<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

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{yoogallery src=[images/stories/august2myrtle]}
24 Cross Road, <a target="_blank" title="Myrtle Bank" href="/news">Myrtle Bank</a>, SA, 5064
This period bluestone house on 3,120 square metres features old-world charm and features such as a conservatory, music room, cellar and lilypad-filled pond. It also includes modern amenities such as split-system heating and cooling, a heated in-ground pool and up-to-date Smeg and Miele appliances in the kitchen. The four-bedroom, two-bathroom house is being sold by <a target="_blank" title="Klemich" href="https://www.klemich.com.au/view.php?OID=2783411">Klemich</a> agent Judy Morris with price hopes of $2.55 million plus. 
 
{module 238}
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cknowlton-QnEa6ntUYP

Bluestone elegance in Myrtle Bank

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{yoogallery src=[images/stories/july18mountbarker]}
24 Old Mount Barker Road, Crafers, SA, 5152
This 1917 country mansion is full of space and period detail. Within walking distance to Stirling Village, the seven-bedroom, four-bathroom house has more than 450 square metres of living space and sympathetically updated old-school charm. The house features 3,300 square metres of English-style gardens, five open fireplaces, an inground solar-heated swimming pool and an extensive wine cellar. It is being sold by <a href="https://www.jamespartners.com.au/Index.cfm?MenuItemID=19675&amp;subject=Home" target="_blank" title="James Partners">First National James Partners</a> agent Chris Robson with hopes of $2.35 million.
 
{module 238}
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Historic sandstone mansion in Crafers

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Investors casting their eye over Adelaide should hold off for at least another 12 months, according to CBRE’s assessment of the South Australian market.
Sam Reilly, CBRE’s global research and consulting manager, says the short-term forecast remains subdued due to a “lower than national average population growth and declining activity in the construction sector”.
Despite the poor outlook over the next six to 12 months, some parts of the Adelaide market have shown signs of growth at a time when the rental vacancy rate is 0.9% - the lowest in the country.
In comparison, the Sydney vacancy rate is 1.4% and it is 1.7% in Canberra.
According to Melissa Gow, CBRE’s director of valuation and advisory services, South Australia’s temporary position on the wrong side of the two-speed national economy is being mirrored in its residential market which is in a phase of cyclical contraction, with interest rate movements likely to determine capital value trends over the next 12 months.
However, Gow says a prolonged period of low vacancy could result in renewed interest from investors as upward pressure is placed on rents.
More positive long-term forecasts for the South Australian residential market are being driven by the “ripple effect” of substantial resource projects once they begin production.
“Noteworthy projects such as the expansion of Olympic Dam are expected to have a flow-on effect on employment and infrastructure spending in the state,” says Reilly.
The heritage suburb of Maylands, 4 kilometres north-east of the Adelaide CBD, has outperformed every other Adelaide suburb to record annual capital growth of 14.1% and a median price of $708,000.
More affordable suburbs that have also recorded impressive capital growth of 12.8% and 12.3% respectively are West Croydon and Virginia, with median house prices under $480,000.
The western suburb of Findon has the strongest units market in Adelaide, posting capital growth of 16.6% and a median value of $311,000, followed by St Mary’s, a suburb just south of the CBD, where prices have risen 14.7% over the last 12 months to a median value of $239,000.
While there have been reasonable price gains across all price brackets, the cheapest quartile experienced the biggest decline in house prices – most notably, the outer northern suburbs of Elizabeth Downs and Elizabeth North where median prices decline 5.7% and 4.7% respectively.
The tightest vacancy rates are in Adelaide North (0.49%), the residential zone situated north of the River Torrens and within the Adelaide Park Lands, followed by the CBD and inner-north suburbs (0.79%).
The withdrawal of the booted first home owner grant has contributed to drop in demand for houses under $500,000.
Limited price growth is expected for properties priced between $500,000 and $1 million due to affordability and interest rate sensitivities in the price range.
Homes above $1 million are undergoing a more significant price correction with lower demand and longer selling periods.
In the prestige market above $2 million there has been a general slow-down in buying activity. According to CBRE, homes in this price range need to be reasonably priced to attract buyer interest.
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lschlesinger-FZcF9M3vE6

