Avant Townhomes is adding to Ivanhoe’s family-sized housing options with <a href="https://www.apartments.com.au/new-townhouses/three-82-ivanhoe-382-upper-heidelberg-road-ivanhoe-vic-3079">Three 82</a>, a collection of just 16 four-bedroom townhomes on Upper Heidelberg Road.

The <a href="https://www.apartments.com.au/developers/intrapac-property">Intrapac Property</a> townhome division has taken a contemporary approach to the traditional family home, pairing larger floorplans with the lower-maintenance format of a townhouse.

[smartcode_project:default project_id=152069 project_image_fid=374394]

Designed by <a href="https://www.apartments.com.au/architects/arcadia-studio">Arcadia</a>, with landscaping by Landsite, the homes feature generous open-plan living and dining areas that connect directly to outdoor spaces, with layouts also designed to maximise natural light and privacy.

Natural stone is used throughout the interiors, including in kitchens that pair stone surfaces with bespoke cabinetry, considered storage and SMEG appliances.

The four-bedroom layouts include built-in wardrobes and a main bedroom with its own ensuite, while family bathrooms service the additional bedrooms. Each home also includes a lock-up double garage and intercom entry.

[smartcode_project:default project_id=152069 project_image_fid=374399]

Energy efficiency has been incorporated into the design through solar panels, double glazing and reverse-cycle heating and cooling, with the homes targeting 7-star energy ratings.

Rather than incorporating extensive communal facilities, Three 82 has been conceived around private residential amenity, with the 16-home scale keeping the focus on individual homes and their own indoor and outdoor spaces.

The development is located at 382 Upper Heidelberg Road, around one kilometre from Ivanhoe Village's cafés and retail and a short drive from Eaglemont Station and Ivanhoe Station.

[smartcode_project:default project_id=152069 project_image_fid=374393]

Several of Ivanhoe's established schools are also nearby, including Ivanhoe Girls' Grammar and Ivanhoe Grammar School. The address also provides access to the suburb's parklands and the wider Yarra River corridor.

<a href="https://www.apartments.com.au/project-marketer/nelson-alexander">Nelson Alexander</a> has been appointed to handle sales.

Construction is underway and progressing well, with Three 82 currently tracking toward completion in Q2 2027.

[smartcode_project_cta:default project_id=152069]

Joel Robinson

Three 82 brings boutique four-bedroom townhome collection to Ivanhoe

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

[smartcode_project:default project_id=95289 project_image_fid=366760]

<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

[smartcode_project:default project_id=95289 project_image_fid=366769]

A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

[smartcode_project:default project_id=95289 project_image_fid=366762]

The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

Luxury apartment buyers have long prioritised design, space and finishes, but increasingly they're placing equal importance on something less tangible: how easily they can live without relying on a car.

At <a>Richmond Square</a>, <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> believes that convenience begins beyond the apartment itself, with the mixed-use precinct earning a near-perfect Walk Score of 99.

The development has been planned around the idea that some of the most valuable amenities aren't contained within a building, they're the restaurants, cafés, parks, transport connections and daily conveniences that can all be reached on foot.

Located just behind Swan Street and Church Street, <a href="https://www.apartments.com.au/new-apartments/richmond-square-1-wiltshire-street-richmond-vic-3121">Richmond Square</a> places residents within one of Melbo​u​rne's most established lifestyle precincts while offering a quieter residential setting removed from the busiest thoroughfares. East Richmond Station is moments away, trams run along both Swan and Church Streets, and the MCG, Melb​​ourne Park, Yarra River trails and the CBD are all within walking distance. At the same time, the precinct itself will introduce a curated mix of dining, retail, hospitality and wellness offerings, creating a destination that extends well beyond its residential buildings.

[smartcode_project:default project_id=13181 project_image_fid=348530]

For Fortis, that combination of location and scale was what made the site unique.

"<a href="https://www.apartments.com.au/developments/richmond-vic-3121">Richmond</a> is one of Melb​o​urne's most established and distinctive inner-city neighbourhoods, with a rare combination of dining, culture, recreation, public transport and proximity to the CBD," the developer said.

