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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Accepting the initial offer for your home is usually the better option than waiting in the hope of getting a better price, <a href="https://www.propertyobserver.com.au/residential/the-longer-your-house-is-on-the-market-the-further-away-from-your-asking-price-cameron-kusher/2013072163431" target="_blank">according to RP Data's Cameron Kusher.</a>
He bases this insight on RP Data research which shows that if a home sells in less than 30 days, it has consistently recorded the lowest level of discounting by vendors.
{module Does the first or earliest offer for a property typically lead to the best result?}
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Does the first or earliest offer for a property typically lead to the best result?

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The 2013 financial year delivered a 15.6% return for members of median growth superannuation funds, equalling the best performance in the past 16 years, according to research firm Chant West.
Funds oriented more heavily to listed shares and property delivered the strongest results.
It equals the super return generated in 2007 – just before the GFC sent returns plummeting into the red –and was not that far short of the previous highest return of 19.4% in 1997, achieved five years after compulsory super was introduced by Paul Keating.
Unhedged international shares delivered the strongest return over the past year of 33% but the second best performing asset was Australian listed property (A-REITS) with a return of 24% with global listed property returning 17.2%.
Unlisted property returned 8.4%.
Australian shares returned 21.9% and international hedged shared returned 21.3%.
<img src="/images/stories/2013/larry_uploads/chant_west.jpg" width="470" height="278" alt="chant_west">
The top-performing fund for the year was BT’s Super for Life 1960s Lifestage, which returned 18.6%, while even the worst-performing fund in the growth category returned a healthy 10.2%.
Master trusts, with their higher weighting to listed shares and listed property (59% versus 55%), finished the financial year ahead of industry funds, returning 16.1% versus 15.9% - only the third time that master trusts have finished ahead in the past ten years.
Over the longer term, however, industry funds maintain their dominance.
Master trusts are super funds that allow financial advisers to be more personally involved with clients in their super fund asset allocation.
Chant West director Warren Chant cautioned super fund members not to get carried away with a one year figure.
“You’ve always got to remember that superannuation is a long-term investment. There will be good times and bad times, and you certainly can’t expect returns like this every year,” he said.
He says the typical return objective for a growth fund is to beat inflation by 3 to 4% (after investment fees and tax) over rolling five year periods which, in the current low inflation environment, translates to 6% to 7% per annum.
“To judge whether funds are meeting their long-term objectives, you really need to look back as far as you can, and certainly well past the GFC. 
“We now have reliable data for all the major funds going back 21 years to July 1992, which is when compulsory super came in, and if we look back over those 21 years we see that funds have achieved those objectives. 
"The annualised return over that period is 7.5%, the annual CPI increase is 2.6%, so the real return above inflation has averaged 4.9% per annum. 
“As for the risk objective, there were three negative years out of the past 21 which averages out to one in seven, so that target was also met. The bottom line is that, over the 21 years in which we’ve had compulsory super, Australia’s major funds have done what they set out to do,” Chant says.
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Listed property trusts help super funds to best returns in 16 years: Chant West

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Singapore-based CapitaLand will retain its 59% stake in listed property group Australand after failing to secure a “sufficiently compelling” offer.
The announcement comes just a day before Australand releases its half-year results and a day after there was speculation in the Fairfax press that Stockland may make a bid for Australand.
Australand's share price had soared from around $3.20 in mid-June to close at $3.61 yesterday.
However it fell to $3.49 in early trading following the announcement.
Australand issued a statement to the ASX yesterday notifying the market that the process of seeking a buyer had concluded and that indicative proposals had been received from “various parties for all and parts of the business which commenced in early 2013”.
“However, no proposal was able to be developed that was superior to business as usual,” said Australand.
It added that CapitaLand would continue to receive a “steady stream of recurring income” from Australand’s from its commercial and industrial properties, its industrial development business and would benefit from “the improved outlook for the residential sector in key Australian cities”.
A statement submitted by CapitaLand noted that indicative proposals had been received but none were "sufficiently compelling".
Bidders for parts of Australand included GPT, which had its $2.8 billion bid to acquire Australand’s investment property portfolio and commercial and industrial businesses rejected in December.
GPT withdrew its interest at the end of May as did US private equity giant Blackstone.
Mirvac was also tipped as a possible buyer - though this was never confirmed.
A block share trade of CapitaLand holding was also mooted.
The Australian Financial Review's Street Talk column reported that Perth-based residential developer the Satterley Property Group was interested in acquiring Australand's WA and Victorian residential land assets.
Hadley Green Investment Group director Mark Wist commented to Property Observer that the combination of an investment portfolio and a residential property development business would not have appealed to a wide range of potential providers - hence interest amongst interested parties in only acquiring parts of the Australand business.
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CapitaLand to retain majority stake in Australand ahead of half-year results announcement

