<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

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;

<h2>What is the Help to Buy Scheme?</h2>

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.

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).

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.

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.

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.

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.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<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>

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.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

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

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.

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.

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.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: 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.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: 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.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: 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.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: 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.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: 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.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

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.

Every First Home Owner Grant for new property by state

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.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

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.

<h2>What is NatHERS?</h2>

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;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

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.

<h2>How NatHERS Ratings Work</h2>

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.

The tools can model complex effects of building mass, insulation, window size, and other elements.

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.

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;

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.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: 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.

Cost Savings: 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.

Environmental Impact: 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.

Improved Comfort: 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.

Market Value and Desirability: 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.

Compliance with Building Codes: 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.

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?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

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.

<h3>Convenience and accessibility</h3>

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.

[smartcode_project:default project_id=114215 project_image_fid=204874]

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.

<h3>Vibrant lifestyle and community</h3>

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.

[smartcode_project:default project_id=107714 project_image_fid=214122]

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.

<h3>Potential for higher rental yields and property value appreciation</h3>

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.

[smartcode_project:default project_id=139989 project_image_fid=212887]

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.

<h3>Enhanced security and maintenance</h3>

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.

[smartcode_project:default project_id=108019 project_image_fid=212658]

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.

<h3>Live-work-play balance</h3>

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.

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.

alisonwarters@gmail.com

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

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<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>

<h2>Who pays Stamp Duty?</h2>

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.

<h2>How much does Stamp Duty cost?</h2>

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.

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!

Overall, the stamp duty you need to pay will depend on:

<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>

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Ellen Walker

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

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 20 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 22 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

<html><body>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of August 24. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.pdf" target="_blank" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM's Adelaide auction results for August 24 weekend

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All dominant regional property markets in South Australia are at the bottom of the house and unit property cycle according to Herron Todd White’s latest monthly report.
Southwest WA is at the start of a recovery while Alice Springs houses is in a declining market. Units in Alice springs though are a rising market.
In its capital city analysis Adelaide is at the Bottom of the cycle, Perth is at the peak and Darwin is rising.
<table style="width: 470px;" border="0" cellspacing="0" cellpadding="0">
<colgroup>
<col width="154">
<col>
<col>
<col>
<col span="2" width="234">
<col>
<col>
<col>
</colgroup>
<tbody>
<tr height="25">
<td height="25" width="622" colspan="3">Stage of property cycles in regional VIC/TAS</td>
</tr>
<tr height="20">
<td height="20">Region</td>
<td>Houses</td>
<td>Units</td>
</tr>
<tr height="20">
<td height="20">Adelaide</td>
<td>Bottom of market</td>
<td>Bottom of market</td>
</tr>
<tr height="20">
<td height="20">Adelaide hills</td>
<td>Bottom of market</td>
<td>Bottom of market</td>
</tr>
<tr height="20">
<td height="20">Barossa Valley</td>
<td>Bottom of market</td>
<td>Bottom of market</td>
</tr>
<tr height="20">
<td height="20">Iron Triangle</td>
<td>Bottom of market</td>
<td>Bottom of market</td>
</tr>
<tr height="20">
<td height="20">Mount Gambier</td>
<td>Bottom of market</td>
<td>Bottom of market</td>
</tr>
<tr height="20">
<td height="20">Riverland</td>
<td>Bottom of market</td>
<td>Bottom of market</td>
</tr>
<tr height="20">
<td height="20">Alice Springs</td>
<td>Declining market</td>
<td>Rising market</td>
</tr>
<tr height="20">
<td height="20">Darwin</td>
<td>Rising market</td>
<td>Rising market</td>
</tr>
<tr height="20">
<td height="20">Southwest WA</td>
<td>Start of recovery</td>
<td>Start of recovery</td>
</tr>
<tr height="20">
<td height="20">Perth</td>
<td>Peak of market</td>
<td>Peak of market</td>
</tr>
</tbody>
</table>
Source: Herron Todd White
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Investors advised Alice Springs house market is in decline, but units are rising: Herron Todd White