"The opportunity at Wiltshire Street was particularly compelling because the site sits slightly removed from the activity of Swan and Church Streets while remaining only moments from everything that makes the area desirable."

Rather than developing a standalone apartment building, Fortis consolidated 15 individual properties to create one of the larger development parcels assembled on Mel​b​ourne's city fringe in recent years. That allowed the team to deliver a genuine mixed-use precinct comprising 107 residences across Wiltshire House and Carmine House, premium office space, hospitality venues, retail, wellness offerings and a future 57-room hotel.

"The scale of the site allowed Fortis to think beyond a standalone apartment building," the developer said.

"Richmond Square could be planned as a complete lifestyle precinct, bringing homes, workplaces, dining, retail, hospitality and wellness together around a series of activated public spaces. The aim was to create a destination that feels connected to Richmond rather than separate from it."

[smartcode_project:default project_id=13181 project_image_fid=348533]

The emphasis on walkability has also resonated with buyers.

Interest has been strongest from established owner-occupiers, particularly downsizers from Richmond and Melb​ourne's inner east who want to remain close to familiar restaurants, workplaces, family and social networks while moving into a more secure, lower-maintenance home. The project is also attracting Mornington Peninsula and interstate buyers seeking a Melb​ourne residence they can lock up and leave between visits.

Many are looking for generous living spaces, room to entertain, quality finishes and confidence in the project team, but location remains one of the biggest deciding factors.

"For many buyers, Richmond Square provides a way to simplify the practical side of home ownership without reducing the quality of their lifestyle," the sales team said.

"Location is also a major driver of interest. Buyers can remain connected to the CBD, major sporting events, the arts centres, local restaurants, cafes and bars and their family while living in a private and secure residence that is easy to lock up and leave for weekends or longer periods away."

[smartcode_project:default project_id=13181 project_image_fid=348549]

The residences themselves have been designed with that buyer in mind. Award-winning architecture practice SJB and interior designers Hecker Guthrie have created spacious two and three-bedroom apartments and penthouses that prioritise generous living areas, natural light, bespoke joinery and private terraces. Above, a rooftop sanctuary by Acre includes landscaped lawns, bookable dining rooms, barbecue facilities, wellness spaces and panoramic views across the CBD, the MCG and Port Phillip Bay.

Fortis believes Richmond Square reflects a broader evolution in apartment living, where the surrounding neighbourhood becomes just as important as the residence itself.

"Richmond Square introduces a different proposition: generously proportioned residences within a genuinely mixed-use, hospitality-led destination," the developer said.

"The project's location and Walk Score of 99 further support a lifestyle where residents can complete many everyday journeys without relying on a car."

Fortis has assembled an experienced team that includes <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, <a href="https://www.apartments.com.au/interior-designers/hecker-guthrie">Hecker Guthrie</a>, <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a> and builder <a href="https://www.apartments.com.au/builders/hacer-group">Hacer Group</a>, reflecting the developer's commitment to creating projects with enduring design quality and meaningful connections to the communities in which they sit.&nbsp;

Richmond Square is an expression of that philosophy, bringing together homes, workplaces, hospitality and wellness within one of Me​lb​ourne's most walkable neighbourhoods.&nbsp;

Construction is now almost complete, providing purchasers with growing confidence ahead of its expected September 2026 completion.

[smartcode_project_cta:default project_id=13181]

Walk Score of 99 places Richmond Square at the heart of Melbourne's most connected lifestyle

<h3 data-end="19" data-section-id="1dvgwoe" data-start="0">Summary</h3>

<ul data-end="634" data-start="21">
	<li data-end="170" data-section-id="1o77v31" data-start="21">Walker Corporation has lodged plans for a second major residential development in the Maroochydore City Centre, a 29-storey tower known as Celeste.</li>
	<li data-end="327" data-section-id="1lb0y6t" data-start="171">The Plus Studio-designed proposal at Lot 30 Sunshine Coast Parade would deliver 208 apartments, including four four-bedroom sub-penthouses and penthouses.</li>
	<li data-end="487" data-section-id="za720" data-start="328">The application comes as Walker doubles down on Maroochydore following the strong sales campaign at SOL by Walker, where the first tower is nearing sell-out.</li>
	<li data-end="634" data-section-id="5sovec" data-start="488">Walker is a key partner in the transformation of the Maroochydore City Centre, which is expected to ultimately deliver at least 4,000 new homes.</li>
</ul>

Walker Corporation is doubling down on Maroochydore following the successful sales campaign at its first residential project in the emerging CBD.

