<p>After inspecting the a mixture of new apartment developments in Sydney's thriving north west corridor, Rouse Hill downsizers Lynne and Dale Kennedy were set to buy a two-bedroom apartment in <a href="https://www.apartments.com.au/developers/ellipse-property-group">Ellipse Property</a>’s Carrington Place development, until they saw the penthouse floorplans.</p>

<p>The retired police officer and her builder husband, aged in their mid-60’s, quickly upsized to a three-bedroom penthouse within the Atrium building, the first stage of the Castle Hill masterplan.</p>

<p>Their luxury apartment is one of eight in Atrium’s exclusive Penthouse Collection and features striking interior design. The penthouses offer flexible open-plan layouts with abundant space and tranquillity. With two living spaces, walk-in wardrobes and butlers’ pantries, Atrium’s penthouses feature large balconies with sweeping views to Cattai Creek and the wider Hills District.&nbsp;</p>

<p>“As soon as we saw the floorplan for this penthouse, we knew it was the one for us," Lynne said.</p>

<p>"It is oversized with abundant storage, so we know we are not going to feel cramped, even though we are downsizing from a large, five-bedroom family home. The open-plan design spills out to a large deck, perfect for entertaining and when the grandchildren visit. The finishes are top-quality and I love the butler’s pantry and integrated appliances in the kitchen – with the steam oven, pyrolytic oven and coffee machine all built in.”</p>

<p>High-quality material finishes and premium appliances are used throughout Atrium’s penthouse collection. Miele appliances in the newly-released Pearl Beige finish, Vintec wine fridges, Parisi tapware and fireplaces are set within luxe finishes including pure wool carpets and statement Caesarstone benchtops. Built-in barbecues, and in some cases bars and skylights, are further signature features of the penthouse design.</p>

<p>Dale Kennedy owns Inspect It FIRST, a building inspection company he has operated for over 25 years. With stringent views on design and build integrity, he was quick to recognise the quality behind the architectural design and iCIRT-rated builder, <a href="https://www.apartments.com.au/builders/decode">Decode Group</a>.</p>

<p>“This penthouse sets a new benchmark in terms of quality and attention to detail. The floorplan is well-considered - special features like the skylight are a stand-out and not typical in new builds. The iCIRT-rated builder adds a further level of comfort buying off-the-plan, and we are confident that the finished apartment will be high-quality with no nasty surprises,” said Dale.</p>

<p>The Kennedy’s are excited at the freedom that apartment living will unlock for them.</p>

<p>[smartcode_project:default project_id=151821 project_image_fid=360287]</p>

<p>“We won’t have to maintain a house, swimming pool and gardens anymore, and are looking forward to having more leisure time," Lynne added.</p>

<p>"The low maintenance apartment lifestyle and security of the building means we can travel more and take extended trips. We can simply ‘lock and leave’, something we can’t do with a big house. We also love the location so close to Showground Metro Station and retail precinct, but without being in the thick of it. Everything is literally on our doorstep, just a few minutes’ walk. It will be so convenient being able to access the city so easily and not having to drive to the shops.”</p>

<p>After 11 years in their home on Morrisey Way, Rouse Hill, the couple will sell it before moving into their new penthouse. The expansive five-bedroom family home features a cinema, swimming pool and six-car garage.</p>

<p>There are just six penthouses left in Atrium’s Penthouse Collection in a mix of three- and four-bedroom configurations, ranging from 160 to 334 sqm in size and priced from $3.025 million to $5.4 million.&nbsp;</p>

<p>[smartcode_project:default project_id=151821 project_image_fid=360286]</p>

<p>According to <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, exclusive sales agents at Carrington Place, Atrium’s Penthouse Collection is meeting a groundswell of demand from local downsizers – aligned with broader trends in Metro-connected suburbs across Sydney.</p>

<p>“The Penthouse Collection sets a new standard for apartments in Castle Hill,"&nbsp;said Blake Schulze, National Director – Residential at Colliers.</p>

<p>"There is simply nothing else like these penthouses. Downsizers are drawn to their house-like scale and premium finishes. With sought-after views plus access to outstanding new local amenities, the Penthouse Collection unlocks a new lifestyle for buyers.</p>

<p>Schulze says buyers are drawn to Carrington Place’s lifestyle with close proximity to the Showground precinct’s vibrant mix of retail and dining options.</p>

<p>"Being able to walk to the Metro and this rapidly emerging lifestyle hub is of huge appeal to this demographic.”</p>

<p>According to Puja Khanna, Associate Director at Ellipse Property, the carefully curated interiors are proving to be a point of difference.&nbsp;</p>

<p>“Our floorplans have been thoughtfully considered, knowing that many buyers will be downsizing from large homes," Khanna says.</p>

<p>"Smart and abundant storage was an absolute must. And for many of our buyers, entertaining is a priority – with adult children, grandchildren and family visiting and sometimes staying over. We made sure bedrooms are spacious and living spaces are oversized, and kitchens incorporate butler’s pantries alongside the latest appliances."</p>

<p>Atrium is under construction by award-winning iCIRT-rated builder Decode Group, with completion scheduled for Q3 2026.&nbsp;</p>

<p>[smartcode_project:default project_id=151821 project_image_fid=360285]</p>

<p><a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a>, the second stage&nbsp;of Carrington Place, is set to commence construction later this month on the back of Atrium’s significant sales success, with 85 per cent of all apartments now sold.</p>

<p>Carrington Place will be constructed across multiple stages and deliver more than 800 new homes, with the entire precinct set for completion in 2032. It will feature abundant open space with over 20,000 sqm of outdoor recreational area, including a one-kilometre boardwalk to the nearby Fred Caterson Reserve.&nbsp;</p>

<p>The project is also integrated with the surrounding bushland, with a site boundary that stretches to the edge of Cattai Creek, immersing residents in the beauty of Sydney’s ‘Garden Shire’.</p>

<p>The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.</p>

<p>[smartcode_project_cta:default project_id=151821]</p>


Joel Robinson

Local downsizers set sights on Carrington Place, Castle Hill penthouses

<p>Lifestyle, residential and wellness developer <a href="https://www.apartments.com.au/developers/lowe-living">Lowe Living</a>, and joint venture development partner lNT.RE (formerly Icon Developments) have announced the popular SOAK Bathhouse brand will anchor the ground floor of their $160m luxury <a href="https://www.apartments.com.au/new-apartments/emerald-place-by-lowe-living-200-clarendon-street-south-melbourne-vic-3205">Emerald Place</a> development at 182-200 Clarendon St, South Melbourne, which is set to open in August 2026.&nbsp;</p>

<p>This will be the second Melbourne outpost for the SOAK Bathhouse brand, after its inaugural Victorian location in South Yarra launched in 2025, which has quickly become a staple in Melbourne’s bathing and wellness scene.&nbsp;</p>

<p>SOAK Bathhouse has signed a 10-year partnership to take out the 459sqm prime corner ground-floor tenancy, which will join the other two retail tenancies, high-end commercial space and 38 ultra-luxury residential apartments and penthouses above.&nbsp;</p>

<p>[smartcode_project:default project_id=135816 project_image_fid=365847]</p>

<p>SOAK Bathhouse is renowned for its luxurious and socially-focused mineral pools, cold plunge, sauna, steam room, infrared LED therapies, and massage services. Its arrival at Emerald Place, South Melbourne marks a significant milestone for both brands and for South Melbourne.&nbsp;</p>

<p>While the specific inclusions of the venue are still under wraps, SOAK Bathhouse has confirmed the space will be equipped with a signature SOAK Bathhouse mineral pool, cold plunge, saunas and steam room, alongside a lush dedication to verdant greenery and ferns throughout the tranquil bathing spaces.&nbsp;</p>

<p>SOAK Bathhouse will serve both Emerald Place residents and the broader South Melbourne business community, creating a wellness destination that bridges the gap between work and home. For residents, it's a daily ritual on their doorstep. For the surrounding office workers, it's a place to decompress, recharge and transition between professional and personal life.&nbsp;</p>

<p>[smartcode_project:default project_id=135816 project_image_fid=365850]</p>

<p>The partnership has underpinned Lowe Living’s commitment to delivering wellness-led amenities that not only embed physical spaces within the projects but integrate established, renowned wellness brands to anchor and operate these spaces.&nbsp;</p>

<p>Through the partnership with SOAK Bathhouse, penthouse buyers will be granted complimentary memberships, while all other residents of the Emerald Place development will benefit from exclusive discounted access. Together, these privileges deliver a compelling lifestyle enhancement and a lasting investment in wellbeing.&nbsp;</p>

<p>Lowe Living has been steadily carving out a niche in the luxury property market as a wellness-led developer, having a partnership with the Sorrento-based Aurora Spa &amp; Bathhouse to offer a private, residents-only wellness spaces at its upcoming Camberwell and Brighton projects.&nbsp;</p>