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RP Data publishes its ever-entertaining Daily Home Value Index, and the property market recovery is well underway, with all of the main capital cities swamped in a delightful sea of green text!
<img style="display: block; margin: 0px auto 10px; border: 4px solid #eeeeee; padding: 1px; max-width: 570px;" class="aligncenter" src="https://3.bp.blogspot.com/-uAOL7jiGbRE/UgJaoo2udSI/AAAAAAAAJ-Y/2VVBXu9Nr88/s1600/Adelaide060813.jpg">
Source: RP Data
Well, OK…not quite. Obviously, there’s one city there which is in the red and showing a horrible decline of 3.5% over the last quarter. That’s really, really not good.
The year-on-year prices in Adelaide will begin to show a worse result from next month, for the reported median home price in September 2012 was sitting comfortably above $430,000, some way higher than where it sits today.
Of course, 12 months is no sort of timescale upon which to judge a long-term property investment, but if a property market can’t demonstrate price growth when interest rates are plumbing the lowest levels in a generation, you’d have to be concerned for what might happen when the easing cycle reverses from its nadir.
Adelaide’s housing market has essentially done nothing since the beginning of 2008 and remains well below where it was in 2010. Meanwhile, Perth prices are up by 10.5% in a year, and in Sydney, dwelling prices are (literally) booming off the top of the chart.
<img style="display: block; margin: 0px auto 10px; border: 4px solid #eeeeee; padding: 1px; max-width: 570px;" class="aligncenter" src="https://4.bp.blogspot.com/-0XjAz0_3Hs8/UgJckhZ3IuI/AAAAAAAAJ-o/K445y0k_fqc/s1600/ADLRBA.gif">
In 2008, BHP Billiton’s completed its pre-feasibility study and set about planning a $30 billion expansion of its major Olympic Dam project.
So the theory went (although I’ve certainly never subscribed to it), South Australia was to be the number one state for property investors over the coming years.
You need to allow some time for these theories to be proven correct or otherwise, but it’s now August 2013 and the Adelaide housing market has barely budged in spite of the widespread availability of cheap credit.
It’s fine to be wrong, not that you’ll often hear market commentators admit to being so. We’re all wrong some of the time, after all.
For example, I’ve felt for some months that Commonwealth Bank (CBA) doesn’t justify the premium at which it is trading to its price-to-book together with a PE ratio of above 15, but the market had other ideas and the price has nevertheless remained above $72 to date. C’est la vie – I’m a long-term shareholder, so I’m happy enough.
In the property markets, I felt quietly confident that Melbourne’s established stock would see prices slide marginally in 2013, but it looks like I won’t be right there either. Such is life.
The answer to sometimes being wrong, of course, is to go back to basics and establish an investment plan for the long-term to ensure that you achieve your goals.
I’ve covered my stock market views many times here before, and resources stocks don’t play a big part for mine. In the real estate sphere, it means finding the cities where a massive and growing demand is outstripping a limited supply and where there is little land available for release (hint: that’s ain’t the distant suburbs of Adelaide; it’s inner-ring Sydney).  
 
<hr class="system-pagebreak">
In a past life I was the Group FC of a copper/gold resources company with mining operations in the Adelaide Hills of South Australia.
Even in our boardroom we had no genuine insight into the expansion plans of our South Australian mining counterparts as the BHP directors mulled over their capex plans at Lonsdale Street.
Just to reiterate: even industry insiders and the execs of other South Australian copper miners couldn’t be certain as to whether BHP’s planned expansion of Olympic Dam was going ahead – there are plenty of leaky vessels on the ASX, but our buddies at the good ship Broken Hill Proprietary are generally pretty water-tight.
So when property market commentators boldly blazed ahead and instructed us all that the Olympic Dam expansion was definitively all systems go well, that was completely and utterly bonkers.  
Of course, the promoters of South Australian property would say that there is more to the state than one mining project and that it would be wrong to down-play Adelaide’s prospects based solely upon the shelving of the Olympic Dam expansion. I couldn’t agree more – we should recognise the billions of dollar worth of other projects which got canned as well.
The Adelaide Advertiser reported that the cancellation of the $1 billion Arafura Resources rare earths project, the decision by Deepak Fertilisers to withdraw plans for an ammonia nitrate processing complex and the Olympic Dam deferral – “all potentially worth billions of dollars with major economic spin-offs” – were collectively a “major blow” to the Whyalla region.  
Whyalla mayor Jim Pollock said: “Arafura’s announcement is disappointing. I know our community is resilient but is hard to build confidence after major projects get deferred or scrapped.”  
If these projects were touted as the very reason to invest in a region when they were in the pipeline, then it should equally be acknowledged when they are cancelled (rather than completely glossed over or just simply never mentioned again, as seems to be the way in the world of property investment advice).
In spite of the projects which got wiped, some of the better prospects for the state probably are still at Whyalla.
In one suburb of Whyalla median prices have increased by around 15% since 2003, which is reportedly the “fastest rate of growth in the state”. Reports news.com.au:
<blockquote>“A pocket of residents in Whyalla has seen the value of their properties rise faster than any other area in the state in the past decade, new data shows. The median price of homes in Whyalla Stuart, in the western suburbs of the Eyre Peninsula town, has increased by 16.1 per cent since 2003, from $143,750, according to figures from analyst RP Data. That figure was closely followed by Findon – which is Adelaide’s fastest growing metropolitan suburb – as it saw a 15.8 per cent increase from $287,565 to $333,000.”</blockquote>
Investors could have done so much better than invest in Adelaide over the past half decade.  
 
