">
<div class="column">
According to the HTW report, Mona Vale has a median unit price of $937,500, in comparison to the Northern Beaches LGA of $882,000 as at October 2018. Mona Vale has seen an annual decline of 1.32 per cent in comparison to the Northern Beaches LGA which recorded a 3.63 per cent decline (source: RP Data).
"Options at the median price level will typically range from an older (1950s to 1970s) two- bedroom, one-bathroom unit in an east side location to a modern two-bedroom, two-bathroom unit situated in less a desired location.
"The yields are typically higher for new stock and require less maintenance from an investor standpoint, however we have seen greater capital growth in prime beachside locations, as stock levels remain consistent, they are more popular from a buyer standpoint and there is additional scope to create value through renovation works in older buildings," said the HTW valuer. 
<a href="https://www.realestate.com.au/sold/property-unit-nsw-mona+vale-129384654" target="_blank">9/20 Park Street, Mona Vale</a> (pictured above) sold for $800,000 in November 2018 (leasing for $670 per week at 4.36 per cent). The sale is a 2007 constructed, two- bedroom, two-bathroom unit located in the heart of Mona Vale Village.
"The property is larger and more modern compared to other Mona Vale units in this price range, although these benefits are at the expense of a slightly less desired location," said the valuer. 
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div></body></html>

Mona Vale prices more stable than overall Northern Beaches: HTW residential

<html><body>
A joint study by Aussie Home Loans and CoreLogic has revealed the most affordable suburbs across Australia, with the lowest median house values starting at a mouth-watering $37,497 in Western Australia’s Mount Magnet.
WA emerged as the nation’s most affordable, with eight of the country’s Top 20 located in the state, followed by Queensland (6 suburbs), Tasmania (4) and South Australia (2), with none recorded in Victoria, New South Wales or our territories.
CEO of Aussie, Mr James Symond said “The suburbs featured in the national Top 20 have all suffered falls in values of up to 66 per cent over the last 10 years and are located in regional areas."
“These areas are highlighted by their distance from capital cities and have been hardest hit by the end of the mining boom and difficult agricultural conditions, such as WA’s Mount Magnet, Laverton, Meekatharra, Morawa, Dundas, Leonora and Coolgardie.”
Mr Symond said some of the areas in the Top 20 had suffered dramatic falls in values of up to 38.5 per cent (Morawa) over the last 12 months alone, confirming the dire predictions of some property analysts.
He added “The downturn does have a bright side in the opportunity it now affords first home buyers to get into the property market, with interest rates remaining at historic lows and government grants schemes still in place in most states."
“I am surprised that the lowest median apartment values in the Top 20 are higher than the house values, with the most affordable suburb for units being Rosebery in Tasmania ($66,108). The more expensive median unit values likely reflects the fact that higher density housing is most common in areas with larger populations and diversity of amenity, at least relative to the more affordable markets.”
“If you’re saving up to buy your first home or investment property, now’s a great time to speak with an Aussie Broker. Our report reveals some quality affordable housing in suburbs across the country, and with our current record low interest rates buying a property could be more achievable than you know,” said Mr Symond.
<a href="https://www.propertyobserver.com.au/images/2019/4/8/mount%20magnet.png">Click here</a> to enlarge:
<img src="https://www.urban.com.au/images/2019/4/8/mount%20magnet.png" alt="">
Source: CoreLogic
A three bedroom Mount Magnet home has been recently sold for $37,500 (pictured below). 
Set on a level 1,012sqm block, the house at <a href="https://www.realestate.com.au/sold/property-house-wa-mount+magnet-130160330" target="_blank">7 Attwood Street</a> features good sized kitchen and lounge, split R/C air conditioning, solar hot water sytem, garage and shed.
It had last sold at $42,500 in 2002.
<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/2019/4/8/mount%20magnet%201.jpg" alt="">
Another four bedroom Mount Magnet house has been listed for rent with a price of $220 per week (pictured below).
The family home at <a href="https://www.realestate.com.au/property/7-jensen-cl-mount-magnet-wa-6638" target="_blank">7 Jensen Close</a> comes with open plan kitchen/dining/lounge area, master bedroom with ample powerpoints, three other bedrooms, and undercover patio area. 
Other features include split system reverse cycle air conditioners, security screen protection, and storage shed plus workshop. 
<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/2019/4/8/mount%20magnet%202.jpg" alt="">
</body></html>