The national developer has filed plans for <a href="https://www.apartments.com.au/new-apartments/celeste-30-sunshine-coast-parade-maroochydore-qld-4558">Celeste</a>, a new 29-storey apartment tower at Lot 30 Sunshine Coast Parade, just metres from its under-construction SOL by Walker development.

The plans, prepared by Plus Studio, would see 208 apartments delivered across a 100-metre tower on the 2,376 sqm site, which fronts Sunshine Coast Parade, First Avenue and Future Way within the Maroochydore Priority Development Area.

<img alt="Walker" data-entity-type="file" data-entity-uuid="17038209-6fea-4ed2-855d-fd4df65b3d02" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.16%E2%80%AFAM.png?VersionId=iZD.oVXcQn.aLpUytDAW.CWjxP4puWMy" />

The proposed apartment mix comprises 36 one-bedroom apartments, 48 two-bedroom apartments, 72 two-bedroom apartments with an additional multipurpose space, and 48 three-bedroom apartments.

The upper levels would be capped by two four-bedroom sub-penthouses and two four-bedroom penthouses, taking the total apartment count to 208. The preliminary yield study also provides 262 car spaces, 114 resident bicycle spaces and storage for each apartment.

It represents Walker's next major residential move in the new Maroochydore CBD after the success of SOL by Walker, its $220 million two-tower project nearby.

SOL launched to market in early 2025 and has since seen strong demand, particularly from local owner-occupiers. By February this year, Walker said the first SOL tower was nearing sell-out, with a strong waitlist also emerging for its recently released penthouse collection.

Construction is already underway on SOL, with the first tower expected to be completed in late 2027 and the second to follow in early 2028.

[smartcode_project:default project_id=147777 project_image_fid=319846]

<h2 data-end="2518" data-section-id="1b2dyo5" data-start="2459">Celeste to rise 100 metres over Maroochydore City Centre</h2>

Celeste would take a different form to the twin 19-storey buildings at SOL.

Plus Studio has designed a single 100-metre tower above an activated podium, with the architecture responding to the site's prominent position and three street frontages.

The podium would incorporate commercial tenancies and public art, with sweeping façade elements wrapping the street edges. The scalloped concrete podium has been inspired by the patterns created in sand at low tide, while extensive landscaping would continue vertically through the tower.

The ground level plans show three commercial tenancies addressing Sunshine Coast Parade alongside the residential lobby and landscaped public realm. The podium would then accommodate several levels of car parking before the residential tower rises above.

<img alt="Celeste" data-entity-type="file" data-entity-uuid="121f77b1-71c5-46d7-9b36-0a7d474211ca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.47%E2%80%AFAM.png?VersionId=MGrg9Hb7HgzLN0Lelq_xrXNAruVl77ia" />

Plus Studio said the tower had been designed to maximise views from each apartment, taking in the Maroochy River, Sunshine Coast hinterland, Cotton Tree and Maroochydore Beach and ocean.

Those views have also shaped one of the project's key features, with Walker proposing to put the primary resident amenity on Level 29 rather than lower within the building.

The rooftop would feature a 284.9 sqm pool area with an infinity edge, along with a cold pool, spa, sauna, 93.2 sqm gym, sunset lounge, BBQ and dining areas, pool deck and private dining space. Cabanas and day beds are also shown across the recreation level.

The two penthouses would extend across the upper levels and each feature private terraces and plunge pools.

<h2 data-end="4202" data-section-id="v5f4ix" data-start="4160">Walker's growing Maroochydore footprint</h2>

Celeste further reinforces Walker's commitment to the transformation of Maroochydore City Centre.