Adelaide investor prospects subdued for now

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{yoogallery src=[images/stories/june26oldecoach]}
6 Olde Coach Lane, Glen Osmond, SA, 5064
On the market for the first time since it was build in 1995, this neo-Georgian residence is luxuriously appointed and adjacent to Seymour College. The three-bedroom, three-bathroom house on a 615-square metre block offeres a marble fireplace with gas fire perfect for winter, manicured gardens, a separate study with built-in desk and storage and an upstairs balcony with lovely views. It is being marketed by <a target="_blank" title="Top&amp;Too[" href="https://www.toop.com.au/fulldetails.asp?refid=6OLDECGLE0A&amp;startat=0&amp;recno=1&amp;suburb=glen+osmond&amp;surround=&amp;fromprice=&amp;toprice=&amp;bedrooms=&amp;bathrooms=&amp;carports=&amp;keyword=&amp;tenniscourt=&amp;ipix=&amp;investment=&amp;pool=&amp;new=&amp;PropertyTypeID=&amp;LandSizeID=&amp;howmany=10&amp;PropertyStyleID=&amp;view=&amp;sort=suburb&amp;action=submit&amp;area=&amp;checkdom=&amp;from=&amp;video=">Toop&amp;Toop</a> agents Tim Thredgold and Stephanie Williams, with a price expectation of $1,795,000 plus. The property goes to auction on Friday, July 1 at 11am. 
 
 
{module 238}
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Elegant neo-Georgian in Glen Osmond

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{yoogallery src=[images/stories/june26greenhill]}
116/220 Greenhill Road, Eastwood, SA, 5063
This three-bedroom, two-bathroom sub-penthouse in the Air apartment complex offers sophisticated modern living. The wrap-around balcony and floor-to-ceiling windows offer beautiful views across Adelaide CBD, and the property comes with an unusual six car parks. On one level, the sub-penthouse has a kitchen with Miele appliances, polished floorboards and sophistication in spades. It is being sold through <a target="_blank" title="Toop&amp;Toop" href="https://www.toop.com.au/fulldetails.asp?refid=116220EAS0A&amp;startat=0&amp;recno=0&amp;suburb=&amp;surround=&amp;fromprice=1500000&amp;toprice=&amp;bedrooms=&amp;bathrooms=&amp;carports=&amp;keyword=&amp;tenniscourt=&amp;ipix=&amp;investment=&amp;pool=&amp;new=&amp;PropertyTypeID=&amp;LandSizeID=&amp;howmany=10&amp;PropertyStyleID=&amp;view=&amp;sort=suburb&amp;action=submit&amp;area=&amp;checkdom=&amp;from=&amp;video=">Toop&amp;Toop</a> agents John Williams and Stephanie Williams, with price hopes of $1.7 million plus. 
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Luxurious sub-penthouse in Eastwood

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{yoogallery src=[images/stories/june23southaustralia]}
63 and 67 155 Brebner Drive, West Lakes, SA, 5021
The penthouse and subpenthouse of a luxury development in West Lakes offer a perfect position, stunning features and fittings and opulence in spades. The penthouse has threebedrooms and a study, and the sub-penthouse has three bedrooms. Both feature marble bathrooms and huge home theatre rooms (the penthouse home theatre room comes with a built-in bar). The master ensuites in each features a sauna and spa. They are being sold by<a target="_blank" title="LJ Hooker West Lakes" href="https://www.ljhooker.com.au/westlakes"> LJ Hooker West Lakes </a>agent Justin Peters with a price expectations starting at $3.2 million.
 