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It's interesting to note that RP Data has Sydney dwelling prices up by more than 4% in fewer than 6 weeks.
Hmm. So much for those "falling house prices" and "more properties being sold into a falling market" being reported in May (in the face of 80% auction clearance rates and 85%+ in the inner western suburbs).
Nationally, RP Data has prices up by more than 1% in July, but much of that is really only offsetting falls reported in May.
If inflation prints low next week (say, 0.6% for the quarter or less) then interest rates will likely be cut again in August and there now appears to be a genuine risk that Sydney's property markets will be sent into overdrive.
Sydney's real estate problems are multi-faceted and well documented: a booming population of 60,000 extra persons per annum, construction too slow, planning restrictions, not-in-my-back-yard-ism, a disproportionate level of investor activity and appreciating land prices, to name but a few of the issues.
Sydney stands to be a likely beneficiary of the weak response to interest rate cuts elsewhere. In cities such as Adelaide, prices have stalled over the past half decade despite the recommendations to buy property there from yield-seeking property commentators, while Brisbane, Canberra and most regional markets have not been much cop either, and show few signs of really picking up to date.
It very much looks like a long, slow, bleeding decline for many parts of the country.
Dropping interest rates fired up activity once through 2009-2010, but it doesn't look as though there will be much response a second time.
Futures markets are already pricing an August interest rate cut to 2.50% as more likely than not (a 64% chance of a cut on August 6), and indeed, they are all but pricing in two further cuts by March 2014.
It's overwhelmingly investors who are pumping up the Sydney property market, with prices soaring to new heights.
Nationally, however, prices still remain 2% below their previous 2010 peak and don't seem inclined to be heading a whole lot higher at this juncture.
Dwelling prices from the RBA chart pack (a bit of a time-lag in the data here: it will be updated again soon):
<img width="400" src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6bl-dwelpri-small.gif?accessed=2013-07-19-11-52-51" height="319" alt="Dwelling Prices graph" style="display: block; margin-left: auto; margin-right: auto;">
And copied below is the futures implied yield curve, showing the cash rate as likely to be headed towards 2.25% by March next year.
Record low levels as the Reserve attempts to rebalance the economy away from mining construction and towards dwelling construction.
Interesting times...
<a imageanchor="1" href="https://4.bp.blogspot.com/-HE4tDjsWwzE/UekYXxQmqVI/AAAAAAAAJ3I/WB14WQx0Qy8/s1600/asx.jpg"><img width="400" src="https://4.bp.blogspot.com/-HE4tDjsWwzE/UekYXxQmqVI/AAAAAAAAJ3I/WB14WQx0Qy8/s400/asx.jpg" height="250" border="0" style="display: block; margin-left: auto; margin-right: auto;"></a>
Source: ASX
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pwargent-M4siyDbqQY

Some parts of the country looks set for a long, slow decline, but not Sydney: Pete Wargent

