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

<html><body>
The number of suburbs where you could be financially better of buying rather than renting has risen from 494 suburbs in December to 692 as of July, according to the latest RP Data Buy vs Rent Report.
The theoretical report lists suburbs across Australia where renters should think about doing the sums and perhaps looking at buying an equivalent property (if they can find one) rather than paying rent to a landlord.
The latest list is dominated by Queensland suburbs which make up more than third (242 suburbs) out of the 692 suburbs.
Greater Brisbane accounts for 71 suburbs while the remaining 171 can be found in the regional areas of the state.
There are 193 suburbs in NSW (73 are in Sydney), 75 in WA, 54 in Tasmania and 45 each in Victoria and South Australia.
Just two out of the 45 Victoria suburbs are in Melbourne.
Reflecting their relative unaffordability, there are just 29 Northern Territory suburbs on the list and six in Canberra.
A discounted variable mortgage rate of 5.4% and a three-year fixed mortgage rate of 5.15% have been assumed as part of the analysis.
Additionally, RP Data has assumed buyers hold a 10% deposit.
The full report is available to download for free at <a href="https://www.rpdata.com.au/buyorrent" target="_blank">rpdata.com.au/buyorrent</a>
</body></html>

lschlesinger-FZcF9M3vE6

Queensland dominates list of 692 suburbs where you could be better off buying than renting: RP Data

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Our property markets have turned the corner and there are more people interested in getting into property investment.
However, if history repeats itself (and it most likely will), while some will develop financial freedom through property, many investors won’t get past their first or second property.
So how do you succeed? Where do you start? There are so many options out there, everyone seems to have an opinion and many of their suggestions are conflicting.
To start you on the right path I’d like to help by suggesting 10 questions that I believe all budding investors needs to get their head around before buying into the property game.
1. What do you want to achieve?
 
Is it money? Wealth? Financial freedom? Maybe all of the above!
 Remember the bricks and mortar are not really the end goal; rather they’re just the vehicle you choose to get there.  
So, firstly, identify your end goal and then formulate a plan to get you there in a timeframe that works for you.  
You see, property investment, as with any other journey, requires you to know where you’re heading and how you intend to get there.  
Unfortunately, most investors don’t have a plan and that’s why they get lost along the way, get distracted by the latest investment fad or the next ‘hotspot’. And if they do have a plan they rarely review it to make sure they’re on track.  
2. What is your preferred strategy?  
Once you know where you are going you need to implement an investment strategy that helps you get there.  
Since you can’t save your way to wealth, your goal should be to build a substantial asset base through capital growth. My four-part strategy to achieve this is:  
<ol start="1">
<li>
Buy a property below its intrinsic value
</li>
<li>
In an area that has a long history of strong capital growth
</li>
<li>
Look for a property with a twist – something unique, special or different and
</li>
<li>
A property where you can manufacture capital growth through renovations or redevelopment.
</li>
</ol>
  3. What type of property?  
You need to own the right type of property; one that will be in continuous strong demand from both owner-occupiers and tenants, because the former push up market prices, whilst the latter help to pay your mortgage.  
Today, more people are trading their backyards for balconies and that’s why I prefer inner-suburban apartment-style accommodation.  
 
<hr class="system-pagebreak">
4. Should you buy something old or new?  
More often than not, new or off-the-plan apartments are a ‘box’ in a high-rise monolith. The problem here is that you pay a premium to the developer and miss out on the first few years’ capital growth.  
At the same time the majority of owners in the building are likely to be investors. I prefer buying where owner-occupiers, who look after the building better, predominate.  
If you haven’t guessed it by now, I prefer to buy an established apartment, in a character-filled block, which has the potential to be ‘tarted up’ with cosmetic refurbishments.  
This gives you the potential to not only increase your rental income, but also manufacture some capital growth.  
5. Where should you buy?  
Location is critical to the long-term performance of your investment. I look for suburbs that have always outperformed the averages or ones going through gentrification.  
These are generally lifestyle suburbs in major capital cities close to the CBD, amenities or water.  
Then I drill down even further and choose the best spots in those suburbs.  
6. When should you buy?  
While there are investment opportunities at most times, I’ve found that many of my successful investments have been made by going against the crowd and buying when most people are worried about the market and sitting on the sidelines.  
7. What can you afford?  
Before you start looking at what to buy, you need to know what you can afford to buy.  
Get a loan pre-approved and make sure you’ve set some funds aside for acquisition costs, holding costs and a financial buffer for a rainy day or rising interest rates.  
 