<hr class="system-pagebreak">
Sadly, global sentiment has gone through a major reality check over the past 12 months and Dr. Copper doesn’t seem at all happy about life, so I wouldn’t be expecting copper/uranium mine expansions to come to the rescue when the copper spot is languishing at well below US$$3.20/lb.
The longer term outlook for copper may be bullish enough, but the majors won’t become enthused about copper again until the spot heads back towards US$4.50/lb.
Olympic Dam also produces gold and silver deposits, but the prices of those metals have been absolutely clobbered too.
<img style="display: block; margin: 0px auto 10px; border: 4px solid #eeeeee; padding: 1px; max-width: 570px;" class="aligncenter" src="https://www.kitconet.com/charts/metals/base/spot-copper-1y-Large.gif" width="400" height="253">
Source: kitco
On the plus side, with an ageing population in South Australia, the outlook is considerably brighter for the healthcare and social assistance sector, which employs the most heads in the state.  
Is Adelaide about to boom?
Well, the future is inherently uncertain and activity has reportedly picked up a little, but I wouldn’t think there is too much joy ahead for Adelaide. SQM’s Louis Christopher recently reported that supply appears to be meeting demand in the city, which is rarely a comment you hear immediately before prices take-off.
Adelaide property prices also aren’t likely to jump simply because they are cheaper than elsewhere.
While on the theme of SA mining, shares in Hillgrove Resources (HGO) are trading at under 10 cents to BHP Billiton’s $35, but that certainly doesn’t make HGO a superior investment to BHP – quite the opposite, in fact; HGO is cheap because demand for it is woeful and its immediate prospects are poor, for this is the way in which assets are priced.
To think that property prices will go up in a city merely because they are cheaper than those elsewhere is misguided.  
The population of the spacious South Australia is only expanding at a weak 15,500 persons per annum – as compared to a stonking 99,500 in Victoria, 93,000 in Queensland, 90,500 in New South Wales and 83,000 in Western Australia.
With land prices in Adelaide relatively cheap compared to Sydney, there doesn’t appear to be any good reason why the city can’t house its population in a reasonably affordable manner.  
I’ve seen nothing to alter the view which I formed in Australian property back in 2007 (in the decade prior to 2007, I was one of the many grateful beneficiaries of an outrageous British property boom): the best long-term prospects for Australian investors on a risk-adjusted basis have long been located in Sydney’s inner-ring suburbs.
The market for quality properties in Sydney’s inner-ring remains wretchedly tight and housing finance data shows that demand is booming with speculators snapping up well-located stock incredibly quickly – faster than anywhere else in the country.
Further, the population of the city increasing by around 60,000 persons per annum.
Economic growth? Employment growth? That’s all about Sydney right now, too.
Pete Wargent is the co-founder of <a href="https://allenwargent.com/" target="_blank">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com" target="_blank">blogger</a>.  His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank">Four Green Houses and a Red Hotel</a>' is released on 1 September 2013. 
This article originally appeared on <a href="https://propertyupdate.com.au/australias-worst-performing-capital-city-market/" target="_blank">PropertyUpdate</a>.
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The Adelaide property market is stagnating while other capitals flourish: Pete Wargent

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The Indaily independent news group and the Adelaide Advertiser today speculated that ousted prime minister Julia Gillard has dropped $1.8 million on a home in the Brighton beachside suburb of her native Adelaide. 
It comes with four bedrooms and a 12-person spa.
Local estate agent Phil Harris was coy on whether he sold the house to Gillard, telling the Advertiser he was unable to speak.
The Indaily contacted Gillard's office yesterday but they declined to comment.
The Advertiser have tweeted their intriguing conversation with Harris.
"I've heard rumours but I can't talk about it," he told the Adelaide Advertiser's property editor Tom Bowden.
"I know she's looking around at some properties down there, absolutely.
"I do know she's seriously looking along the coastline, but specifically that property I can't say.
"Has she approached us? I won't make a comment on that."
The paper was told by the home's agent that a contract had been signed on the property but Gillard's name doesn't appear.
"I don't know where that information has come from but it's definitely not Julia Gillard who has purchased the property."
Maybe it's in her mum's name, they speculate.
Last month <a target="_blank" href="https://www.propertyobserver.com.au/residential/julia-gillard-set-to-move-back-to-adelaide-but-not-leave-altona-imminently/2013071763394">Property Observer </a>noted the rumours that the former PM was heading back to Adelaide from her Melbourne base of Altona.
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Local papers tweet that Julia Gillard spends $1.8 million in hometown Adelaide