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Brisbane led the way as the most invested office market over the past financial year, with almost $2.1 billion worth of sales, according to Knight Frank research.
This is a jump from 16% to 30% of all CBD office purchases, and was closely followed by Sydney (28%) and Melbourne (22%).
<table width="342" cellpadding="0" cellspacing="0" border="0">
<colgroup>
<col width="153">
<col>
<col>
<col>
<col width="133">
<col>
<col>
<col>
<col width="56">
<col>
<col>
<col>
</colgroup>
<tbody>
<tr height="17">
<td width="153" height="17">City breakdown 2013</td>
<td width="133"></td>
<td width="56"></td>
</tr>
<tr height="18">
<td height="18"> </td>
<td></td>
<td style="text-align: right;">% of total</td>
</tr>
<tr height="17">
<td height="17">Sydney CBD</td>
<td align="right">$1,930,911,271</td>
<td align="right">28%</td>
</tr>
<tr height="17">
<td height="17">Melbourne CBD</td>
<td align="right">$1,522,800,000</td>
<td align="right">22%</td>
</tr>
<tr height="17">
<td height="17">Brisbane CBD</td>
<td align="right">$2,069,220,000</td>
<td align="right">30%</td>
</tr>
<tr height="17">
<td height="17">Perth CBD</td>
<td align="right">$1,157,861,104</td>
<td align="right">16%</td>
</tr>
<tr height="17">
<td height="17">Adelaide CBD</td>
<td align="right">$261,950,000</td>
<td align="right">4%</td>
</tr>
<tr height="18">
<td height="18">Canberra CBD</td>
<td align="right">$14,750,000</td>
<td align="right">0%</td>
</tr>
<tr height="18">
<td height="18">Grand Total</td>
<td align="right">$6,957,492,375</td>
<td>
 
 
</td>
</tr>
</tbody>
</table>
Source: Knight Frank
This past twelve months “the Brisbane CBD recorded its highest volume of sales in five years” said managing director of capital markets, James Parry.  
"Interestingly, $1.61 billion occurred in the first half of 2013 - triple the activity which occurred in the first half of 2012."
He said the other resource rich centre, Perth, also experienced continued investment attributing to about a 16% share of total CBD sales. Primarily driving this was the $458 million sale of Raine Square, bought via a partnership between Charter Hall (CPOF), Telstra Super and PSP (Canada).
“These figures highlight that, although the underlying fundamentals of Brisbane and Perth are slowing relative to the past couple of years, investors continue to have confidence in acquiring modern, trophy assets, with the right investment characteristics such as WALE and rent guarantees over vacant space,’’ Parry said.
“Attracting over $4 billion in bids from nine parties, the Raine Square deal also reflects the pent up demand for these tightly held, trophy assets regardless of their location. This diverse group of investors, who were all chasing one asset, will be seeking to allocate this capital in other future like transactions.”
<div class="mcePaste" id="_mcePaste" style="position: absolute; left: -10000px; top: 1px; width: 1px; height: 1px; overflow: hidden;">
<table width="342" cellpadding="0" cellspacing="0" border="0" style="border-collapse: collapse; width: 257pt;">
<colgroup>
<col width="153" style="mso-width-source: userset; mso-width-alt: 5595; width: 115pt;">
<col>
<col>
<col>
<col width="133" style="mso-width-source: userset; mso-width-alt: 4864; width: 100pt;">
<col>
<col>
<col>
<col width="56" style="mso-width-source: userset; mso-width-alt: 2048; width: 42pt;">
<col>
<col>
<col>
</colgroup>
<tbody>
<tr height="17" style="height: 12.75pt;">
<td width="153" height="17" style="height: 12.75pt; width: 115pt;">City breakdown FY2013</td>
<td width="133" style="width: 100pt;"></td>
<td width="56" class="xl72" style="width: 42pt;"></td>
</tr>
<tr height="18" style="height: 13.5pt;">
<td height="18" class="xl70" style="height: 13.5pt;">CBD</td>
<td></td>
<td class="xl73">% of total</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl63" style="height: 12.75pt;">Sydney CBD</td>
<td align="right" class="xl66">$1,930,911,271</td>
<td align="right" class="xl71">28%</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl64" style="height: 12.75pt;">Melbourne CBD</td>
<td align="right" class="xl67">$1,522,800,000</td>
<td align="right" class="xl71">22%</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl64" style="height: 12.75pt;">Brisbane CBD</td>
<td align="right" class="xl67">$2,069,220,000</td>
<td align="right" class="xl71">30%</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl64" style="height: 12.75pt;">Perth CBD</td>
<td align="right" class="xl67">$1,157,861,104</td>
<td align="right" class="xl71">16%</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl64" style="height: 12.75pt;">Adelaide CBD</td>
<td align="right" class="xl67">$261,950,000</td>
<td align="right" class="xl71">4%</td>
</tr>
<tr height="18" style="height: 13.5pt;">
<td height="18" class="xl65" style="height: 13.5pt;">Canberra CBD</td>
<td align="right" class="xl68">$14,750,000</td>
<td align="right" class="xl71">0%</td>
</tr>
<tr height="18" style="height: 13.5pt;">
<td height="18" class="xl69" style="height: 13.5pt;">Grand Total</td>
<td align="right" class="xl68">$6,957,492,375</td>
<td></td>
</tr>
</tbody>
</table>
</div>
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Brisbane led CBD office sales in 2013 financial year: Knight Frank