<p>These partnerships with Aurora Spa &amp; Bathhouse and now SOAK Bathhouse, reinforce a broader shift across Lowe Living’s portfolio towards a meaningful commitment to health-focused amenity and wellness offerings.&nbsp;</p>

<p>[smartcode_project:default project_id=135816 project_image_fid=231195]</p>

<p>Since its inaugural offering in Mermaid Beach, which has since expanded nationally across Queensland, Sydney and Melbourne, SOAK Bathhouse has grown into a leading contemporary bathhouse brand, attracting a dedicated following thanks to its unique social-focused approach to bathing.&nbsp;</p>

<p>Emma Lowe, Co-Founder and Managing Director of Lowe Living, said the Lowe Living team "view our partnerships as an extension of our design philosophy."</p>

<p>"We align with brands that genuinely elevate the everyday experience of our residents and deliver tangible value for our purchasers that enrich their lives.&nbsp;SOAK Bathhouse was a natural fit for Lowe Living and specifically Emerald Place. Their approach to contemporary bathing and social wellness strongly aligns with our vision of creating homes that prioritise long-term health, connection and lifestyle.”&nbsp;</p>

<p>Tim Lowe, Co-Founder and Managing Director of Lowe Living, said securing Melbourne’s second SOAK Bathhouse for Emerald Place is a significant milestone for Lowe Living, INT.RE and South Melbourne.&nbsp;</p>

<p>“This partnership reflects the continued evolution of luxury residential development," Lowe says.</p>

<p>"Today’s buyers are looking beyond finishes and floorplans and investing in holistic living environments, not just inside their apartments but in the communal and wider local amenity offerings, too."</p>

<p>[smartcode_project_cta:default project_id=135816]</p>


Lowe Living secures SOAK Bathhouse on 10-year lease at Emerald Place, South Melbourne development

<p>While the Gold Coast continues to densify around key transport and lifestyle nodes, <a href="https://www.apartments.com.au/developments/mermaid-beach-qld-4218">Mermaid Beach</a> has retained its village-like charm even as demand intensifies for walkable beachside living. It’s a suburb that holds firm to its community feel, while sitting within one of Australia’s fastest-growing urban corridors.</p>

<p>Developer DANKAV put the neighbourhood and its residents first when drawing up the plans for <a href="https://www.apartments.com.au/new-apartments/the-alfred-residences-mermaid-beach-2375-gold-coast-highway-mermaid-beach-qld-4218">The Alfred Residences</a>, which will replace the former Mermaid Beach Shopping Village near Nobby Beach. The project marks a rare example of precinct renewal at a truly local scale.&nbsp;</p>

<p><a href="https://www.apartments.com.au/new-apartments/the-alfred-residences-mermaid-beach-2375-gold-coast-highway-mermaid-beach-qld-4218">The Alfred Residences</a>&nbsp;comprises a wide variety of one- and two-bedroom apartments, set above a new ground plane of curated hospitality and boutique retailers, all framed by generous laneways, shaded plazas, and garden paths designed to enhance pedestrian flow and public interaction.&nbsp;</p>

<p>[smartcode_project:default project_id=149942 project_image_fid=355148]</p>

<p>The site’s configuration reflects both a respect for the area's established rhythm and a recognition of its future trajectory, particularly with the planned Mermaid Beach South light rail station directly across the road.</p>

<p>Residents will find immediate access to both everyday needs and broader connectivity. A Woolworths Metro and local cafés are already operating nearby, while the beach sits just 100 metres from The Alfred’s front door. Pacific Fair, the region’s flagship retail centre, is also close by, with an extensive mix of dining, fashion and entertainment.&nbsp;</p>

<p>For those commuting or exploring beyond Mermaid Beach, the upcoming light rail link promises seamless movement north through Broadbeach, Surfers Paradise and into Southport, expanding access without the need for a car.</p>

<p>[smartcode_project:default project_id=149942 project_image_fid=355150]</p>

<p>Neighbouring locales such as Miami and Nobby Beach further enrich the lifestyle offering. These established precincts contribute everything from surf clubs and oceanfront parks to laid-back dining venues and independent retailers, all within a short walk or bike ride.&nbsp;</p>

<p>The Alfred effectively places residents within one of the Gold Coast’s most liveable pockets, where the essentials of daily life converge with long-term infrastructure planning and timeless natural appeal.</p>

<p>Predominantly local buyers jumped at the first release at The Alfred Residences, transacting the majority of the release in a matter of weeks. Demolition of the former shopping village is now underway, and Dankav expects completion of the first collection of residences in 2027.</p>

<p>[smartcode_project_cta:default project_id=149942]</p>


The Alfred Residences brings village-style living to the heart of Mermaid Beach

<p><a href="https://www.apartments.com.au/developments/chermside-qld-4032">Chermside</a> is better known for bus interchanges and Westfield than for high-end apartment towers. Kabbalah, on Playfield Street, is a deliberate push against that reputation.</p>

<p>Developed by <a href="https://www.apartments.com.au/developers/playfield-developments">Playfield Developments</a>, the building holds 64 apartments, all three and four bedrooms, across its 13 storeys. The apartments are generous by any measure: lower-floor three-bedrooms start at 164 sqm, each with a multi-purpose room and private balcony, while the north-facing penthouse stretches to 382 sqm. Every residence comes with two car spaces.</p>

<p><a href="https://www.apartments.com.au/architects/ana-architects">ANA Architects</a>, the Brisbane firm behind the 25-storey Willahra Tower on Queen Street and the 45-storey Mantra on Mary in the CBD, shaped the building around curved forms drawn from the natural landscape. Balcony gardens run throughout, with planter boxes worked into the private outdoor spaces of each apartment, giving residents greenery at the threshold rather than just at the rooftop.</p>

<p>[smartcode_project:default project_id=149578 project_image_fid=354319]</p>

<p>That rooftop carries its own weight: a pool, landscaped gardens, and outdoor entertaining areas sit above the city, designed as much for quiet evenings as for hosting. The wellness offering continues at ground level, where a centre with pool, sauna, and communal lounge zones anchors the building's other end. Together they give the building a rhythm, somewhere to arrive at the top and somewhere to retreat to below.</p>

<p>The site itself is part of the pitch. "One of the last available sites to develop in an established precinct," is how Playfield Developments describes the Playfield Street address, and the surrounding context backs that up. Westfield Chermside, the second largest Westfield in Australia, is within a few minutes on foot, along with its dining precinct and cinema complex.&nbsp;</p>

<p>The Chermside bus interchange connects directly to the Brisbane CBD and across the northern suburbs via more than 20 Translink routes, with the CBD roughly 15 minutes away by road. The Prince Charles Hospital, one of Queensland's major teaching hospitals and the state's leading cardiac centre, is roughly a kilometre up the road on Rode Road.</p>

<p>[smartcode_project:default project_id=149578 project_image_fid=354321]</p>

<p>Place Projects is handling sales, bringing a track record across some of Queensland's largest residential developments. Early buyer response has centred on the finishes and scale, "buyers consistently comment on the high-quality finishes throughout the apartments," the sales team notes, pointing to craftsmanship and considered design as the recurring draw.&nbsp;</p>

<p>"They're looking for generously sized apartments that offer both space and functionality, combined with a strong lifestyle offering," Place Projects says.</p>

<p>Construction has been awarded to Clearcon, with completion slated for late 2027. Pricing runs from $1.5 million for a lower-floor three-bedroom up to $3.65 million for the penthouse.</p>

<p>[smartcode_project_cta:default project_id=149578]</p>


Playfield Developments brings 64 apartments to Chermside with Kabbalah

<p data-end="267" data-section-id="1d29vyc" data-start="166">More than 3,000 dwellings are currently selling or gearing up to launch across Surfers Paradise, the suburb’s most concentrated apartment pipeline in years. At least eight projects are already in market, with more moving through registration and presale, creating a meaningful wave of new supply.</p>

<p data-end="638" data-start="423">This isn’t happening in a vacuum. Strong interstate migration into Queensland, particularly the Gold Coast, continues to underpin demand, with the local population expected to push past 800,000 in the early 2030s.</p>

<p data-end="817" data-start="640">We’re also seeing solid early-stage buyer activity. As usual, the earliest phases tend to offer the best mix of pricing and choice, before the more popular layouts get snapped up.</p>

<p data-end="1184" data-start="1085"><strong data-end="1125" data-start="1085">Comparing Surfers Paradise projects?</strong> Browse all listings → <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">View all Surfers Paradise apartments</a></p>

<hr data-end="1189" data-start="1186" />
<h2 data-end="1218" data-section-id="tdhbfr" data-start="1191">How to Read the Pipeline</h2>