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The South Australian suburb Parkside is again the most searched for suburb around the nation, having held the position for the past six months, according to realestate.com.au.
South Australia dominates as the state most searched for, accounting for 50% of the top 10 most in demand suburbs.
“The proximity of Parkside to the city and the range and style of houses available continue to drive demand for property in the area,” says Anthony Toop of Toop and Toop Real Estate.
“Parkside is well located and caters to the modern needs of buyers.
“There are great schools in the area and new restaurants opening, it is a growing, cosmopolitan area that caters to a wide range of buyers,” says Toop.
South Australian Walkerville re-entered the list in third place, having slipped off in the March top 10.
Norwood, Aldgate and Kensington Gardens also made it onto the list.
Victoria’s Surrey Hills slotted into second place, having been listed in seventh place in the March report.
Toby Park from Hocking Stuart Balwyn put this down to Surrey Hills offering good schools and public transport.
“There are terrific schools in the area and it is close to a train line which is important.
“The suburb itself is relatively tightly held and purchasing in the area can be quite competitive,” says Parker.
Victoria’s Fitzroy North was a newcomer onto the list - ranking in seventh, as was Wantirna, taking out ninth place.
Oyster Bay was the most searched for suburb in New South Wales, but ranked eighth around the nation.
“Oyster Bay is a leafy bay area, where buyers can find a quieter lifestyle and escape, only 40 minutes from the city,” says Warren McCarthy of McGrath Real Estate.
“It has great local schools, a tight community and is close to public transport,” McCarthy says.
New South Wales’ Bondi was ranked tenth.
Australia’s hottest suburbs are as follows:
<ol>
<li>
<a href="/news">Parkside</a> (SA)</li>
<li>
<a href="/news">Surrey Hills</a> (VIC)</li>
<li>
<a href="/news">Walkerville</a> (SA)</li>
<li>
<a href="/news">Norwood</a> (SA)</li>
<li>
<a href="/news">Aldgate</a> (SA)</li>
<li>
<a href="/news">Kensington Gardens</a> (SA)</li>
<li>
<a href="/news">Fitzroy North</a> (VIC)</li>
<li>
<a href="/news">Oyster Bay</a> (NSW)</li>
<li>
<a href="/news">Wantirna</a> (VIC)</li>
<li><a href="/news">Bondi</a> (NSW)</li>
</ol>
Parkside is located within the Municipal of Unley, has a total population of 11,606.
Of that population 61.6% are employed, 30.1% are not in the labour force, 2.7% are unemployed and 5.6% are not started.
Median monthly home loan repayment of the suburbs population is $1,343 and a median weekly household income of $1,115.
The average household size is two (2).
Parkside is 2.4 kilometre’s form Adelaide’s city center. It is 1.63 kilometre’s squared in size.
Of the occupations, the major ones are professionals, managers and clerical and administrative workers.
Out of the dwellings in the suburb, 53.5% are separate house, 23.8% are semi-detached and 22.5% are flats/units/apartments.
Of the dwellings, 28.3% of them are fully owned, 32.5% are being purchased, 32.3% are rented, 1.9% other tenure and 4.9% are not started.
Within the market it is shown that;
The median house sale price of the suburb was $652,000, which was a change in median price of 10% to last year’s median, and has an average time on the market of 75.6 days.
Within the rental market of Parkside houses, the median asking rent was of $450, with an indicative gross rental yield of 3.6%. There has been a major increase in the median asking rent since 2008.
The unit market of Parkside has a median sale price of $470,000, a 6.8% change to last year median price, with an average 98.3 days on the market.
The median asking rent is $330, with an indicative gross rental yield of 3.7%. A considerable increase in rent was experienced between 2008 and 2011.
Of recent properties sold in the Parkside area, 11 Dunks Street Parkside (pictured below) sold for $771,000 on May 7th 2013, where it was only on the market for 10 days.
The property has four bedrooms and two bathrooms and is 200 square metres in size.
20 Scott Street, another property in Parkside’s leafy suburb, sold on May 2nd 2013 for $622,000. It was listed on the market for 46 days.
The property has three bedrooms, and the sharing of one bathroom, on a site of 512 square metres.
Previous sales of this property suggest that the value has appreciated. In February 2007 this same property was sold for $503,000 and listed for just only 14 days.
At 21 Leicester Street there was a May 6 sale for $570,000. It was listed on the market for 56 days.
The home has five bedrooms and two bathrooms, situated on a land size of 523 square metres. In 2009 the same property was sold for $600,000, suggesting depreciation in the price of the property has occured.
Currently on the market is an updated sandstone cottage located at 10 Scott Street Parkside, which has an asking price of between $670,000 - $720,000.
This property has three bedrooms, one bathroom and two living rooms with a lush backyard.
 