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It is easy to lose track of how frequently infrastructure and development are linked together and how the lack of infrastructure has a negative impact on many aspects of the residential development market.
Now the context of this debate is about to dramatically change and I feel that to some extent it’s a change that has snuck up on us.
Over the next few years two light rail links in Sydney will transform parts of the south-east and inner-west.
Building and completing these projects will also reduce chronic CBD congestion and help revitalise Sydney and for the CBD in particular, adding further energy to the residential market.
<img alt="lightrailjuly23one" height="248" width="470" src="/images/stories/2013/07/lightrailjuly23one.jpg">
Both projects will have a major impact on the surrounding residential environment and will boost investment and site demand. The inner west light rail extension will connect to the existing light rail service,which operates from Central to Lilyfield, through the inner west to the Dulwich Hill Interchange.
This extended service will begin operating in early 2014 with nine new stations and an investment of $176 million. Popular residential areas like Leichhardt, Dulwich Hill and Marrickville are set to benefit.
The much talked about south-east light rail to be built through the Sydney CBD to Randwick and Kingsford is also on its way.
A heads of agreement is now in place with Randwick City Council, The Centennial Parklands Trust and The University of NSW, along with the already committed City of Sydney Council, who have joined with the state government to assure the project.
The obvious support of the Sydney City Council for the project has been shown through a contribution of $220 million.
With an estimated total price tag of $1.6 billion the 12 kilometre project will link Circular Quay and Central via George Street, the Moore Park precinct (including the Sydney Cricket Ground and Allianz Stadium), Randwick Racecourse, the University of NSW and Prince of Wales Hospital at Randwick.
Significantly the light rail will also reduce the number of buses now increasingly clogging the CBD during the peak with lines of buses at stand still a sore point.
<img alt="lightrailjuly23two" height="248" width="470" src="/images/stories/2013/07/lightrailjuly23two.jpg">
The reduction in congestion combined with a brand new public transport option to key locations will greatly increase the demand for new residential development.
In recent months we have already seen parts of Kensington transform with new projects as this potential becomes a reality and the trend will continue across the entire area.
The light rail will deliver an integrated, modern and new transport solution making suburbs like Randwick, Kensington and Kingsford even more attractive places to live and this will further reinforce the demand for apartment projects in these areas.
In the Sydney CBD and surrounding areas, residential projects will have access to the light rail and this will boost the appeal of the projects around the billion-dollar redevelopment of the Sydney Entertainment and convention centre.
<img alt="lightrailjuly23three" height="248" width="470" src="/images/stories/2013/07/lightrailjuly23three.jpg">
In the south-east, major employers like the Prince of Wales Hospital and The University of NSW will also benefit from the new light rail and this will fuel the demand for housing in the area already influenced by the student population.
When looking at the appeal of these areas in terms of new developments other key benefits of the new light rail will include the reduced journey times into the CBD and this will in-turn boost retail activity and reduce travel time for those working in the city.
Moving people efficiently into and out of special events at Moore Park is also a very positive feature that will potentially boost economic activity as the area competes to attract new events.
All eyes are now on the final timetable for construction of this very welcome infrastructure in the South East, which it is expected to take five or six years. Construction work is planned to begin in 2014.
From the many comments discussed here in Project Agenda, investing in quality infrastructure for Sydney is a vital step in cementing our reputation as a world class city.
In the past we have been marked down in some international rankings because of the lack of a reliable and modern public transport systems.
The inner-west and south-east light rail links are very welcome and they are set the change the local dynamics of housing and future residential development markets.
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pchittenden-eLqUUC8TWW