<p data-end="1369" data-start="1220">Apartment projects in Surfers Paradise are at various stages of their project lifecycle, from pre-launch, selling now, construction commenced, or construction complete.</p>

<p data-end="1407" data-start="1371">Where you buy in that cycle matters.</p>

<ul data-end="1674" data-start="1409">
	<li data-end="1542" data-section-id="d5c11p" data-start="1409"><strong data-end="1437" data-start="1411">Registration and&nbsp;presale</strong>: Typically the lowest price points and best choice, but with longer wait times to completion</li>
	<li data-end="1608" data-section-id="plnjqp" data-start="1543"><strong data-end="1567" data-start="1545">Under construction</strong>: Greater certainty, shorter timelines.</li>
	<li data-end="1674" data-section-id="13k7yl8" data-start="1609"><strong data-end="1624" data-start="1611">Completed</strong>: No construction risk, but pricing reflects that.</li>
</ul>

<p data-end="1778" data-start="1676">The projects below are grouped by stage to help buyers understand where they sit in the buying window.</p>

<hr data-end="1942" data-start="1939" />
<h2 data-end="1967" data-section-id="zj5dj7" data-start="1944">Projects Now Selling</h2>

<p data-end="2091" data-start="1969"><a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a> is the newest apartment development to launch in Surfers Paradise.</p>

<p data-end="2091" data-start="1969">Exhale, being developed by SIERA, comprises just 54 apartments, a density not often seen in Surfers. It sits on the corner of Enderley Avenue and Garfield Terrace, just off Northcliffe Beach. SIERA Founder and Managing Director Brent Thompson spent over a year trying to secure the rare beachside site.</p>

<p data-end="2091" data-start="1969">[smartcode_project:default project_id=112661 project_image_fid=359603]</p>

<p data-end="2091" data-start="1969">SIERA engaged BDA Architecture to design the building, with a striking glass curtain wall&nbsp;façade.</p>

<p data-end="2091" data-start="1969">Offering two-, three-, and four-bedroom apartments, Exhale will also offer its residents a two-level wellness podium with a heated magnesium pool, spa, sauna, Nordic&nbsp;cold shower, and biophilic designed landscaped gardens.</p>

<p data-end="2091" data-start="1969">There's also a dedicated Pilates and yoga studio, library and reading retreat, cinema lounge, and private dining room with a private bar and wine cellar.</p>

<p data-end="2495" data-start="2465"><a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217" style="text-decoration:none"><span style="font-size:11pt; font-variant:normal; white-space:pre-wrap"><span style="font-family:Arial,sans-serif"><span style="color:#0000ee"><span style="font-weight:700"><span style="font-style:normal"><span style="text-decoration:underline"><span style="-webkit-text-decoration-skip:none"><span style="text-decoration-skip-ink:none">Enquire about Exhale →</span></span></span></span></span></span></span></span></a></p>

<hr data-end="2500" data-start="2497" />
<p data-end="2091" data-start="1969"><strong data-end="1987" data-start="1969">Paradiso Place</strong> is the largest project currently in market in Surfers Paradise. Developer SPG Land recently begun construction on its 845-unit development they are bringing to 103 Ferny Avenue.</p>

<p data-end="2091" data-start="1969">[smartcode_project:default project_id=106566 project_image_fid=185858]</p>

<p data-end="2338" data-start="2093">At this scale, it’s effectively its own sub-market, offering a wide mix of configurations across multiple price points, from entry-level investor stock through to larger owner-occupier product. Amenities include a pool, gym, and outdoor spaces.</p>

<p data-end="2463" data-start="2340">With projects of this size, early buyers typically benefit most from the broader selection before key layouts are taken up.</p>

<p data-end="2495" data-start="2465"><a href="https://www.apartments.com.au/new-apartments/paradiso-place-surfers-paradise-103-ferny-avenue-surfers-paradise-qld-4217" style="text-decoration:none"><span style="font-size:11pt; font-variant:normal; white-space:pre-wrap"><span style="font-family:Arial,sans-serif"><span style="color:#0000ee"><span style="font-weight:700"><span style="font-style:normal"><span style="text-decoration:underline"><span style="-webkit-text-decoration-skip:none"><span style="text-decoration-skip-ink:none">Enquire about Paradiso Place →</span></span></span></span></span></span></span></span></a></p>

<hr data-end="2500" data-start="2497" />
<p data-end="2683" data-start="2502">Jewel Residences is the only completed development on this list. The three towers, which drastically altered the Surfers Paradise skyline when they were complete in 2020 from their dress circle position&nbsp;at 36 Old Burleigh Road, home 512 apartments.</p>

<p data-end="2683" data-start="2502">[smartcode_project:default project_id=8843 project_image_fid=264503]</p>

<p data-end="2683" data-start="2502">With the six-star The Langham within the middle tower, Jewel offers&nbsp;​​​​​​significant hospitality venues including&nbsp;signature restaurants, a bar, cafe, and a resort pool with a swim-up bar</p>

<p style="line-height:1.2"><a href="https://www.apartments.com.au/buildings/jewel-residences-surfers-paradise-36-old-burleigh-road-surfers-paradise-qld-4217" style="text-decoration:none"><span style="font-size:11pt; font-variant:normal; white-space:pre-wrap"><span style="font-family:Arial,sans-serif"><span style="color:#0000ee"><span style="font-weight:700"><span style="font-style:normal"><span style="text-decoration:underline"><span style="-webkit-text-decoration-skip:none"><span style="text-decoration-skip-ink:none">Enquire about Jewel Residences </span></span></span></span></span></span></span></span></a></p>

<hr data-end="2938" data-start="2935" />
<p data-end="3060" data-start="2940">Andrews Projects recently commenced construction at South Beach, just shy of 400 apartments at 3006–3016 Surfers Paradise Boulevard. Prices start from $1.08 million for the one-bedroom apartments.</p>

<p data-end="3060" data-start="2940">[smartcode_project:default project_id=8887 project_image_fid=358399]</p>

<p data-pm-slice="1 1 []">Central to the South Beach offering is a 5,500m sqm wellness and lifestyle precinct designed around the concept of renewal as a daily ritual.</p>

<p>The wellness facilities include sunrise and sunset pools, an indoor hydrotherapy pool, plunge baths, a Hammam, traditional and infrared saunas, red-light therapy and dedicated treatment rooms. A Technogym gym,&nbsp;cinema, co-working lounge and a range of indoor and outdoor dining and entertaining spaces, including BBQ terraces, complete the amenity.</p>

<p style="line-height:1.2"><a href="https://www.apartments.com.au/new-apartments/south-beach-surfers-paradise-3006-3016-surfers-paradise-boulevard-surfers-paradise-qld-4217" style="text-decoration:none"><span style="font-size:11pt; font-variant:normal; white-space:pre-wrap"><span style="font-family:Arial,sans-serif"><span style="color:#0000ee"><span style="font-weight:700"><span style="font-style:normal"><span style="text-decoration:underline"><span style="-webkit-text-decoration-skip:none"><span style="text-decoration-skip-ink:none">Enquire about South Beach →</span></span></span></span></span></span></span></span></a></p>

<hr data-end="3316" data-start="3313" />
<p data-end="3444" data-start="3318">Another new entry to the market is Palmera Residences, developed by Central Equity at 18 Garfield Terrace. That majority of the 347 residences are large three-bedroom apartments, priced from just shy of $3 million.</p>

<p data-end="3444" data-start="3318">[smartcode_project:default project_id=108274 project_image_fid=361247]</p>

<p><a href="https://www.apartments.com.au/new-apartments/palmera-residences-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>&nbsp;is being constructed in the prestigious Northcliffe residential neighbourhood on an expansive 3,239 sqm site. It is located at 18 Garfield Terrace near the Northcliffe Surf Life Saving Club and the patrolled Northcliffe surf beach, situated between&nbsp;<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a>&nbsp;and&nbsp;<a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a>.</p>

<p>Residents will have private access to extensive, state-of-the-art amenities, featuring two large pools including a generously scaled, family-friendly pool with safe shallow zones, and a 25-metre lap pool facing the western side, ensuring maximum sunlight all day.</p>

<p style="line-height:1.2"><a href="https://www.apartments.com.au/new-apartments/palmera-residences-surfers-paradise-18-garfield-terrace-surfers-paradise-qld-4217" style="text-decoration:none"><span style="font-size:11pt; font-variant:normal; white-space:pre-wrap"><span style="font-family:Arial,sans-serif"><span style="color:#0000ee"><span style="font-weight:700"><span style="font-style:normal"><span style="text-decoration:underline"><span style="-webkit-text-decoration-skip:none"><span style="text-decoration-skip-ink:none">Enquire about Palmera Residences →</span></span></span></span></span></span></span></span></a></p>