Walker is one of the key partners delivering the new CBD alongside Sunshine Coast Council and SunCentral Maroochydore, with the broader 62-hectare Priority Development Area occupying the former Horton Park Golf Course and surrounding land.

The precinct is ultimately expected to accommodate at least 4,000 new homes as Maroochydore evolves into the Sunshine Coast's principal commercial and residential centre.

When SOL secured approval in February 2025, Walker Managing Director and CEO David Gallant described it as the "first of many residential projects" the company planned for the Maroochydore City Centre.

Celeste now provides the clearest indication yet of what comes next.

The site sits immediately within the new CBD, with the design report identifying Sunshine Plaza and surrounding parkland within walking distance and Maroochydore Beach around a five-minute drive away.

For Walker, the timing of the application comes as its first residential bet on the new CBD appears to have been vindicated.

SOL has progressed from planning approval to construction while its first release has approached sell-out, giving Walker confidence to push ahead with another 208 apartments and take its residential pipeline in the Maroochydore City Centre to around 450 dwellings across the two projects.

Celeste remains subject to planning approval, with the architectural material describing the scheme as a preliminary yield study that may change through the assessment process.

Walker doubles down on Maroochydore with 29-storey Celeste apartment tower

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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Capital city house prices rose 2.4% in the June quarter led by a surging Perth housing market, according to preliminary estimates of the ABS eight capital city price index.
This means the index is up 5.1% through the year to the June quarter 2013.
Apart from Hobart, all capital cities recorded gains in their price indices in the three months to June led by Perth (+3.4%) followed by Darwin (+2.9%), Sydney (+2.7%), Melbourne (+2.4%), Brisbane (+1.9%), Canberra (+1.0%) and Adelaide (+0.3%).
Hobart’s price index fell 1%.
The ABS also upwardly revised its March quarter estimate from a 0.1% rise to a 0.8% gain. 
The latest data means the Perth house price index is now up 11% over the past 12 months - the fifth consecutive through-the-year rise.
Perth housing clusters with median prices below $750,000 contributed most to the rise in the June quarter 2013.
In Sydney, the ABS said clusters with median prices between $400,000 and $850,000 contributed most to the rise in the June quarter 2013.
Sydney’s index rose 6.1% through the year to the June quarter 2013, the fourth consecutive through the year rise.  The preliminary estimate for Melbourne (+2.4%) follows a rise in the March quarter 2013 (+0.1%, revised from +0.2%). The rise in Melbourne was consistent across a broad range of clusters. The index rose 3.3% through the year to the June quarter 2013. This is the second consecutive through the year rise. Capital city house prices rose 2.1% in the December quarter 2012 and fell 0.2% in the September quarter, according to final ABS revisions.
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lschlesinger-FZcF9M3vE6

Perth leads capital city house prices up 2.4% in June quarter: ABS

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The Federal Election campaign must address the issue of housing affordability, Australians for Affordable Housing have said.
The lobby group, which represents national housing, welfare and community sector organisations has tweeted a number of messages to its 2,159 followers about the issue of housing affordability authored by campaign manager Joel Pringle.
They preceded and followed the ABC's Q &amp; A program where the issue of housing affordability was discussed.
Pringle accused Liberal backer and commentator Grahame Morris of avoiding tackling the issue of housing affordability while telling Labor (represented by Senator Doug Cameron) of relying on past housing programs.
Pringle tweeted <a href="https://twitter.com/HousingStressed" target="_blank">@HousingStressed</a>: 
<a href="https://twitter.com/HousingStressed" target="_blank"><img alt="housing_affordability" height="592" width="470" src="/images/stories/2013/larry_uploads/housing_affordability.jpg"></a>
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po-LsXgBTHBmX