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Parkside, South Australia the most searched for suburb

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I’ve been touting the good solid prospects of Port Lincoln in South Australia for the past 2-3 years.  
It’s the sort of place I regard as heartland Australia. While all the political and economic focus rests on the big mines and the big cities, the farmers, fishermen and fibro dwellers in places like Port Lincoln are getting on with the business that keeps the national fires burning.  
It’s growing, it’s affordable and there are identifiable drivers of future capital gains.  
So it was gratifying – momentarily - to see the high level of growth reported in the latest Market Facts report from the Real Estate Institute of Australia. It records a 24% annual rise in the median house price and a 10% rise in the median unit price.  
But I wasn’t celebrating too hard, because I know how misleading statistics can be. As I so often tell readers, it pays not to place too much emphasis on one set of numbers, because another research source may tell a different story.  
Australian Property Monitors also records growth in Port Lincoln’s median house price, but nowhere near as high. APM says the Port Lincoln median has risen 8% in 12 months, helped by a 9% jump in the March Quarter. So a big difference in the numbers from the two sources, but both tell a story of growth.  
On the other hand, RP Data’s figures suggest no growth at all in the Port Lincoln median house price over the past 12 months, despite a 4% increase in the most recent quarter.  
To add to the confusion, there is wide disparity on price levels. The REIA says the median house price in Port Lincoln is $320,000, APM says $300,000 and RP Data reports $285,000.  
All we can tell you with certainty is that Port Lincoln is a key regional centre for South Australia’s Eyre Peninsula, a region which is assuming growing economic importance as mining ventures and associated infrastructure develop. Approval for an export port near Port Lincoln to service the emerging resources industry is a key event, as is the development of the town’s aquaculture industry.  
Port Lincoln markets itself as the seafood capital of Australia. Like most claims of this nature, there’s a degree of exaggeration and some element of truth. Port Lincoln is undoubtedly renowned for its fishing. The fishing industry is a cornerstone of the local economy, notably for tuna, rock lobster, prawns and whiting. The city claims to have Australia’s largest commercial fishing fleet.  
Other significant factors in the local economy include the huge grain-handling silos which have a total capacity of 340,000 tonnes, as well as canning and fish-processing plants, sheep and cattle. Port Lincoln has a natural deepwater harbour that makes it attractive to large bulk grain carriers.  
The Port Lincoln region has a significant wine industry and tourism is another key component of the local economy. The town is located near 60,000 hectares of national parks and 250 bird species have been recorded in the area.  
The gradual emergence of iron ore mining on the peninsula promises to add another major element. These are not the mega projects that happen in Western Australia but there are several of them and they entail thousands of jobs and the prospects of the first new port in South Australia to allow direct loading for Cape-size vessels.  
Oil exploration in the Great Australian Bight by BP and others may in time bring more economic activity to the region.  
All of that has inspired plans for some big property developments, including a $300 million mixed-use projects with homes, commercial elements and a new base for the local fishing fleet.  
So, regardless of which set of statistics correctly describes the current market in Port Lincoln, I feel confident there’s plenty of growth to come.  
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>
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The future looks bright for Port Lincoln: Terry Ryder