<hr data-end="3711" data-start="3708" />
<p data-end="3842" data-start="3713">26 Vista has benefitted from the boom in Surfers Paradise over the last few years. Over 70 per cent of the 280 apartments have sold, with the remaining priced from $1.86 million.</p>

<p data-end="3842" data-start="3713">[smartcode_project:default project_id=112730 project_image_fid=365605]</p>

<p data-end="3842" data-start="3713">26 Vista, being developed by MRCB, is scheduled to complete in late 2030 and has attracted strong interest from locals and interstate buyers, Matt George, from project marketer Urban Activation, says.</p>

<p>“The diverse mix of buyers we’ve seen investing in this development stands as a testament to the superior product that is being offered. 26 Vista is truly the gold standard for coastal living, with its thoughtfully considered design and its commitment to providing residents with five-star luxury in sub-tropical surrounds.”</p>

<p><a href="https://www.apartments.com.au/new-apartments/palmera-residences-surfers-paradise-18-garfield-terrace-surfers-paradise-qld-4217" style="text-decoration:none"><span style="font-size:11pt; font-variant:normal; white-space:pre-wrap"><span style="font-family:Arial,sans-serif"><span style="color:#0000ee"><span style="font-weight:700"><span style="font-style:normal"><span style="text-decoration:underline"><span style="-webkit-text-decoration-skip:none"><span style="text-decoration-skip-ink:none">Enquire about 26 Vista →</span></span></span></span></span></span></span></span></a></p>

<hr data-end="3711" data-start="3708" />
<p data-end="3842" data-start="3713">Away from the beach and closer to the Budds Beach area of Surfers Paradise is Homecorp's new tower, Florence Residences.</p>

<p data-end="3842" data-start="3713">[smartcode_project:default project_id=150414 project_image_fid=357950]</p>

<p data-end="3842" data-start="3713">The Monte Carlo building has 116 apartments amid a suite of wellness spaces including&nbsp;a private residents’ only wellness club including a resort-style rooftop pool, hot and cold plunge pools, a spa retreat, contemporary gymnasium and a spacious yoga and Pilates studio.&nbsp;</p>

<p><a href="https://www.apartments.com.au/new-apartments/florence-residences-24-monte-carlo-avenue-surfers-paradise-qld-4217" style="text-decoration:none"><span style="font-size:11pt; font-variant:normal; white-space:pre-wrap"><span style="font-family:Arial,sans-serif"><span style="color:#0000ee"><span style="font-weight:700"><span style="font-style:normal"><span style="text-decoration:underline"><span style="-webkit-text-decoration-skip:none"><span style="text-decoration-skip-ink:none">Enquire about Florence Residences →</span></span></span></span></span></span></span></span></a></p>

<hr data-end="4321" data-start="4318" />
<h2 data-end="4364" data-section-id="1bj0450" data-start="4323">The Broader Pipeline</h2>

<p data-end="4457" data-start="4366">There's a lot more to come in Surfers Paradise in the coming years. The most interest is likely the two-tower beachfront project proposed by Winx billionaire John Camilleri. The two towers, which will comprise 275 apartments, are to be connected by a 45-storey skybridge.</p>

<p data-end="5018" data-start="4819">On the more boutique end, Cavella, by SEYAH, will have <a href="https://www.apartments.com.au/news/qld/first-look-seyah-to-launch-cavella-in-emerging-sunrise-boulevard-surfers-paradise-pocket-following-density-rethink">just 18 residences</a> across a more modestly-sized 12-level building, also nearer the river than the beach.</p>

<p data-end="5180" data-start="5020">For a broader view, see our breakdown of the <strong data-end="5134" data-start="5065">top 10 new apartment projects launching on the Gold Coast in 2026</strong>, covering key opportunities suburb by suburb.</p>

<hr data-end="5185" data-start="5182" />
<h2 data-end="5234" data-section-id="1kp72fk" data-start="5187">What Buyers Should Weigh Up Before Enquiring</h2>

<p data-end="5330" data-start="5236">Where a project sits in the development cycle matters just as much, if not more than, the price.</p>

<p data-end="5513" data-start="5332">An off-the-plan apartment at registration stage may offer the lowest entry point, but it typically comes with a 24–36 month settlement timeline.</p>

<p data-end="5719" data-start="5515">Later-stage projects trade some of that upside for greater certainty, so the right choice ultimately depends on your timeframe, risk appetite, and what you’re prioritising: price, selection, or delivery.</p>


The 3,000 apartments to reshape Surfers Paradise skyline

<p>Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.</p>

<p>From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;</p>

<h2>What is the Help to Buy Scheme?</h2>

<p>The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.</p>

<p>The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).</p>

<p>Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.</p>

<p>Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.</p>

<p>The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.</p>

<p>There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.</p>

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

<p>To qualify for the Help to Buy Scheme, applicants must meet the following conditions:</p>

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

<p>While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.</p>

<p>The scheme is expected to commence in NSW in late 2025, as part of a national rollout.</p>


Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

<p>The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.</p>

<p>While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.</p>

<p>It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.</p>

<p>Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.</p>

<h2>New South Wales First Home Owner Grant</h2>

<p><strong data-end="252" data-start="225">First Home Owner Grant:</strong> Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.</p>

<p><strong data-end="413" data-start="389">Stamp Duty Benefits:</strong> Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.</p>

<h2>Victoria South Wales First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.</p>

<p><strong>Stamp Duty Benefits</strong>: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.</p>

<h2>Queensland First Home Owner Grant</h2>

<p><strong data-end="920" data-start="893">First Home Owner Grant:</strong> Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.</p>

<p><strong data-end="1162" data-start="1135">Stamp Duty Concessions:</strong> Provides additional concessions for properties valued up to $800,000.</p>

<h2>Western Australia First Home Owner Grant</h2>

<p>&nbsp;</p>

<p><strong>First Home Owner Grant:</strong> Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.</p>

<p><strong>Stamp Duty Concessions:</strong> Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.</p>

<h2>Australian Capital Territory First Home Owner Grant</h2>

<p><strong data-end="1617" data-start="1590">First Home Owner Grant:</strong> Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.</p>

<h2>South Australia First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.</p>

<p><strong>Stamp Duty Relief:</strong> Available for new homes and vacant land purchases.</p>

<h2>Tasmania First Home Owner Grant</h2>

<p><strong>First Home Owner Grant</strong>: Offers a $10,000 grant for new homes and off the plan purchases.</p>

<p><strong>Stamp Duty Exemption</strong>: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.</p>

<h2>Northern Territory First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.</p>

<p><strong>Stamp Duty Exemption</strong>: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).</p>

<p><em>Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.</em></p>


Every First Home Owner Grant for new property by state

<p>In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.</p>

<p>Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.</p>

<p>Some systems assess individual building components, while others provide an overall rating for the entire structure.</p>

<p>A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.</p>

<p>NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.</p>

<p>As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.</p>

<h2>What is NatHERS?</h2>

<p>NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;</p>

<p>NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;</p>

<p>NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.</p>

<p>The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.</p>

<h2>How NatHERS Ratings Work</h2>

<p>NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.</p>

<p>The tools can model complex effects of building mass, insulation, window size, and other elements.</p>

<p>The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.</p>

<p>The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;</p>

<p>Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.</p>

<p>Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.</p>

<h2>Benefits of Higher NatHERS Ratings</h2>

<p><strong>Energy Efficiency:</strong> Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.</p>

<p><strong>Cost Savings:</strong> Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.</p>

<p><strong>Environmental Impact:</strong> Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.</p>

<p><strong>Improved Comfort: </strong>Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.</p>

<p><strong>Market Value and Desirability:</strong> Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.</p>

<p><strong>Compliance with Building Codes:</strong> NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.</p>


The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

<p>Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.</p>

<p>Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.</p>

<p>Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.</p>

<h3>Convenience and accessibility</h3>

<p>Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.</p>

<p>[smartcode_project:default project_id=114215 project_image_fid=204874]</p>

<p>The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.</p>

<h3>Vibrant lifestyle and community</h3>

<p>One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.</p>

<p>[smartcode_project:default project_id=107714 project_image_fid=214122]</p>

<p>The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.</p>

<h3>Potential for higher rental yields and property value appreciation</h3>

<p>Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.</p>

<p>[smartcode_project:default project_id=139989 project_image_fid=212887]</p>

<p>The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.</p>

<h3>Enhanced security and maintenance</h3>

<p>Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.</p>

<p>[smartcode_project:default project_id=108019 project_image_fid=212658]</p>

<p>Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.</p>

<h3>Live-work-play balance</h3>

<p>One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.</p>

<p>The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.</p>


alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

<p style="line-height: 1.38;">When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.</p>

<p style="line-height: 1.38;">Often the largest outlay, after the deposit which goes to the bank, is stamp duty.</p>

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

<p>Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.</p>

<p>It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.</p>

<p style="line-height: 1.38;"><iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe></p>

<h2>Who pays Stamp Duty?</h2>

<p>In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.</p>

<h2>How much does Stamp Duty cost?</h2>

<p>Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.</p>

<p>You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!</p>

<p>Overall, the stamp duty you need to pay will depend on:</p>

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

<p style="line-height:1.38">Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.</p>


Ellen Walker

Off-the-plan property explained: What is stamp duty?