Housing affordability a federal election issue

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The share market has outperformed the property market every year for the last 20 years, but has offered investors a roller-coaster ride.
Analysis of the performance of equities versus property by Rismark International for the Australian Financial Review shows that this outperformance was greatest in the mid to late 1990s  and in the five years preceding the GFC.
The All Ordinaries Accumulative Index (including dividends) returned nearly 24% per annum between February 2003 and December 2007 while Australian residential property accumulative indices (including capital growth and rental yields net of estimated holding and selling costs) returned 9.6% per annum.
Investing in zero risk 90 day government bank bill returned 5.88%.
However, since 2007 to the present, the share market has cost investors around 1% per annum with property performing a little better (3.7%) while 90 day bank bills would have returned 4.7% per annum.
Averaging out returns over 20 years show that the All Ordinaries Accumulative Index has returned around 9.91% per year over the past twenty years while residential property has returned 9.8%.
Holding funds in a zero risk 90 day government bank bill would have returned 5.5% per annum over this 20 year period.
The Rismark analysis shows that shares were impacted by event such as the dot.com shares bubble bursting, the rise of the bull market prior to the GFC resulting in a very high volatility rating with sharp rises and falls.
In comparison, the property market has grown relatively steadily with smaller dips following the GFC (with assistance provided to the housing market by generous first-home buyer incentives).
The research highlights that good investment portfolios are diversified between shares, property investments and cash deposits.
It also shows that holding just one investment propertyis not a good strategy.
Not only is it an illiquid investment, but according to Rismark’s head of research Matthew Hardman, individual properties have had much higher volatility than the overall housing market index “so the risk return proposition is not as good”.
A diversified residential property portfolio of around six properties offers a better risk-return proposition but is a far less liquid investment than shares, which though riskier, can more easily be sold in different quantities if cash is required.
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More liquid shares just outperform property over last 20 years - if you don’t mind the volatility: Rismark study

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A noticeable side effect of low-confidence economies is that businesses start to behave more like spectators than participants. They enter a limbo where they are waiting for a ‘sign’.
This is concerning in a nation like Australia where in a population of 22 million we have 2.1 million business owners.
But you can establish your own sense of the economy and decide on your own confidence. Here are five indicators you can analyse for yourself:
<img alt="numberonejuly11" height="44" width="35" src="/images/stories/2013/07/NUMBERS/numberonejuly11.jpg"> Growth: Australia’s growth in gross domestic product is currently around 2.4% per annum, which is below the 50-year average of 3% but higher than the current average of developed economies (1.6%).
Growth is a measure of how much an economy is expanding each year and is a good starting point for confidence: Australia’s GDP growth is forecast to end 2013 at 2.3% and rise to 2.8% in 2014.
<img alt="numbertwojuly11" height="41" width="35" src="/images/stories/2013/07/NUMBERS/numbertwojuly11.jpg"> Inflation: Inflation is the measure of how much the cost of good and services rises in one year.
Australia uses the Consumer Price Index which averages the prices in a basket of 11 typical consumer items.
To get the inflation figure, the RBA uses different analyses of the CPI. The one that matters is probably the ‘trimmed mean’ which takes out the anomalies.
If inflation is too low, there is not enough economic activity; if inflation is too high, there is too much activity.
The perfect zone is between 2 and 3% and the current rate is right in the middle and expected to be the same in 2014.
<img alt="numberthreejuly11" height="46" width="35" src="/images/stories/2013/07/NUMBERS/numberthreejuly11.jpg"> Employment: The rate of unemployment is important for predicting spending and confidence.
Unemployment is currently rising off a low base and expected to be close to 6% by the end of 2013.
When you consider that France has unemployment around 11% and the USA has 7.7%, Australia is not looking too bad.
Our average unemployment rate since 1978 is 6.95%.
<img alt="numberfourjuly11" height="45" width="35" src="/images/stories/2013/07/NUMBERS/numberfourjuly11.jpg"> Interest rates: The Reserve Bank can lower official interest rates to stimulate borrowing and spending, and raise rates to slow exuberance.
The current official rate is 2.75% – the lowest it has been in 50 years.
<img alt="numberfivejuly11" height="38" width="35" src="/images/stories/2013/07/NUMBERS/numberfivejuly11.jpg"> Government net debt: There are many arguments about what constitutes problematic government debt.
The real problem is that the more the government owes, the more it has to use tax revenues to repay debt.
Australia’s net government debt is around 12% of GDP. Compare this to the US on 89% and the UK on 86%.
Anyone can keep an eye on these basic economic indicators and come to their own conclusions.
The Reserve Bank of Australia and the Australian Bureau of Statistics have excellent web sites and news alerts, and we can all use them.
You can’t change economies, but you can absorb information, decide on your own levels of confidence and plan accordingly.
Be informed – take back control.
Mark Bouris is executive chairman of <a target="_blank" rel="nofollow" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
 