 
 
{module 238}
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Castles in the sky in West Lakes

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The Adelaide Hills region has emerged as one of the most resilient top-end property markets in Australia, with property prices increasing by more than 10% over the past 12 months.
The region has defied the current national trend, as 20% of the most expensive capital city suburbs recorded a fall in values of 5.4% during the 12 months to April 2011.
It compares with a 0.5% fall at the most affordable end and 0.9% decline across the broad middle 60% of the market, according to the latest RP Data Weekly Property Pulse.
Houses in the Adelaide Hills continue to change hands with the median price a historic high of $600,000, with 63 sales recorded during the March quarter.
Adelaide Hills’ attraction for home buyers is its relatively close proximity to the Adelaide CBD (a 30- to 40-minute commute), but it is still outside the “rough and tumble of city life”, according to RP Data research analyst Cameron Kusher.
“The Adelaide Hills has done a good job attracting people to the market who are willing pay higher prices,” Kusher tells Property Observer.
Kusher says the town of Gawler, 40 kilometres north of Adelaide, has also benefited from a growing population as well as its close proximity to the Barossa Valley wine region.
House prices in Gawler remain at their historic median highs at $344,500, up 9% on the year. Ninety-six homes were sold in Gawker during the first three months of the 2011, according to RP Data.
<a href="https://www.propertyobserver.com.au/images/stories/rpjune15large.jpg" title="Click to enlarge" rel="shadowbox"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/stories/rpdatajune15.jpg"></a>
Gawler, Adelaide Hills and the northern Adelaide suburb of Salisbury (median house price of $317,000, prices up 2.3%) have all outperformed the overall Adelaide market, where median prices are down 2.1% over the year.
“In these regions, the Government has provided decent level of amenities, the populations are growing and they have lifestyle appeal,” Kusher says.
These three Adelaide growth spots are joined by the greater western Sydney municipalities of Blacktown, Campbelltown and Liverpool, which have not experienced price declines over the quarter and where prices remain at or near-historic highs.
Kusher says affordability is the issue driving the strength of these traditionally unfashionable markets: “People have realised if you want to get into the market, you need to move out to these regions.”
At the other end of the scale, some of the country’s most prestigious markets have experienced the biggest declines, with Mosman Park in Perth down 43% from its median peak price and down 3.8% for the year. Houses in Mosman Park at their peak were valued at just under $2.2 million. The current median price is $1.25 million based on a very limited turnover of just 14 sales for the period.
Other prestigious markets where house prices have declined significantly from historic highs include the Perth beachside suburb of Cottesloe (down 21.6% to $2.05 million), Woollahara in Sydney’s eastern suburbs (down 18.5% to $1.84 million) and Mosman on the Sydney north shore (down 21.8% to $2.2 million)
Houses in the Melbourne local government area are currently down 27.6% from their peak, trading at $742,500 from a peak of $1.03 million in December 2010.
Kusher says the premium sector is being impacted by a “perfect storm of forces such as consumer conservatism, higher interest rates, poorly performing equities markets (both in Australia and nationally), unstable global economic conditions and lower levels of business and consumer confidence”.
Lower-than-normal turnover has contributed to the decline in medians in prestige suburbs across the country.
The most expensive local market where house prices have remained at historic highs is Botany Bay in Sydney. Median house prices stand at $850,000, but just 27 homes changed hands over the quarter.
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Adelaide Hills are alive with the sound of money