<p>Australian home values rose by 0.8% in January according to Cotality’s Home Value Index, a subtle acceleration from the 0.6% increase recorded in December.</p>

<p>While every capital city and broad rest of state region recorded an increase in home values through the month, the start of the year returned a mixed result across the capital cities.</p>

<p>Sydney and Melbourne are weighing on the headline numbers, recording a 0.2% and 0.1% increase in January; a marginal pickup following the slight falls recorded in December. Both markets have values slightly down on their peak levels, with Sydney -0.1% below the November 2025 peak and Melbourne values remaining -0.7% lower than record highs recorded in March 2022.</p>

<p>The mid-sized capitals have continued their solid growth run, however some momentum has left the upswing in these cities as well.</p>

<p>Perth values were 2% higher in January, the strongest gain across the capitals, but well below the cyclical high of 2.9% MoM growth recorded in November last year. Similarly, Brisbane’s monthly gain has slowed from 2% in October last year to 1.6% in January, and Adelaide’s monthly increase dropped back to 1.2% from a 1.8% rise in December.</p>

<p>Tim Lawless, Cotality’s Research Director, noted the market’s resilience, but suggests further momentum is likely to leave the market.</p>

<p>“Despite the most unaffordable conditions on record in many cities, along with a rebound in cost of living pressures and prospect of a rate hike as early as this Tuesday, we are still seeing a broad-based rise in housing values,” Lawless said.</p>

<p>“The ongoing capital gains reflect persistently low inventory in the face of above average housing demand, however we are likely to see demand side pressures gradually ease in 2026.</p>

<p>“Affordability and serviceability constraints are likely to naturally dampen demand, but also renewed cost of living pressures and a strong chance that interest rates will rise. There is also slowing population growth to consider.”</p>

<p>Cotality estimates the number of homes advertised for sale was 19% below levels at the same time last year, and 25% below the five-year average for this time of year. At the same time, the rolling quarterly number of home sales was estimated to be 1% higher than a year ago and only 3% below the five-year average.</p>

<p>Digging a little deeper, most cities are continuing to see homes at the lower end of the value spectrum supporting growth, especially for houses. Across the combined capitals, lower quartile house values were up 1.3% in January compared with a 0.3% rise across the upper quartile.</p>

<p>“This trend of stronger growth conditions at lower price points is supported by intense competition for more affordable houses,” said Mr Lawless. “This is where first home buyers, investors and, progressively, mainstream demand is most concentrated.”</p>

<p>Regional markets have delivered a stronger growth outcome, with the combined regionals index up 1% in January compared with a 0.7% rise across the combined capitals.</p>


Housing values continued to rise in January

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<p class="post-title entry-title">EXPERT OBSERVER</p>
<div id="post-body-4827528758440754749" class="post-body entry-content">
<div>Australia's recent figures on COVID-19 have been nothing short of remarkable.</div>
<div> </div>
<div>Lest you think that's an exaggeration, think back to what the medical experts were forecasting only one month ago, which was a tragically similar path to the worst hit countries. </div>
<br><div>Yesterday, Australia ramped up the daily total in testing to a much larger 14,980, of which 42 tested positive, or 0.3 per cent. </div>
<div> </div>
<div>More than 411,000 tests have now been carried out nationwide. </div>
<div>
<br>Encouragingly the rate testing positive has continued to fall very consistently from 2.8 per cent on March 30 to just 0.3 per cent yesterday. </div>
<div>
<br>Greg Hunt noted this morning that total new confirmed cases have increased by under 1 per cent for each of the past seven days, resulting in a 'genuine and sustained flattening of the curve'.</div>
<br><div class="separator"><a href="https://1.bp.blogspot.com/-XDEE0SHWHfM/XpuhfCrmNsI/AAAAAAAA1TY/Ilk9aBeQHF08UX8-dm6DThw4sleJO5ItwCNcBGAsYHQ/s1600/CV2.jpg"><img src="https://1.bp.blogspot.com/-XDEE0SHWHfM/XpuhfCrmNsI/AAAAAAAA1TY/Ilk9aBeQHF08UX8-dm6DThw4sleJO5ItwCNcBGAsYHQ/s640/CV2.jpg" width="640" height="366" data-original-height="805" data-original-width="1406"></a></div>
<br><div>There were 10 new confirmed cases yesterday in New South Wales relating to two known clusters (Anglicare at Caddens in Western Sydney, and the Ruby Princess cruise ship). </div>
<div> </div>
<div>That result was from a very substantial 5,152 tests.</div>
<div> </div>
<div>Today Victoria reported just 9 new cases from 3,000 tests, and Queensland had only five new confirmed cases.<br><br>North-west Tasmania has seen a cluster of cases related to hospitals, while elsewhere in the country numbers have fallen to zero, or very close to zero in recent days. </div>
<br><div class="separator"><a href="https://1.bp.blogspot.com/-nqTokFlFV44/XpuhfAF0frI/AAAAAAAA1Tc/uG-qTZK6MgQMRfh6X_l8_4L7CqvcknDnQCNcBGAsYHQ/s1600/CV1.jpg"><img src="https://1.bp.blogspot.com/-nqTokFlFV44/XpuhfAF0frI/AAAAAAAA1Tc/uG-qTZK6MgQMRfh6X_l8_4L7CqvcknDnQCNcBGAsYHQ/s640/CV1.jpg" width="640" height="364" data-original-height="801" data-original-width="1407"></a></div>
<br><div>Recoveries have comfortably exceeded new cases over the past week, and the number in ICU has almost halved, down by another 6 today to just 49 (versus the planned expanded capacity of 7,000), with 31 presently on ventilators. </div>
<div>
<br>Greg Hunt reported today that Australia has received some 60 million masks, which is 6 million than anticipated, and two weeks early than expected.</div>
<div> </div>
<div>Australia is 'the envy of the world' according to the government reports; let's hope it stays that way.</div>
<div> </div>
<div>
<strong>PETE WARGENT</strong><em> is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.</em>
</div>
</div>
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j.ballantyne1990-6AQqhLzZaK

Miraculous improvement in COVID-19 cases: Pete Wargent

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<p>We’re going to benefit from the shutdown imposed by the virus, in infinite ways. It may not feel like it at the moment, and I don’t disregard the pain many are going through, but Australia will look back at this crisis as a time that changed the nation for the better.</p>
<p>The discussion now is about how and when we return to normal. But the new normal will be different to the old. It has to be.</p>
<p>One of the big lessons is that we cannot continue to have so many important things made in one country – or anywhere offshore. There are things we need to make in Australia. Manufacturing is poised for a revival, with benefits in employment. This will be part of a strong economic recovery.</p>
<p>The corporate twits who thought it made sense to locate customer call centres offshore because it saved a few bucks are now reconsidering their strategies. They need to bring customer service back home and in the process they will have fewer angry and frustrated customers. And create jobs in Australia.</p>
<p>The situation has forced us to innovate and to work harder at helping our customers. Real estate has found ways to function without live auctions and open houses. We’re seeing examples of online auctions achieving sales well over the reserve price. One-on-one inspections of properties have taken us back to old service standards and getting to know buyers one-on-one. Everyone benefits.</p>
<p>Many of us have realised how much we value the simple things we took for granted, like meeting friends for a cuppa or taking the family to the beach. When the restrictions are lifted, Australians will party like they never have since the end of World War Two – not extravagantly but by going to cafes, pubs, theatres, parks and beaches. A recent survey indicates people plan to take holidays in Australia. Many of the lost jobs will come back (not all, unfortunately).</p>
<p>Some people have learned, by accident, how to save. The restrictions have stopped us going out and spending. The improvement to the bank balance has been an eye-opener. Now some of us know how to get on top of the mortgage and young adults have been shown a way to save a deposit for a first home. First-home buyers with secure jobs will be busy in the second half of the year.</p>
<p>The resources sector has remained steady in the shutdown period. Queensland locations with links to the mining industry have experienced an uplift in rental demand amid the virus crisis, with rents actually rising. China, our biggest trading partner, is projected by the IMF to experience moderate economic growth this year and a boom next year. I’m expecting a resources boom in Australia as China and other nations get ambitious about economic recovery. Real estate markets influenced by resources links may surge – but investors should proceed with caution, because these are fickle and volatile markets.</p>
<p>A more engaging trend with impacts on real estate is the one I wrote about last week. We can expect an increase in people moving from the big cities and buying in lifestyle areas within an hour or two of the city. This movement has been enhanced by technology which allows people to work remotely – and will be exacerbated by the shutdown, which has forced people to work from home.</p>
<p>Some will make it a permanent arrangement. Expect uplift in markets like the Central Coast and the Southern Highlands in NSW; Ballarat, Bendigo, the Latrobe Valley and elsewhere in Victoria; and the Sunshine Coast in Queensland.</p>
<p>As an aside, the virus has done all of us a favour by delivering a major come-uppance to the ugly bastards who run global oil businesses and regularly hold the world to ransom with their cynical manipulation of supply and prices. We’ve all saved money by needing to fill up our cars less often and paying less when we do. Will it change our habits post-shutdown? Hopefully, but probably not.</p>
<p>The virus has generally done the environment a big favour. The before-and-after shots of some of world’s big cities are a revelation, including some in Australia. There’s been a big reduction in emissions. The greatest benefit of the shutdown would be achieved if we learnt something from that. Will we? I fear we will easily slip back into old habits.</p>
<p>But, amid everything, we’ve learnt who the real heroes are and how much we underpay them. We’ve discovered that we can do without over-rated footie players and self-absorbed corporate executives, but not without under-resourced and under-appreciated nurses. Boris Johnson has learnt that more than most.</p>
<p>And we’ve seen a cultural shift in politics and business. There’s been a refreshing absence of adversarial politics. The country apparently can function without people shouting at one another in Parliament. Let’s make that a permanent change.</p>
<p>Business in many ways has sought to be part of the solution, even including the major banks. The only sectors which haven’t entered into the spirit of pulling together have been insurance and some sections of news media.</p>
<p>Who knows – maybe going out of your way to help people is actually good for business.</p>
<p>Terry Ryder is the founder of hotspotting.com.au <br>ryder@hotspotting.com.au<br>twitter.com/hotspotting</p>
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The future benefits of the coronavirus crisis: HotSpotting's Terry Ryder