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Back in January 2013 I wrote <a target="_blank" href="https://propertyspectator.blogspot.com.au/2013/01/arckaringa-basin-oil-discovery">(article found here)</a> about the Arckaringa Basin area of South Australia from a property investment opportunity perspective.
Whilst I am not a micro-markets writer typically – I prefer to write on trends, techniques, and experience-based content pieces – I did take particular interest in this massive expanse of a region. This was in light of major breaking news earlier in January about the confirmed discovery of shale rock under the ground, in very large volumes.
With shale oil production ramping up globally, as the cost of traditional oil per barrel increases to be either on par with historically ‘expensive’ shale oil, it is clear that shale oil discoveries around the world will become significant mining and production sites.
In fact, you need look no further than northern USA (the Dakotas, Wyoming, etc) and southern Canada (Saskatchewan). Historically shale rock was difficult and expensive to extract, and equally challenging to refine into oil. Technological advancement has brought these costs down, whilst all the while, the price of regular oil has been sharply increasing due to the finite nature of the resource and increased global demand.
So with the discoveries in South Australia – and I use plural because over the past couple of years, multiple sites have been discovered and are now collectively referred to as the ‘Arckaringa Basin’ – there has been much talk since January about the dawning of a new age of the mining sector in Australia. The region is sizeable, it is roughly the land size equivalent of Poland, with shale rock deposits dotted throughout the area.
<img height="203" width="470" src="/images/stories/2013/06/mcevoyjune12one.png" alt="mcevoyjune12one">
The Arckaringa Basin Area is about the size of Poland.
As most readers would be aware of, even without these discoveries, the mining sector for other minerals and resources outside of shale oil in Australia is in incredibly great shape.
Though there has been a mild stalling in profits and productivity posted (and forecasted) from the mining sector, the overall long term outlook is very positive indeed. Arckaringa, if realised properly, will only add to this strength.
So what role does property investment play in the Arckaringa region? And what are the risks in investing in residential real estate in this region?
Well, on the first question, when I wrote about five months ago on the state of the residential property market there, I did identify – from a pure property-investor/buyer ‘numbers’-based mindset – immediate opportunity. By that, I mean that rental return achievable in proportion to the outlay cost of purchasing a property there, was very significant:
-          The kinds of double-digit returns achievable was comparable to the 2009-2011 era of US residential property markets. We are talking rental returns of 20-30% and upwards. -          Due to the very accessible cost of procuring tenant-ready properties there in comparison to capital city markets (we are talking 5-digit property costs versus 6-digit/half-a-million-dollar property costs), this means that two kinds of investment structures could be feasibly considered: A) ‘Cash-on-cash’ investments whereby no mortgage is needed for the initial outlay, due to the very affordable entry-rate of purchasing property, and instant monthly rental return achieved due. B) The more traditional mortgage-secured investment property structure. Securing even a 70/30 LVR (Loan to Value Ratio) loan would make for minimal risk/outlay, and maximum positively geared return.
This all sounds pretty great, right?
 