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First-home buyers in South Australia will receive less assistance from the State Government from 2012, when the first home bonus grant is halved.
From July 1, 2012, the first home bonus grant, which is currently $8,000, will be cut to $4,000 and will be abolished entirely on 1 July 2013, state treasurer Jack Snelling announced in the 2011-12 State Budget.
The bonus grant was introduced on June 5, 2008.
Snelling says the bonus had the unintentional effect of driving up prices for entry-level homes.
The $7,000 first-home owner’s grant remains in place for the purchase of homes valued under $575,000
Snelling says he is confident the boost will not have a negative impact on the housing sector.
"I am confident that by then (2013) we will be seeing a fair bit of recovery in the property market.
"I think that by doing it this way we might bring a bit of activity forward,” he says.
"That money I would prefer to be spending in areas of most need. I don't think the first-home owner’s bonus does much for housing affordability,” he says.
The phasing out of the bonus grant will save the State Government $3.8 million in 2012-13 and $9.5 million in 2014-15.
The Property Council of Australia, while acknowledging the stark fiscal and political realities, expressed disappointment at property taxes not being addressed, calling them the “elephant in the room”. 
Nathan Paine, executive director of the Property Council’s South Australia division, says it looks forward to working with the State Government “in pursuit of an equitable, efficient and reliable tax system that helps us unleash the state’s pent-up economic potential”.
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First-home buyer boost to end in SA

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A moderate rise in property prices, increased investor interest and a possible increase in rents close to transport hubs are the medium-term expectations for Seaford, South Australia, where a new railway extension that will link the suburb directly to the city is under construction.
The $291.2 million Seaford railway extension, announced in the May 2009 Federal Budget, is due to be completed in 2013. It will add 5.7 kilometres of track joining the current end-of-line stop, Noarlunga, to the Seaford District Centre with a stop in between at Seaford Meadows. Park-and-ride facilities will be available at both new stations, and 372 daily buses will service the Seaford District Centre.
In addition to the extension, a project is currently underway to electrify (from diesel) and re-sleeper the existing Adelaide-to-Noarlunga line, which, according to a spokesperson for the project, will result in quieter, more environmentally friendly trains.
Construction of the extension is due to be completed in August 2012. The project will then be handed over to the government for testing. Passenger services are due to begin running in 2013.
About 36kms from the Adelaide CBD, Seaford is a middle-class neighbourhood where many commute to the city or surrounding economic hubs for work. The new train line will mean an express journey from Seaford to Adelaide will take 35 minutes, 50 minutes on a normal service.
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/seafordlarge.jpg"><img src="/images/stories/seafordsmall.jpg"></a>
Photograph courtesy of the Department fro Transport, Energy and Infrastructure.
Values holding steady
To date the announcement and commencement of the project have not had a great impact on Seaford property values – depending on which statistics you believe.
Statistics gathered by WBP Property Group reveal that house prices in the postal code have followed the trend of the greater metro area, which is flat at present.
Median house prices for Seaford (postcode 5169)
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" width="225">
Mid 2009
</td>
<td valign="top" width="208">
$325,000
</td>
</tr>
<tr>
<td valign="top" width="225">
Mid 2010
</td>
<td valign="top" width="208">
$345,000
</td>
</tr>
<tr>
<td valign="top" width="225">
Mid 2011
</td>
<td valign="top" width="208">
$335,000
</td>
</tr>
</tbody></table>
Source: WBP Property Group
Bart Quinn, state manager for SA of WBP, says the outer Adelaide suburbs are particularly flat, “with agents reporting price falls of up to 10% in some suburbs”.
“This project will add to the overall amenity of the Seaford area, however, I expect prices will remain flat over the short to medium term,” he tells Property Observer.
A similar story is told by figures obtained from the Real Estate institute of South Australia:
Median house prices for Seaford
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" width="205">
 