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5 indicators for the state of the economy

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When you are buying or selling a home it’s highly advisable to make sure that any additions or alterations to the dwelling have been properly authorized by the local shire or council.
You might be surprised how often this is not properly done and just how many homes have unauthorized structures as a part of the property.
Most often these are patios or verandahs but they can be more substantial matters such as the addition of a conservatory, workshop, garage or extra bedroom.
Local authorities have good reasons to design and apply the laws around building and construction and most often this is to do with safety.
Such laws and regulations are important for legal reasons as well as for personal injury and insurance reasons along with safety measures around fire, electricity and structural soundness.
If you are selling, the listing agent will ask you if you are aware of any unauthorized structures or additions to the property. It’s important that you answer truthfully to avoid potential legal problems down the track. The contract for sale might come unstuck if the buyer finds that the property is not in order.
As a seller, if you are aware of unapproved structures you can either remedy those before listing the property for sale or disclose them to potential buyers to avoid any misleading conduct.
Remedies might include removing or making good the structures or seeking retrospective approval from the Council. This latter option is not always available so you will need to check with your local authority.
Alternatively, if the unauthorized structures are made known to potential buyers, dealing with these might form part of the negotiations in settling on an agreed price and sale conditions.
For example, a buyer might make an offer subject to the unlawful patio being removed or the recent carport being retrospectively approved by Council.
As a buyer you have the right to ask about any unauthorised structures and the agent is obliged to answer truthfully based on the information they have been provided by the owner.
Perhaps more importantly, as a buyer you have the right to include a building inspection as a condition of your offer and acceptance.
A building inspector can give a written report on the state of the dwelling you are considering buying including such things as structural soundness, rising damp, appropriate guttering and the quality of any additions or alterations.
You can also check with the local council to ensure that additions or alterations have been properly approved.
While buyers may accept the sale with the unauthorised structure, it’s important that any modifications or additions to the dwelling are legally approved to ensure the safety of the occupants and to protect you from liability.
David Airey is president of the <a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow">Real Estate Institute of Western Australia.</a> This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" rel="nofollow" target="_blank">reiwa.com</a>.
 
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Check your new home for unauthorised structures before buying or selling

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Landscaper William Dangar's house at Bondi Beach has been sold by the GoodyerDonnelley estate agency.
William Dangar (pictured below), one of Australia’s leading landscape designers, and his wife Julia, were expecting to sell for $1.6 million plus and secured $1.7 million.
 
<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/2013/07/bondijuly15headshot.jpg" alt="bondijuly15headshot" width="470" height="626">
 
It sold well ahead of its scheduled August 10 auction through <a href="https://www.propertyobserver.com.au/https://www.gdrealestate.com.au/residential-sales/0000117993" target="_blank">Debbie Donnelley of GoodyerDonnelley Real Estate</a>.
Renovated and extended by Molnar Freeman Architects, the two-level residence stands on a level 241 square metre block.
There are lush courtyards along with a sunny outdoor entertainment area showcasing Dangar’s distinctive design skills.
Set a short walk to the beach and Hall Street’s village café hub, it has four large bedrooms and two bathrooms.
There is a spacious living and dining zone that incorporates a gourmet gas kitchen with limestone benchtops and a heated natural stone floor.
Featured in the 2008 Collectors Edition of Belle magazine, the Wellington Street residence is expected to sell for more than $1.6 million.
Dangar has designed gardens for many of the “rich and famous” including actor Nicole Kidman, pastoralist Markus Kahlbetzer and property developer Tim Casey who recently bought a Queen Street, Woollahra house, a two-level former doctor's surgery which cost him and wife Anne Marie $4.75 million through Ballard Property Group agent Bill Bridges.
Dangar also is the creator of <a href="https://robertplumb.com.au/" target="_blank">Robert Plumb </a>Outdoor Furniture, a modern furniture collection.
He also manufactures a range of architectural products including letterboxes and outdoor showers.
A huge fan of the Bondi Beach area, Dangar, and his business partner Bill Clifton, own two Bondi holiday retreats.
They are available for short-term <a href="https://www.staybondi.com.au/">www.staybondi.com.au</a> lease.
One house features a striking front gate by sculptor Michael Snape.
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Landscaper Will Dangar secures strong Bondi Beach price well ahead of the spring season