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<p>Sydney’s fast pace population growth is set to come to an abrupt halt. The recent closing of borders and after the restrictions that will follow the COVID-19 pandemic will stop most of it.</p>
<p>For the past half century demand for housing and the accompanying property price growth has been driven in part by population growth.</p>
<p>The latest government estimates suggest the key driver is going to fall sharply over the next year or so.</p>
<p>The disruption will show up in many ways.</p>
<p>Short term tourists have disappeared, but will return.</p>
<p>The weakness in short-term tourist arrivals will hit the domestic tourism industry, though will likely be offset in part by more Australians travelling at home when domestic travel restrictions are lifted in stage two.</p>
<p>Large numbers of temporary residents from overseas have departed, but only a trickle will return any time soon. Ditto temporary working visas.</p>
<p>The fall in numbers of international students on visas will likely not see a return to recent levels anytime over the coming year.</p>
<p>The downward pressure on rental price growth that landlords have seen in recent weeks will likely be extended unless Australia’s sustained comparative advantage as an education and tourism destination returns quickly.</p>
<p>The Government estimates long-term migration arrivals could fall by around 300,000 over the next 18 months, with a drop of 72,000 in the first half of this calendar year and another 204,000 in the 2020/21 financial year.</p>
<p>According to UBS Australia's population growth is forecast to slow to just 0.5 percent in 2020.</p>
<p>This is the slowest pace since 1916, according to economists.</p>
<p>The recent average has been between 1.5 percent to 2 percent per year.</p>
<p>Scott Haslem at <span>Cretonne Wealth Management says a</span>t the positive end a temporary pullback in migration flows could provide some time for infrastructure works to "catch up" over the next 18 months.</p>
<p>But for residential housing, the weakness in migration is a significant headwind.</p>
<p>UBS estimates there will be a fall in underlying annual housing demand from around 200,000 to only around 130,000 in the near term - before recovering towards 190,000 by the end of 2022.</p>
<p>This drop in dwelling commencements will mean fewer tradies in work which spells wider problems for the economy.</p>
<p>Construction has continued during the shutdown so employment has not yet been impacted like many other industries.</p>
<p>Lower population growth, from fewer arrivals from overseas, will be accompanied by an emerging drop in the nation's fertility rate currently averaging 1.7 children per couple.</p>
<p>Births falling by 2 per cent to 91,376 in NSW last year.</p>
<p class="selectionShareable">We are set to enter an ongoing debate especially on the role of <span>temporary migration.</span></p>
<p class="selectionShareable"><span>Temporary migration is certain to look different over the next few years than it has over past few. </span></p>
<p class="selectionShareable"><span>That’s its purpose – to adapt to changing circumstances, Monash academic <span class="fn author-name">Gabriela D'Souza recently noted</span></span>.</p>
<p class="selectionShareable">But the Investec fund manager Graeme Katz recently warned pushing back against immigration as a “seriously short sighted view”.</p>
<p class="selectionShareable">“Our country needs to send a signal that we’re open for people, we’re open for capital, and we’re open for business, and provide the productive environment for job creation and growth,” he said.</p>
<p class="selectionShareable">“Only growth will provide the environment for job security, which in turn creates a confidence of consumers to spend and the multiplier flow on ... will provide a tax base to support a well-balanced economy and society,” he said.</p>
<p class="selectionShareable"><em>This article first appeared in </em>The Daily Telegraph</p>
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Sydney's population growth set for abrupt Covid-19 induced halt

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<p>Commentary on the future direction of the residential property sector has been diverse.</p>
<p>As Gary Brinkworth, the boss of the Herron Todd White valuation firm recently noted, some observers are expecting a subtle slowdown, while others predict a catastrophic collapse.</p>
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<p>He suggests these views fail to understand the complexity of the Australian residential property sector and that having specialist knowledge at a localised level was key to good decision making.</p>
<p>It adds its can be difficult to keep up as markets adapt to the challenges around COVID-19.</p>
<p>"Some locations have seen monumental disturbance to their usual state of affairs, while others have barely registered a ripple.</p>
<p>"COVID-19 has amplified the diversity of Australia’s resident property markets by location, price point and property type," he added.</p>
<p>Well informed valuers, like well informed estate agents, are well informed on sales activity and price direction.</p>
<p>Brinkworth acknowledged Herron Todd White in Sydney made the decision in early March that all staff would work from home.</p>
<p>The decision was made to ensure that any potential exposure to the virus did not place further risk on other staff and their clients, whose homes they inspect daily.</p>
<p>They changed the way they conduct inspections - with hand sanitiser, face masks and disposable gloves becoming just as importan as their tablets and laser measurers.</p>
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<p>This has allowed mortgage applications to proceed instead of being delayed by weeks or even months until internal access became available.</p>
<p>His team, while noting some statistics may not yet be showing a decline in values across the Sydney market, have seen evidence from selling agents indicates that values are falling, particularly in some areas and for some price sectors, although not necessarily uniformly within these sub-markets.</p>
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<p>The rental market has seen a more immediate impact however, with listings increasing and rents falling, which will certainly have an impact on yields and prices.</p>
<p>Looking around the regions the Northern Beaches has appeared to absorb much of the negative sentiment and restrictions surrounding the pandemic, although "there is a strong chance you will be paying less than you would have three months ago for the same product."</p>
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<p>The slowdown in volumes of transactions in inner Sydney and the Eastern Suburbs made it difficult to ascertain any emerging pattern emerging, but HTW advised in previous downturns, the inner city market segment most vulnerable to volatility is the upsizer price bracket, typically from $2 million to $3 million.</p>
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<p>Like the eastern suburbs, the North Shore prestige market is more accustomed to off-market transactions, so recent restrictions around open for inspections and public auctions have not impacted this part of the market as much as lower price points.</p>
<p>Overall HTW conclude the long term outcome of the COVID-19 pandemic for the property market is uncertain.</p>
<p>The Sydney property market is resilient, as seen by the recovery from the 2017 to 2019 downturn. </p>
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Sydney residential market is resilient, but expect a slower return to normal after COVID-19