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As mentioned last time though, this area is very high risk, and not for faint-hearted. With no personal investment experience there myself, I cannot commentate on the actual success of investing there, though I believe that it would be a very high-risk and high-maintenance location to invest in residential property.
<img height="115" width="470" src="/images/stories/2013/06/mcevoyjune12two.png" alt="mcevoyjune12two">
Residential property in the Arckaringa Basin is mostly partially underground to minimise extreme heat outdoor conditions.
I am conscious that I intended today’s piece as a follow-up to January’s article, yet all I seem to have done is re-cap it.
Well, in the five months since, I’ve kept a casual eye on the investment property market in the major townships within the Arckaringa region. Here are some of my observations. As mentioned, I am not an expert on the region and can only claim to have a fleeting interest, but here is my view of the state of the market, risks, and opportunities:
Sales volumes on the up, but this doesn’t mean much:
Actual volume of property sales seems to have picked up in the last six months, compared to the six months before that. Using sales volume data from REA group, I can confirm that there were about 25% more residential properties purchased in the townships-regions in the last six months compared to the six months before that.
However, when dealing in such low-volume sales-data pools (these aren’t cities of millions of people and hundreds of thousands of dwellings, of which we can get reliable trended data, these are towns of perhaps only a dozen or less available properties for sale at any one moment), this data is neither conclusive nor even dependable as viewing it as a reflection of any real market sales ‘growth’.
Residential properties in the region now being more ‘investor’ targeted in their marketing:
What is more reliable that small-sales-pool volume data, is this: When looking at the volume of available properties for sale now compared to six months ago, the ‘marketing speak’ in the sales information on each property listing on both Domain and RealEstate.com.au is significantly different.
Where sales-speak six months ago was focused on language around ‘affordable’, or ‘keeps cool being semi-dugout underground’ or ‘close to town and employment centres’, and other such dwelling-specific rhetoric, most of the Coober Pedy and other Arckaringa regional towns noted <a target="_blank" href="https://propertyspectator.blogspot.com.au/2013/01/arckaringa-basin-oil-discovery">here</a> are now being heavily marketed as being very ‘investor friendly’, indicating that agents in the areas feel strongly enough that the mining industry growth will be reliable enough to sustain property investment growth, and soon.
Whilst sales agents are chiefly interested in just that, getting a sale over the line, we can sometimes also rely on sales agents to have more precise knowledge of their postcode regions than us outsiders ever could. 
Feasibility of regional growth occurring any time soon:
Beyond the property investment element of Arckaringa though, I’ve also been reading articles from several news sources questioning and criticising the viability of getting shale rock mining projects off the ground in the foreseeable future. There are a number of economic, political, and environmental issues cited as being barriers to getting the region to ‘take off’ any time soon.
Investors should be wary not to get caught up in the excitement of the ‘gold rush boom’ effect usually associated with the pending rapid growth of a mining town, as this could lead to disappointment when no dramatic improvements are seen in your desired time scales. 
But this may not be such a bad thing for longer term ‘buy and hold’ strategic property investors:
So it may take a bit longer to see any real capital growth in the region – fine – as long as it is assured that it will occur at some point in the ‘feasible’ future (say the next 5-10 years), if, and only if, property can be sourced that remains very cash-flow-positive over this 5-10 year period.
What I am suggesting is that if it is a low entry point/low-risk purchase, and though it does not show any capital growth over the next few years, if the rent more than covers the expenses and that cash-flow.
The same usual ‘mining town high risks’ apply to Arckaringa, but with even more than usual:
Back on the negative front now, all of the risks associated with any mining town investment property purchase exist in Arckaringa, but unfortunately with an added bunch of additional worrisome risks. This area is not for the faint-hearted investor. Such additional risks are as follows:
-          This area is one of the most remote, inaccessible, and infrastructure-lacking areas of Australia! Getting a busted pipe or leaking tap fixed there is a nightmare. The maintenance costs will be quite extortionate -          Similarly, property management in these towns is very tough, with several of them not even possessing the infrastructure of having a real estate agency in town itself. This means that property managers are usually based as far away as Adelaide, and manage remotely. This adds additional risk to projects -          Tenant quality appears to be very poor. I’ve been reading several blogs and forums on this area from people who already hold residential property there, and tenant quality is a challenge
In the future I will continue to check in on this area with increasing interest and report any further noteworthy observations. My view is that the area certainly does have potential, and those with the appropriate risk profile could do very well here, however for those property investors starting out, a high-yielding property buy here would not be advisable.
Seasoned and established investors who have had a few years’ experience would be better equipped to handle the volatility and management challenge that is holding property in the Arckaringa Basin region.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" rel="nofollow" target="_blank">Property Correspondent.</a>  
 
 
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Mining town high risks apply to Arckaringa, but even more than usual: Cameron McEvoy

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The Adelaide residential property market reached the bottom of the cycle in the second half of 2012, according to property valuers Herron Todd White.
Since that time, HTW says there has only been minimal improvement to property values overall, which is somewhat expected given the uncertainty surrounding current economic conditions, both locally and federally.
HTW believes that Adelaide’s property market will gradually recover over the next few years.
The firm believes that the average potential buyer is more conservative and reluctant to commit to any further financial pressure, due to job security and the cost of living expenses.
Also contributing to people’s reluctance to commit to major financial decisions is the federal election later this year and the state election in March next year. 
“Especially as it is speculated that both federal and state will see a change of government – this usually occurs in the lead up to an election but is expected to be somewhat offset by an increase of activity once the vote has been finalised whatever the outcome.”
The firm says the recent reduction in interest rates was welcomed, however they believe many will use their current position to increase savings and pay back debt rather than add to any existing debt overall.
Herrod Todd White believe that the suburbs closer to the city will be the ones to improve in value first and show the best growth.
This growth will be driven by upgraders looking to move into more desirable suburbs, while also taking advantage of the price corrections that occurred over 2011 and 2012.
“Well located and appointed dwellings are selling fairly quickly within many of these suburbs when priced to meet the market, however there currently exists numerous factors holding back this market sector.
“These include there being limited stock coming onto the market so many potential buyers just can’t find what they are looking for.
“With limited properties on the market buyers often find it harder to make decisions because they can’t directly compare properties; difficult selling conditions mean that many upgraders are worried about selling their own properties and therefor choosing not to act; and with less potential buyers looking, or should we say, with less potential buyers willing to actually commit there is not enough competition between buyers in the current market to push up prices just yet.”
HTW says the recent interest rate cut may improve this situation a little but mostly it will just be time that improves Adelaide’s residential property market.
“If we roughly divide this market into two price brackets, we suggest $400,000 to $750,000 will secure an older detached three-bedroom, one- to two-bathroom dwelling or a newer (often attached) dwelling on a smaller allotment around seven to twelve kilometres from the city.
“Or $750,000 to $1.2 million for an older character three to four-bedroom, one- to two-bathroom detached dwelling or a newer dwelling (potentially attached) on a smaller allotment up to seven kilometres from the city or located within beachside suburbs.
The firm says properties that are better located and close to established and popular amenities have the best potential for capital gains.
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Time will improve Adelaide's property market as uncertainty around economic conditions linger: Herron Todd White