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There are 337 properties scheduled to go under the hammer in Sydney this weekend, according to Australian Property Monitors.
The inner west remains the most popular with 66 properties scheduled auctions including five houses and four units in Camperdown in the inner west.
The inner west recorded the best regional result with price growth over the year ending June 2013 with the median house price increasing by 11.4%.
Agents, buyers and vendors will be watching to see if Sydney can achieved four consecutive weekends with the preliminary result at 80% or higher.
Sydney managed a preliminary auction clearance rate of 80.8% last weekend, according to Australian Property Monitors (APM), the third consecutive week of an 80% plus preliminary clearance rate.
Last week Property Observer asked readers if Sydney could make it three weeks in a row. Around 60% said it would not, but they were proved wrong with a preliminary clearance rate of 80.8% recorded.
<a target="_blank" href="https://www.propertyobserver.com.au/auctions/friday-august-2-poll-of-the-day-will-sydney-maintain-its-80-auction-clearance-rate-this-weekend/2013080263801?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=copyofpolloftheday">There is now a poll for this weekend's results</a>.
 
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Camperdown units and house are the weekend's most active Sydney auction suburbs

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The fashion designer Lisa Ho and ragtrader Philip Smouha have sold their 380-square-metre retail premises in Queen Street, Woollahra for $3.9 million to a company called Flocolo 1 Pty Ltd, whose shareholder is Charlotte MacKenzie, the bookseller wife of Adrian MacKenzie, the private equity entreprenuer.

<img src="/images/stories/2012/10/lisaho.jpg">
The three-storey 1905 building (pictured above) with rear lane access has three separate lease spaces.
Pauline Goodyer from <a target="_blank" href="https://www.gdrealestate.com.au/includes/property/search.asp?f_propertyID=1861441&amp;f_ct=1&amp;f_st=1&amp;f_ps=6&amp;xsl=2421&amp;stylename=default">GoodyerDonnelley Real Estate </a>persisted on the listing having initially offered it in 2007 with $6 million-plus hopes.
<img src="/images/stories/2012/10/lisaho3.jpg">
The 222-square-metre holding cost $4.5 million in 2004.
Featuring a handsome façade and impressively proportioned rooms with soaring patterned ceilings and superb period details, it spans three levels as well as a basement.
<img src="/images/stories/2012/10/lisaho2.jpg">
Lisa Ho had the ground floor retail outlet and the second floor hairdressing salon had been empty.
The queen of Australian fashion Collette Dinnigan gave <a target="_blank" href="/news">Woollahra'</a>s burgeoning fashion precinct a fillip since <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/fashion-royalty-boosts-queen-street-s-leasing-pedigree/2011062250571">the opening of her store on the Queen Street retail strip </a>in 2011.
The former Random House publishing production manager Charlotte MacKenzie opened her Double Bay bookshop, <a target="_blank" href="https://www.oscarandfriends.com.au/">Oscar &amp; Friends </a>in 2006 and more recently in Crown Street, Surry Hills.
 
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Bookseller Charlotte MacKenzie buys onto Queen Street, Woollahra from Lisa Ho