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<p>EXPERT OBSERVER</p>
<p>With many of Australia’s capital city housing markets posting a gain in values over the past three months, a recovery trend is looking increasingly entrenched… but how long will it take for residential property values to reach a new record high if the current rate of growth continues?</p>
<p>If housing values continue to rise at the same rate recorded over the past three months, national dwelling values could reach a new record high in six months time.</p>
<p>Based on CoreLogic’s Home Value Index, national dwelling values remained 5.7% below their peak at the end of October. With values rising by 2.9% over the past three months (averaging a rise of just under 1% per month), it would take approximately 6 months for housing values to return to their historic high.</p>
<p>Most of Australia’s capital cities have recorded a rise in dwelling values over the past three months, with the only exceptions being Perth and Darwin, where values have been trending lower since mid-2014. While values continue to reduce, housing affordability is continuing to improve and buying opportunities are becoming more plentiful.</p>
<p>The same can’t be said of Hobart and Canberra which are the two capitals where housing values are already at new record highs.</p>
<p>Hobart values recorded only a mild correction of 1.3% from peak to trough, with the market reaching a new record high in October 2019.</p>
<p>Similarly, Canberra housing values recorded a peak to trough decline of only 1.5% during the downturn, and moved through a new record high in September this year.</p>
<p>Across the remaining capital cities, Melbourne is on track to stage a full recovery the earliest. If the current run rate of growth continues, Melbourne’s housing market will recover in January. During the correction, Melbourne housing values fell by 11.1% from peak to trough and remained 5.8% below their peak in October.</p>
<p>Dwelling values across Melbourne’s Inner precinct were only 1.5% below their peak in October, and this subregion is on track set a new valuation benchmark by the end of November; the earliest of any of Melbourne’s sub-regions. Despite the earlier recovery period across the Inner precinct of Melbourne, the prestigious Inner East is recording the fastest rate of growth, with values up 8.3% over the past three months and on track for a recovery within three months.</p>
<p>Brisbane is showing the next fastest recovery time frame; not because values are rising rapidly, but mostly because the correction in values across Brisbane was quite shallow (down 2.9% from peak to trough). The past three months of gains (+1.1% or 0.4% per month) has put Brisbane housing values on a path to recover within the next 4 months.</p>
<p>Sydney’s housing market is on track to post a recovery within six months, or around April next year if the current pace of growth continues. Housing values are trending higher rapidly, up 5.0% over the past three months, however the correction was more substantial across Sydney, with housing values falling by 14.9% from peak to trough. Sydney dwelling values remained 10.4% below their 2017 peak at the end of last month.</p>
<p>The recovery trajectory in Adelaide is looking more drawn out, with values rising at the quarterly rate of only 0.1%. Although housing values are down only 1.2% since peaking, such a sluggish rate of appreciation is likely to see a prolonged recovery phase. Despite what looks to be a long recovery period, two of Adelaide’s sub-regions have already reached new record housing values. Both the North and South of Adelaide posted a new record high for housing values in October this year.</p>
<p>A recovery in the housing market should help to provide some support for Australian economic conditions, boosting household wealth which will potentially lead to improved confidence and a greater willingness from households to spend, while also supporting the residential building and development sector where dwelling approvals have tanked.</p>
<p>On the flipside, for non-home owners, a recovery in housing values implies the affordability dividends provided by the recent housing downturn are now a thing of the past. With housing values rising rapidly in some areas, we could see less first home buyer participation in the market as affordability pressures start to dampen activity across this important sector of the market.</p>
<p><strong><em>TIM LAWLESS </em></strong><em>is the CoreLogic Head of Research</em></p>
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How long until housing values reach a new record high? Tim Lawless

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<p>EXPERT OBSERVER</p>
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<div>Just to add to all the other woeful data released today, the preliminary index of commodity prices was down by -3.5 per cent in November, following on from a substantially (downwardly) revised -6.6 per cent decline in October. </div>
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<div>Productivity figures released today were the worst in at least 25 years, and you can follow much of the other underwhelming news <a href="https://jamesfostermacro.blogspot.com/" target="_blank">here</a>. </div>
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<div>The Reserve Bank of Australia meets on Tuesday and the Board will need to work its way through a barrage of dire figures, including the ongoing nosedive in dwelling construction.</div>
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<br><div>Futures markets are unsurprisingly pricing further easing, with the economy, inflation, and wages growth all so mired in the doldrums.</div>
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<div>The question the Board will need to consider is: what exactly would waiting until February achieve?</div>
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<em><span>PETE WARGENT</span> is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.</em><span> </span>
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Is a recession brewing? Pete Wargent

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<p>EXPERT OBSERVERS</p>
<p>2020 is likely to see markets in recovery mode as housing prices catch up and then overtake their previous record highs, however the rapid rate of capital gains seen over the second half of 2019 is expected to lose steam as stock levels rise and affordability deteriorates, according to CoreLogic's Head of Research, Tim Lawless.</p>
<p>In 2019 the housing market moved through the largest and longest correction on record, followed by a fast-paced rebound in values through the second half of the year.</p>
<p><img src="https://www.urban.com.au/images/2019/12/20/graph%202.png" alt=""></p>
<p> </p>
<p>Housing turnover fell to record lows in 2019, as did new advertised stock levels.</p>
<p>Interest rates reduced to levels previously unseen, while the concentration of investors in the market also plumbed new depths.</p>
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<p>At a national level, housing values were trending lower through the first half of the year, continuing a downturn spiral that commenced in October 2017.</p>
<p>June saw CoreLogic’s national housing market index reach a floor after posting the longest and largest correction in housing values on record.</p>
<p><img src="https://www.urban.com.au/images/2019/12/20/graph%203.png" alt=""></p>
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<p>Between the market peak in October 2017, and the trough in June 2019, the national index fell by 8.4%. The previous record decline in national housing values was an 8.1% drop through the early 1980’s as the economy moved through a recession and unemployment peaked slightly above 10%.</p>
<p>"Larger peak-to-trough falls were recorded in Sydney (-14.9%) and Melbourne (-11.1%), where housing conditions had previously been the strongest. Of course not all the capitals found a floor in housing values through the year, with data through to the end of November showing that Darwin values were still trending lower, down a cumulative 31.5%, while Perth values posted a rare rise in November, but remained 21.6% below the 2014 peak," mr Lawless added.</p>
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<p>Since reaching a floor in June, CoreLogic’s national index has rebounded by 4.7%, with the monthly growth rate in November the highest since 2003. Despite the recent recovery trend, housing values nationally remain 4.1% below their 2017 peak.</p>
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<p>A variety of factors contributed to the housing values recovery over the second half of the year. Earlier in the year, a reduction in the rate of decline was supported by higher first home buyer activity and brought about by improvements in housing affordability and stamp duty exemptions in NSW and Victoria. However, the main contributors to a rebound in housing conditions were:</p>
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<p>  The positive effect of the federal government retaining power at the May federal election which removed the uncertainty around tax reform relating to negative gearing and capital gains discounts.</p>
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<p>  Cuts to the cash rate in June, July and October</p>
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<p>Tim Lawless is the head of research at CoreLogic. </p>
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Real estate records set in 2019 with markets likely in recovery mode in 2020: CoreLogic's 2019 wrap

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<p>A mortgagee home in Perth's Helena Valley has been listed for sale for $455,000.</p>
<p>Located at 17 Prunus Place, in a cul de sac, the house features four bedrooms, two bathrooms, and a double garage.</p>
<p>There also an in ground pool, and turfed back yard area.</p>
<p>the total block comprises a 1008 square metre block.</p>
<p>It last sold in 1998, for $172,500.</p>
<p>It was built in 1996.</p>
<p>Richard Lowenhoff and Jessica Macarthur, from LJ Hooker Midland, have the listing.</p>
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Helena Valley mortgagee home listed for sale