<html><body>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of May 4. <a style="font-size: 14px;" target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.pdf" rel="nofollow">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Adelaide auction results for May 4 weekend

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Expectations for the Adelaide housing market appear modest at best following the RBA’s assistant governor’s Christopher Kent's comment last month that this market has been “quite flat for a few years”.
The latest Australian Property Monitors (APM) data has Adelaide house prices up 0.4% over the year to January with units down 5.2%.
Both dwelling types recorded gains of 1.5% over the January quarter with a median house price of $438,000 and a median unit price of $276,000.
“The Adelaide housing market can look forward to modest price growth for 2013, with all indicators pointing to a slight improvement,” says APM in its latest report.
Other APM indicators also suggest the Adelaide market is heading in the right direction with average days on market reducing from 150 days a year ago to 136 as of February 2013, although the long-term average is 110 days.
The average discount required to sell a property has also reduced from 8.2% to 7.1% and is approaching a long-term average of 6.6%.
According to APM, there are 12,000 properties listed for sale in Adelaide, 7% less than a year ago but 13.5% higher than the long-term trend.
“Low interest rates will activate the Adelaide housing market through 2012, although activity levels and prices growth will be modest,” says APM.
“This is consistent with Adelaide’s house price cycle which is typically less volatile than the other major capitals.”
“Local economic performance may provide a continuing brake on housing market activity, with the latest ABS unemployment data reporting an Adelaide January unemployment rate of 6.7% – clearly the highest of all the major capitals and nearly a percent higher than the rate recorded over January 2012.”
In a further sign of future pick-up, February ABS building approval figures show a 23% lift in South Australian dwelling approvals.
“The strong result took the number of approvals to the highest monthly tally in over eighteen months. Hopefully this is a sign that the state may be emerging from the cyclical low,” said the HIA’s Geordan Murray.
 
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Richard Thwaites, principal of the Kensington office for LJ Hooker, says the Adelaide market is on a "fairly level plain" but properties are selling.
“We had 12 registered bidders at an auction in <a target="_blank" href="/news">Gilberton</a> and 7 for a property in <a target="_blank" href="/news">Rose Park</a> - both lower to middle-end properties," he tells Property Observer.
“Both properties sold over the initial reserve price.”
Thwaites says there are people in the market place buying, but it is price sensitive.
“Anyone who wants yesterday’s prices won’t sell,” he says.
He also notes investor appetite, due to people being wary of super and wanting a “second bite of the cherry”.
Closer to the CBD always perennial always a market, there are buyers, but being circumspect as to how much they will spend.
He says there are also a number of people looking to upgrade as families.
“They don’t want to travel too far to go to school, but they are not selling before they buy.
At the upper end of the market ($1.5 million plus), the perception is that there is no rush to buy.
Thwaites says the sentiment is: “If I miss out on this one, I won’t get caught out by price. Prices won’t jump 10%.”
In its latest April market wrap, valuers Herron Todd White reports that the Adelaide residential market is “not really moving in any direction” and says it could be in for an “extended period of flat-lining”.
On a more positive note, HTW says that property values appear to have reached the bottom of the cycle and now are holding fairly steady. 
“Houses are being bought and sold but transaction volumes remain low while it appears that more people are currently looking or showing interest in residential property than there has been for a couple of years, there is still a reluctance to actually act,” says HTW.
HTW speculates that the overall lack of market activity is holding back upgraders over concerns they may not be able to sell their existing home or that they may have to sell for less money than they think their house is worth or in fact less than they paid.
“We believe that second and third home owners are probably the most active in the market at the moment.
“With property more affordable than at its peak late in 2010, there are those looking to take advantage of the situation and are currently looking to upgrade to larger dwellings or relocate into more desirable suburbs.
“Prestige property also appears to be selling quite well once released to market and with recent price corrections can offer very good value for money.
“Currently first home buyers do not appear to be very active and this may be due to concerns over job security, cost of living and general uncertainty.”
 
 
 
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