Light rail will transform Sydney's residential development market: Peter Chittenden

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In 2011, there were nearly 13,900 self-identified real estate agents in Victoria of which approximately 80 % lived in Melbourne. It should be noted that these are based on self-identified real estate agents as per the 2011 Census and do not necessarily imply that they are appropriately qualified.
There were over 11,100 real estate agents living in Melbourne with approximately 40 % residing in outer Melbourne. The remaining 60 % were relatively evenly distributed between inner and middle Melbourne suburbs.
But who is the typical Melbourne real estate agent?The research shows that it isn’t exactly like Phil Dunphy from the comedy series “Modern Family”.
The typical real estate agent is a 42 year old male, born in Australia. He is married with children and lives in ahouse – a rather large one. The typical real estate agent’s home has three bedrooms with 40 % having four or more bedrooms, which is almost double the Melbourne average of 28 %.
A large home is unsurprising given his household is larger than the Melburnian average – 3 compared to 2.6 people. But he can afford to have a large home given he earns roughly 80 % more tha nthe average Melbourne household, withan annual pay packet of $125,600.
However, earning a higher income comes at a cost as he works nearl yeight hours more per week than the average Melburnian, approximately42 hours. While that is his average, one in five real estate agents workover 55 hours per week, including weekends due to auctions.
Given our agent works pretty long hours, it is unsurprising that he has less time to contribute to domestic work. Approximately 58% of real estate agents in Melbourne do less than five hours per week of house work.
Working in real estate has led him to own real estate, at least partially. He knows that “rent money is dead money” and is happier paying off a mortgage than renting. More than half (52%) of Melbourne’s real estate agents are paying off a mortgage compared to 38% of Melbourne households.
Though he doesn’t fully own the homehe lives in, the suggestion is he may have used his high income and equity in his home to borrow more money to buy investment properties.
Fewer than a quarter (24%) of Melbourne’s real estate agents own their home outright compared to a third of other Melbourne households. He pays on average $2,300 per month on his mortgage which is 28% higher than the typical Melbourne household. If he was renting, he would be paying on average $385 per week, also 28% higher than the typical Melbourne household.
He drives a car to work. Cars are important in real estate and you may notice that having a driving licence is ften necessary before applying fora real estate job.
But why stop at one car? He has at least two motor vehicles in his household. Approximately 29% of real estate agents have three or more motor vehicles compared to 16% in other Melbourne households.
That big house must have a big garage. He is an employee of a company, but may one day run his own business. After all, one in four real estate agents is an owner manager of his own enterprise compared to one in six workers in Melbourne.
Even though a university degree is not necessary to work as areal estate agent, over a third (34%) have one, mainly from a management or commerce field.
Angela Minn is a property market analyst at the <a href="https://www.reiv.com.au/" target="_self">Real Estate Institue of Victoria</a>. 
 