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<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">EXPERT OBSERVER</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Brisbane shows how complex markets can be and illustrates the folly of generalisation. </span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">My winter survey of sales activity and prices reveals that the number of rising markets across the Brisbane metro area is matched by the number of declining/danger areas – and in between are the majority of suburbs which are consistency or plateau markets.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Brisbane’s data shows the impact of the Covid-19 shutdown while also displaying a good level of resilience. The number of suburbs with rising sales activity (28) is lower than the Autumn 2020 survey (37), but better than at the same time last year (24).</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">There continues to be a high level of consistency markets (50 suburbs, down slightly from 56 in the previous survey). The existence of 28 growth suburbs and 50 consistency suburbs shows a solid degree of resistance to the virus crisis period. But also significant is the 113 plateau markets (suburbs where sales activity has dropped below the previous levels), the highest in three years.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Brisbane also has 21 suburbs ranked as declining markets, slightly fewer than in the previous quarterly survey (23) and substantially lower than six months ago (32). There are also seven danger markets, ones where sales activity and prices are down and vacancies are uncomfortably high.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">The Brisbane market was poised for a long overdue boom before Covid-19 struck. As we wrote in the previous edition: “Every statistic that matters depicts uplift in the Brisbane market and prices are expected to rise in 2020. Many commentators have forecast a Brisbane boom in recent years, though many were simply assuming that the Queensland capital would follow the lead of Melbourne and Sydney. Brisbane, however, has lacked the core growth drivers that boosted markets in the two biggest cities.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">“But, increasingly, growth parameters are lining up for Brisbane. Population data is favourable, the affordability comparison is helpful, surveyed investors say they are targeting Brisbane – and the major piece of the puzzle previously missing, infrastructure spending, is starting to happen.”</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Because of those factors, we believe Brisbane will return to strength quickly in the recovery-from-corona phase.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">As we often find with these surveys, there is particular strength in the northern suburbs of Brisbane – the Brisbane North precinct and the Moreton Bay LGA jointly account for half of the 28 suburbs ranked as rising markets. The southside has many of the struggling markets and Brisbane’s inner-city provides all of the danger markets.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">In our analysis we divide the sprawling Brisbane City LGA into five precincts (inner, north, south, east and west) while the more distant parts of the metro area are covered by the LGAs of Ipswich, Logan, Redland and Moreton Bay – a total of nine precincts. </span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">The Brisbane North precinct and its neighbour Moreton Bay Region are the standouts, as they have been in our surveys in the past.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">The Moreton Bay Region LGA has regularly been the best-performing Brisbane market, boosted by affordability, good infrastructure and proximity to employment nodes (including a new university campus). And its status has been enhanced in this survey, with the number of rising suburbs increasing from eight to nine. This LGA also has 10 suburbs ranked as consistency markets, which overall creates a strong result for this precinct in a virus-impacted market.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Leading suburbs include Petrie (quarterly sales of 43-47-53-69-66), Strathpine (65-79-81-83) and Banksia Beach (46-54-67-68-70).</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Brisbane North has 5 suburbs classified as rising markets, 9 ranked as consistency markets and none ranked as declining or danger markets. There are two particular clusters with strongly-performing suburbs: the inner north (which includes suburbs like Newmarket, Windsor, Stafford and Kedron), and the north-east precinct (which includes Nudgee, Nundah, Northgate and Wavell Heights). </span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Ashgrove, with quarterly sales of 54-57-60-71-74, is typical of the suburbs with rising trajectories. Zillmere (42-47-49-56-62-64) is another of the growth markets.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">The other standout market to emerge in this survey is the Brisbane-east precinct, which has five growth suburbs, seven consistency markets and no locations ranked as declining or danger markets. Leading locations include Wynnum West (54-67-74-80) and Murarrie (22-28-29-35-47-51).</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">The Brisbane-inner precinct is a confusion of suburbs with contrasting rankings: the 22 ranked suburbs include 2 rising, 17 plateau, 1 consistency, 2 declining and 7 danger. The danger markets (Albion, Bowen Hills, Fortitude Valley, Kelvin Grove, South Brisbane, West End and Woolloongabba) are those where sales activity has dropped markedly, prices are down and vacancy rates are high – particularly with a recent virus-related surge in empty apartments in the inner-city areas.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Logan City in the far south of the Brisbane metro area continues to struggle. It has 12 suburbs with declining sales activity. But there are also signs of life, with two rising suburbs and five consistency suburbs.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Brisbane is split almost 50-50 between markets where prices are up in annual terms and those where prices have fallen in the past 12 months: 52% of apartment markets have recorded annual growth and 44% of house markets have risen, providing an overall result of 46% growth markets and 54% with falling prices.</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">In most cases, whether rising or falling, the change has been minor (less than 5% in the past year).</span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Leading suburbs for growth in their median house prices include Coorparoo (16%), Morningside (13%), St Lucia (15%) and Windsor (22%), but the market leader is Fig Tree Pocket, where the median price has increased 32% to $1.18 million. </span></span></p>
<p class="BodyCopy"><span class="Standfirst"><span lang="EN-US">Among the unit markets, the best for annual growth in median prices have been Bulimba (23%, Mango Hill (13%), Alderley (12% and Annerley (11%).</span></span></p>
<p class="p3"><span class="s1">T<em>erry Ryder is the founder of hotspotting.com.au</em></span></p>
<p class="p3"><span class="s2"><a href="mailto:%20&lt;script%20type='text/javascript'&gt;%20%5Cn%20&lt;/script&gt;&lt;script%20type='text/javascript'&gt;%20%20&lt;/script&gt;This%20email%20address%20is%20being%20protected%20from%20spambots.%20You%20need%20JavaScript%20enabled%20to%20view%20it.%20&lt;script%20type='text/javascript'&gt;%20%20&lt;/script&gt;"></a><em><em><a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a></em></em></span></p>
<p class="p4"><em>twitter.com/hotspotting</em></p>
<p class="BodyCopy"><span class="Standfirst"> </span></p>
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Brisbane real estate a mix of growth, consistent, plateauing and declining suburbs: Hotspotting’s Terry Ryder

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<p>EXPERT OBSERVER</p>
<p>Sydney has been the market most visibly impacted by the Covid-19 period. The number of growth suburbs has dropped sharply and danger markets have doubled.</p>
<p>While other major cities have been notably resilient in the face of the virus crisis, Sydney’s statistics on sales trend and vacancies have deteriorated significantly – although prices in many markets sectors remain resilient.</p>
<p>In our previous (Autumn 2020) quarterly survey, we reported “the strongest Sydney market we have recorded in the five years we have been conducting our quarterly sales surveys”.</p>
<p>But our latest (Winter 2020) survey shows the number of suburbs with rising buyer demand has dropped from 67 to 24, while the number of suburbs we classify as danger markets has increased from 12 to 24.</p>
<p>This coincides with a marked increase in vacancy rates in many parts of the Greater Sydney Area. Sydney overall has the highest vacancy rate among the capital cities and the inner-city postcodes have recorded a major blowout, caused primarily by investors who had previously used short-term letting methods like Airbnb.</p>
<p>Sydney is also most impacted by the shutdown of international travel and overseas migration.</p>
<p>The Covid-19 impact has been a particular blow to Sydney markets because in late 2019 and early 2020 there was a notable revival after a prolonged slump throughout 2018 and most of 2019. Our Autumn 2020 survey showed Sydney surging back to a position of strength, with sales activity and prices rising, only to be sabotaged by the virus crisis.</p>
<p>The most visible manifestation of the Covid-19 downturn comes from the number of suburbs we classify as danger markets. These are locations where a decline in sales activity has coincided with a major blowout in vacancy rates, factors which have greatly impacted locations dominated by apartments - and 16 of the 24 danger markets are in the Sydney City and Parramatta municipalities.</p>
<p>The eight danger markets in the Sydney City LGA include Pyrmont, Ultimo, Waterloo, Haymarket, Forest Lodge, Chippendale and the Sydney CBD - while Glebe, Woolloomooloo and Erskineville are classified as declining markets.</p>
<p>The Parramatta LGA also has eight danger markets: Carlingford, Epping, Harris Park, Lidcombe, North Parramatta, Parramatta, Rosehill and Wentworth Point.</p>
<p>On the positive side of the ledger, there are precincts which are showing a high level of resilience – notably two municipalities in the south of Sydney, Georges River and Sutherland.</p>
<p>The LGA of Sutherland is the market leader in this coronavirus period, with three growth suburbs (Menai, Engadine and Miranda), five consistency markets and none classified as declining or danger. This precinct offers a great lifestyle based on water and national park access, plus lower prices than the suburbs of the inner west and north shore.</p>
<p>In terms of growth markets, quarterly sales in Engadine have been 42-58-73-76, while Menai sales have been 30-41-45-42-50.</p>
<p>The nearby Georges River LGA has two growth suburbs (Allawah and Peakhurst), three consistency suburbs and none classified as declining or danger.</p>
<p>Penrith is another standout, because of the high number of consistency suburbs and the absence of declining or danger markets. In the suburb of Penrith, quarterly sales have been 60-73-85-92-103-112, a pattern that has defied the broader trends.</p>
<p>In the more upmarket sectors, the Northern Beaches has two growth suburbs, (Balgowlah and Dee Why), six consistency markets and none ranked as declining or danger. Frenchs Forest and Freshwater rank nationally for their high level of consistency over several years, regardless of the broader market trends.</p>
<p>The Waverley LGA also has been quite steady, with sales in North Bondi quarter by quarter being 30-39-40-51-45-46-56.</p>
<p>Other upmarket precincts showing steadiness in the face of negative forces include the Woollahra and Ku-ring-gai municipalities.</p>
<p>Notwithstanding the destructive impacts of the virus crisis, Sydney has recently shown a notable level of resilience in terms of prices.</p>
<p>While only 25% of house markets and 27% of apartment markets have recorded annual growth in their median prices, 84% of house markets and 75% of apartment locations have delivered growth in the most recent quarter.</p>
<p>This reflects the recovery in prices that was under way as we entered the Covid-19 period and the strong price resistance shown by many Sydney markets during the shutdown phase.</p>
<p><strong>Terry Ryder</strong> <em>is the founder of hotspotting.com.au </em><br><em>ryder@hotspotting.com.au</em><br><em>twitter.com/hotspotting</em></p>
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