WA's Mount Magnet sees lowest median house values across Australia: CoreLogic

<html><body><div class="page" title="Page 4">
<div class="section">
<div class="layoutArea">
<div class="column">
Paddington is well regarded as a result of it being a well-preserved conservation area for Victorian architecture which is in demand and a lack of supply, according to a recent Herron Todd White (HTW) residential report.
The valuation firm took a look at the way to a blue-chip address at an affordable price across the nation.  
It suggests close proximity to quality schools, the CBD and Bondi Junction only broadens the appeal of Paddington. 
The median house price in Paddington for 2018 was $2.31 million, with the median unit price coming in at $915,000, according to CoreLogic data. 
A recent sale at just under the median price was 32 Napier Street (pictured in title) which sold in January for $2.13 million. The property is a renovated Victorian terrace with three bedrooms, two bathrooms and rear single carport on a 158 square metre lot.
At the unit median price, 1/56 Ormond Street, an updated, 68 square metre, two-bedroom, one-bathroom Art Deco unit with no parking, sold in January for $915,000.
<div class="page" title="Page 4">
<div class="section">
<div class="layoutArea">
<div class="column">
"Looking at cheaper or entry level options, units provide the best option," says the HTW valuer. 
 An original 1970s, 43 square metre, one-bedroom, one-bathroom unit at 206/176 Glenmore Road (pictured below) sold in January for $617,500. The unit did have a car space although you are compromising on size, condition and the period appeal that other properties in the area provide.
<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/2019/4/19/paddo%202.jpg" alt="">
<div class="page" title="Page 4">
<div class="section">
<div class="layoutArea">
<div class="column">
Another example is that of 29/8 Bennetts Grove Avenue (pictured below) which sold for $880,000 in February. It is a split-level two-bedroom, one-bathroom unit with a nice outlook and parking. Surprisingly, it’s in liveable condition, although ideally you would want to update.
"With this unit you are again forgoing the period appeal and size for a two-bedroom unit, with the living area around 60 square metres," says the valuer.
<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/2019/4/19/paddo%203.jpg" alt="">
"Are the compromises worth it? Absolutely, if you want to be in the heart of the action. You’re buying into a premium and highly liveable suburb for well under a million dollars, with the added bonus of a parking space. Even a basic renovation would greatly increase the appeal of these units." 
<div class="page" title="Page 5">
<div class="section">
<div class="layoutArea">
<div class="column">
The report notes when it comes to units, the quality of the complex makes a big difference. Unit blocks of owner- occupiers are typically more well maintained and have facilities such as pools, gyms, visitor parking and concierge. Often period blocks with a high number of owner-occupiers are well preserved, further enhancing their value.
"The dwelling market within the inner city is largely dominated by owner-occupiers, however some investor activity does occur. Those properties targeted by investors tend to be on smaller parcels of land and often forgo parking. If they are terrace properties they commonly have a narrower frontage.
"As one would expect, investors target lower maintenance, higher yielding properties, often leaving out extras such as common amenities, larger yard, parking or updates to improve their overall return on investment."
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div></body></html>

Complex quality is significant factor for Paddington investment's: HTW residential

<html><body><div class="page" title="Page 5">
<div class="section">
<div class="layoutArea">
<div class="column">
Northbridge is a highly regarded suburb with a mix of housing styles, with the most prestigious properties positioned on waterfront land and orientated to incorporate expansive Middle Harbour views, according to a recent Herron Todd White (HTW) residential report. 
Northbridge is an established suburb located approximately 6.5 kilometres north of the Sydney CBD, on Sydney’s Lower North Shore.
On the affordability scale, Northbridge does not often get a mention, having a median house price in 2019 of $3.2 million, according to CoreLogic data. 
"It must be noted however that this median price is down from $3.49 million in 2017, although still not quite in the affordable category for the majority," says the valuation firm. 
"Obviously some serious sacrifices are going to have to be made if you want to live in Northbridge on a beer budget. Waterfront positioning and expansive water views are out of the question, with thoroughfare roads and dated dwellings being the compromises that will have to be made." 
<div class="page" title="Page 5">
<div class="section">
<div class="layoutArea">
<div class="column">
A very recent sale occurred in Northbridge in January of this year which presents a very good example of such a property.<a href="https://www.realestate.com.au/sold/property-house-nsw-northbridge-129262682" target="_blank"> 27 Strathallen Avenue, Northbridge</a> (pictured above) sold on 23 January 2019 for $1.7 million after being on the market for a reported 140 days (RP Data).
 Strathallen Avenue is a main thoroughfare and the sale comprised a dated circa 1920 dwelling in need of a full renovation. It is also noted that the allotment of this property is of slightly irregular shape and is terraced at the rear, reducing the overall usability of the land.
</div>
</div>
</div>
</div>
<div class="page" title="Page 5">
<div class="section">
<div class="layoutArea">
<div class="column">
"Entry level properties within such a well-regarded suburb, such as 27 Strathallen Avenue at almost half of the median price in Northbridge, surely must have long-term prospects," says the valuation firm. 
The main thoroughfare cannot be removed, but the allotment could be better utilised with development of the dwelling to incorporate the above-mentioned irregularities. There is also rear street access to the property, reducing the access issues of being positioned on a main road and also providing the potential to add a studio at the rear (subject to council approval).
"If these positive attributes can be capitalised upon, then it is worth making the sacrifices to be within this champagne suburb on a beer budget," they concluded.
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div></body></html>

Entry level properties within Northbridge have long term prospects: HTW residential

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

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

Joel Robinson

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

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

Sherpa sells out Flourish Oasis in booming Palm Beach

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

La Vera closes in on completion as Macquarie Park continues residential transformation

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

[smartcode_project:default project_id=135546 project_image_fid=367096]

The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363509]

Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363515]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

[smartcode_project_cta:default project_id=135546]

Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Ceerose Founder Edward Doueihi told Apartments.com.au the developer’s long-standing presence in Leichhardt and the Inner West had given it a strong understanding of how the area has evolved and where its future opportunities lie.

“Ceerose has had a long-standing presence in Leichhardt and the Inner West, giving us a unique understanding of the area’s evolution and future potential,” Doueihi said.

“Having delivered projects throughout the region, we have witnessed the suburb’s transformation first-hand and understand the opportunities for its continued growth.”

Doueihi said that understanding also informed the planning process, with a comprehensive Stakeholder Engagement Outcomes Report prepared before the application was lodged.

The report identified the key issues and concerns raised by neighbouring residents and other stakeholders, allowing those matters to be considered and incorporated into the design where appropriate.

He said the delivery of additional housing would also play an important role in supporting the revitalisation of Norton Street and the Italian Forum.

“By increasing the local residential population, the development is expected to strengthen demand for local businesses, encourage further investment, and help restore the vibrancy that made the precinct a thriving destination in the early 2000s.”

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Doueihi founded Ceerose in 1998 and has grown the business to become one of Sydney's more active apartment developers in recent years, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

Staff reporter

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News