</td>
<td valign="top" width="205">
No of sales
</td>
<td valign="top" width="205">
Median price
</td>
</tr>
<tr>
<td valign="top" width="205">
First Quarter, 2010
</td>
<td valign="top" width="205">
20
</td>
<td valign="top" width="205">
$321,000
</td>
</tr>
<tr>
<td valign="top" width="205">
First Quarter, 2011
</td>
<td valign="top" width="205">
17
</td>
<td valign="top" width="205">
$335,000
</td>
</tr>
</tbody></table>
Source: REISA
REISA reported 0.49% growth in Adelaide house prices in the first quarter of 2011, taking the median house price to $410,000. Over the 12 months to March 2011 house prices increased by 1.23%. Statewide, house prices increased by a modest 0.14% during the first three months of the year and 2.99% during the 12 months to March 2011, with the median state house price at $379,000.
However, RP Data statistics paint a different picture, suggesting the project is already having an impact on house prices.
Median sale prices for Seaford houses
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" width="205">
Month
</td>
<td valign="top" width="205">
Median price
</td>
</tr>
<tr>
<td valign="top" width="205">
Jan 2010
</td>
<td valign="top" width="205">
$311,500
</td>
</tr>
<tr>
<td valign="top" width="205">
Dec 2010
</td>
<td valign="top" width="205">
$338,750
</td>
</tr>
<tr>
<td valign="top" width="205">
Jan 2011
</td>
<td valign="top" width="205">
$338,750
</td>
</tr>
<tr>
<td valign="top" width="205">
Feb 2011
</td>
<td valign="top" width="205">
$337,000
</td>
</tr>
<tr>
<td valign="top" width="205">
March 2011
</td>
<td valign="top" width="205">
$350,000
</td>
</tr>
<tr>
<td valign="top" width="205">
April 2011
</td>
<td valign="top" width="205">
$350,000
</td>
</tr>
</tbody></table>
Source: RP Data
According to RP Data, the median price of a house in Seaford hovered around the $300,000 mark up until the end of 2009.
During 2010, when construction of the railway line extension began, house prices started to rise steadily, and by the end of the year the median price was more than 10% higher, at $339,000. Prices have jumped again in the first few months of 2011, with RP Data putting the median price at the end of April at $350,000. Average weekly rent is $180. According to RP Data, Adelaide house prices grew by 2% in the 12 months to January 2011.
A search across realestate.com.au shows just 33 houses for sale in Seaford, ranging from $299,000 for a two-bedroom, one-bathroom house to $399,000 for a three-bedroom, two-bathroom property, marketed by the agent as an investment property.
Investor opportunity
Quinn says recent reports from local agents indicate an increase in investor enquiry about the Seaford area.
“Experience shows that interstate investors often demonstrate greater interest in new infrastructure project than local residents. This is probably because local residents are unlikely to sell an existing home simply to take advantage of new infrastructure development in a nearby area,” he says.
As a result, he does not expect a dramatic increase in buyer activity, and says the extension is not likely to greatly impact values in Seaford and Seaford Meadows.
However, investors looking to leverage off the railway extension may find good opportunities if they pick up properties for a good price close to the two proposed stations.
Quinn says rental costs for these properties might increase over the long term. Greg Nybo, president of the Real Estate Institute of South Australia, says Seaford will benefit from the transport infrastructure and applauds the railway project currently underway.
“Anything from transport point of view is a good thing. The southern suburbs are ever expanding. As the population goes up, there is a greater need for improved transport services,” he says.
He says people in the community are excitedly awaiting the arrival of the train: “With fuel costs rising, they are looking for an economical manner to get to work.”
As for house prices, he says all major infrastructure projects help, as they make an area more attractive, but as with all property, it’s about supply and demand.
Agents optimistic
Agents operating in the area expect the project to make Seaford more attractive and bring in buyers 
Kerri Cook, property management and selling principle at Ray White Seaford, says there is strong interest in land around Seaford Meadows and also interest in nearby Aldinger Beach.
“We are quite excited about the development. Prospective buyers are being more proactive with properties coming up in the area,” she says.
“I expect more people will look to move south. Previously it has been considered too far. A journey into the city on public transport would take about an hour. The train will cut this down to about 35 minutes.”
Sentiments from Andrew Koukourou, principal at Century21 South Coast, reflect the available data: “The market is fairly flat, but there is lot of talk. I come across people all time who are talking about it in a positive light.
Koukourou expects the new line will have a positive impact on prices: “Once it is launched, the train line will be electric, efficient and quite an economical method of transport.”
But Quinn warns investors to tread cautiously: “Selecting real estate on the basis of proposed infrastructure development is speculative and can be risky.”
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Latest South Australia Property News

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

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

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