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aminn-7JATHBrtV5

Who is the typical Melbourne real estate agent?: Angela Minn

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New residential listings are set to rise by double the national rate in WA with large increases also expected in Victoria and South Australia.
The RP Data new listings activity index, a guide to the number of residential dwellings that are being prepared for sale across Australia, shows a 4.9% rise for WA on a seasonally-adjusted basis followed by South Australia (4.2%) and Victoria (4.1%).
Nationally, new listings activity is rising 2.2% month-on-month according to the RP Data index for the week ending July 21.
<img src="/images/stories/2013/07/july22rpdatacharts/rpdatajuly22eleven.jpg" width="470" height="254" alt="rpdatajuly22eleven">
The RP Data Listings Index provides a lead indicator for the number of residential dwellings that are being prepared for sale across the Australian housing market.
It shows a 75% correlation with the number of new listings about to enter the market.
<div><img src="/images/stories/2013/07/july22rpdatacharts/rpdatajuly22twelve.jpg" width="470" height="217" alt="rpdatajuly22twelve"></div>
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WA leads rise in new residential property listings: RP Data

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The median price paid for a Sydney house sold via private treaty has fallen around 4% in the past three weeks, according to weekly figures compiled by RP Data.
The figures are noteworthy because while auction results make headlines, private treaty sales represent around 85% of all dwelling sales across the country.
For the week ending July 21, RP Data records a Sydney median house price of $600,000 from 2,375 private treaty sales over the prior four weeks.
For the week ending June 30, RP Data recorded a median of $625,000 from 1,668 sales over the prior four weeks.
In contrast, Melbourne median house prices have risen from $441,750 as of June 30 to $447,750.
RP Data figures for the week ending July 21:
<img alt="rpdatajuly22five" height="292" width="470" src="/images/stories/2013/07/july22rpdatacharts/rpdatajuly22five.jpg">
RP Data figures for the week ending June 30:
<img src="/images/stories/2013/larry_uploads/private_treaty_sales_rp_data.jpg" width="470" height="288" alt="private_treaty_sales_rp_data">
The statistics are calculated across houses and units sold over the most recent four week period. Records without a valid sale price have been excluded from the analysis and median prices are withheld for cities where fewer than ten sales have been recorded. 
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Sydney private treaty house prices fall 4% in three weeks: RP Data

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Margaret Lomas has simplfied her “20 must-ask questions” before you buy an investment property saying it’s essential that you buy with your head and not your heart.
<a target="_blank" href="https://margaretlomas.com.au/">Margaret Lomas</a> is the host of two weekly property investment shows on Sky News Business Channel 602; 'Your Money Your Call' and 'Property Success with Margaret Lomas' which she creates and produces.
Margaret regularly travels Australia summing up the potential of the investing landscape for her 'Town Spotlight' where she explores what's happening in the regional towns of Australia. 
<ol>
<li>
What is the cash flow of this property? Have I taken into account all costs and can I afford to support it if it is negative?
</li>
<li>
What is the vacancy rate of the area? Start at the Real Estate Institute (REI) website.
</li>
<li>
What improvements are being planned for the area? Not all are positive; not many people want to live near a garbage tip or major entertainment venue.
</li>
<li>
What is the population growth? Nil or negative growth is usually not a good sign.
</li>
<li>
What is the competition? Look at approved development applications.
</li>
<li>
Is the property tenant-friendly? Forget fancy fixtures and fittings that will be costly to repair and replace.
</li>
<li>
What condition is the property in? Always pay for a building inspection and remember it’s tax deductible.
</li>
<li>
Does it have furniture? This is a must for a tourism property.
</li>
<li>
Is there a body corporate? If there is, carry out a body corporate search.
</li>
<li>
Is there a rental guarantee? Remember, a guarantee is only a promise which has no regulatory backing.
</li>
<li>
What is the current property management arrangement? What does it cost? Does it work well?
</li>
<li>
Is there a leaseback? Even though an operator is your tenant you need to check them out just like any other.
</li>
<li>
In the case of a new or off-the-plan property, who are the developers?
</li>
<li>
Is there a dual purpose, if this is a niche market (purpose-built) property?
</li>
<li>
What is the land availability in the area? Scarcity will lead to higher prices.
</li>
<li>
Is it close to a large city? Make sure it’s easy to get to the city by both private and public transport.
</li>
<li>
How old is the property? Older properties have less deprecation benefits.
</li>
<li>
Is the property at market value? Research recent sales.
</li>
<li>
Is the town you are considering based on just one industry? Avoid it.
</li>
<li>
Are you being commercial in your approach?
</li>
</ol>
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