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New home sales figures illustrate the changing composition of new home building this year, according to the Housing Industry Association (HIA).
“Detached housing has gained momentum as non-detached housing - primarily mid/high density product - has lost momentum to date,” chief economist Harley Dale says.
“The leading home building indicators of both new home sales and building approvals are highlighting this trend.”
The HIA New Home Sales report, which surveyed Australia's largest volume builders, shows that total seasonally adjusted new home sales rose by 3.4% in June - the fourth consecutive rise.
<img alt="hia-aug-1-chart_-_Copy" height="291" width="470" src="/images/stories/2013/08/hia-aug-1-chart_-_Copy.jpg">
Detached house sales rose by 7.3%  in the last month of the 2013 financial year, but multi-unit sales dropped by 17.5%.
“Last financial year was a tale of two halves for new home sales,’’ Dale says.
‘’The first stanza was dominated by weakening detached house sales up against stronger multi-unit sales; the latter marked by an improving detached house segment occurring as the multi-unit market lost momentum.”
Dale says the overall result is that new home sales fell by 4.3% in 2012/13 when compared to the 2011/12 financial year.
“Given it was a weaker year overall for new home sales it has been very encouraging to observe upward momentum build as we moved through 2012/13,” Dale says.
“There is still a long way to go. New home sales volumes are 27% down on their long-term average. A range of leading indicators beyond just new home sales are yet to provide evidence of Australia approaching the healthy and geographically broad-based new home building levels required by our growing population and transitioning economy.”
In June detached house sales rose by 19.7% in Victoria, 7.1% in Western Australia, 3.9% in New South Wales, and 0.5% in South Australia. Detached house sales fell by 11.0% in Queensland.
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Home building composition changing with 7.3% rise in detached new home sales in June: HIA 

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Gold Coast property developer and mortgage fund manager LM Investment Management has been placed in liquidation.
Creditors voted to wind up the company at a meeting on the Gold Coast yesterday.
“The Administrators have advised that at a creditors meeting held yesterday creditors voted that LM Investment Management Limited (LMIM) be placed into liquidation and that the administrators, Ginette Muller and John Park be appointed the liquidators to wind up the Company,” said a spokesperson for FTI Consulting.
LM Investment Management said it managed around $3 billion of funds under management before it collapsed in March this year with its various mortgage funds promoted in over 70 countries through a network of financial advisers.
However, the book value of LMIM’s assets is just $7.934 million, just a fraction of the  $400 million poured into LM mortgage funds by overseas investors, reported the Gold Coast Bulletin.
Its biggest residential project is the Maddison Estate Development in Pimpama which was lent $249 million through the LM Managed Performance Fund.
Ahead of the creditors meeting, an administrators’ report sent to creditors on July 25 recommended that it would be in the best interests of creditors for the company to be wound up.
“In our view, the winding up of the company is the best option for creditors. If creditors resolve to wind up the company, Liquidators will be appointed to realise the company’s assets for the benefit of creditors,” said of John Park and Ginette Muller of FTI Consulting.
“This option also allows voidable transactions, insolvent trading, breaches of director duties and other offences to be investigated more thoroughly.
“If the company is wound up, creditors with guarantees from the company’s director(s) could pursue the director for those debts immediately.”
FTI Consulting said that at this stage the estimated dividend to creditors for winding up the company is unknown.
“We anticipate a dividend to creditors may be distributed in liquidation, however at this stage we are unable to quantify the amount of such a dividend due to the commercially sensitive nature of the property-related assets of the company and the unknown recoveries in relation to voidable transactions,” the administrators said.
The administrators also said their investigation had found some evidence to indicate that the company may have traded whilst insolvent for a period and entered into certain transaction that may be voidable against a liquidator.
The administrators also said investigations revealed that some LMIM directors may be guilty of various offences committed prior to the appointment of the administrators.
ASIC is seeking orders in the Queensland Supreme Court that liquidators from PricewaterhouseCoopers be appointed to wind up the $326 million LM First Mortgage Income Fund (FMIF).
The fund is the subject of a dispute over who should be the responsible entity. Deutsche Bank appointed receivers from McGrathNicol to manage the fund whilst Trilogy Funds Management Limited seeks control.
Deutsche Bank has provided a line of credit facility worth $25 million to the fund.
A judgement on who should control the fund has not yet been made.
<a target="_blank" href="https://www.propertyobserver.com.au/residential/lmim-founder-peter-drake-under-pressure-to-repay-%2417-million-loan-as-receivers-appointed-to-%24326-million-mortgage-fund/2013071163189">Trustees of the $400 million LM Managed Performance Fund</a> are demanding that group founder Peter Drake pay back more than $17 million in loans.
 
 
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