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8. How will you set up your purchase?  
It’s important to own your property in an entity that protects your assets and legally minimizes your tax.  
Whether you buy in your own name, your super fund or a trust, you need to be aware of what it will mean for you and your family, now and in the future.  
9. Who should you ask for help? 
If you are the smartest person in the room, you are in the wrong room!  
The real estate game is a team sport, requiring expert input and advice from a qualified accountant, a smart solicitor, a finance broker, an independent property strategist and a mentor who will help set you up for a win.  
10. Should I take advice from my friends and family?  
In general the answer is: no!  
Not unless they’ve invested successfully through a number of property cycles.  
This is because ‘the crowd’ is usually wrong. When everyone’s optimistic, people come out of the woodwork keen to give well-meaning advice; however, investors tend to be most optimistic at the peak of the cycle – when the risk is the greatest.  
Just like they are pessimistic at times when the property market is flat and the risk of further downside is low.  
As our real estate markets pick up and the cycle moves on, a whole new generation of investors will enjoy the prosperity property can bring.  
If you ask the right questions you could be one of them.
Michael Yardney is a director of <a rel="nofollow" href="https://www.metropole.com.au/">Metropole Property Strategists</a>.
 
 
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10 things you need to know when buying an investment property: Michael Yardney

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Sydney sits at the top of Australian capital cities for the number of private treaty house sales, according to RP Data.
The median price for private treaty house sales in Sydney was also second in the nation at $610,000, only trailing Darwin which came in with a median price of $665,000.
<img alt="rpdataprivatetreatyjuly8one" height="287" width="470" src="/images/stories/2013/07/rpdataprivatetreatyjuly8one.jpg">
<img alt="rpdataprivatetreatyjuly8two" height="209" width="470" src="/images/stories/2013/07/rpdataprivatetreatyjuly8two.jpg">
Private treaty sales represent around 85% of all dwelling sales across the country.
The statistics are calculated across houses and units sold over themost recent four week period.
Records without a valid sale price have been excluded from the analysis and median prices are withheld for cities wherefewer than ten sales have been recorded.
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Darwin pips Sydney for median private treaty house prices: RP Data

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The median asking rents for houses across the country ranged from $310 to $690, according to Australian Property Monitors.
<img alt="hobartrentjuly11" src="/images/stories/2013/07/hobartrentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Hobart for the June 2013 quarter. This represented a 3.1% quarter-on-quarter decline and a negative 1.6% year-on-year change. 
<img alt="adelaiderentjuly11" src="/images/stories/2013/07/adelaiderentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Adelaide for the June 2013 quarter. This represented no quarter-on-quarter change and no year-on-year change.
<img alt="melbournerentjuly11" src="/images/stories/2013/07/melbournerentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Melbourne for the June 2013 quarter. This represented a fall of 1.4% quarter-on-quarter  and no change year-on-year.
<img alt="brisbanerentjuly11" src="/images/stories/2013/07/brisbanerentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Brisbane for the June 2013 quarter. This represented no quarter-on-quarter change and a rise of 2.6% year-on-year.
<img alt="canberrajuly11" src="/images/stories/2013/07/canberrajuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Canberra for the June 2013 quarter. This represented a decline of 1% quarter-on-quarter and also a 1% year-on-year decline.
<img alt="perthrentjuly11" src="/images/stories/2013/07/perthrentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Perth for the June 2013 quarter. This represented a 1% quarter-on-quarter rise and a 14% year-on-year rise.
<img alt="sydneyrentjuly11" src="/images/stories/2013/07/sydneyrentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Sydney for the June 2013 quarter. This represented a no quarter-on-quarter change and no year-on-year change.
<img alt="darwinrentjuly11" src="/images/stories/2013/07/darwinrentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Darwin for the June 2013 quarter. This represented a -1.4% quarter-on-quarter fall and a 6.2% year-on-year decline.
Source: Australian Property Monitors June rental report.
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Darwin's $690 weekly rental tops national median weekly asking rents: APM

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Ok, you can call me a nerd if you like, but I love checking out the Australian Bureau of Statistics (ABS) website, there is some really cool stuff on there.
Tick-tock...it’s the population clock.  This is fun, you can see each hour the population clock tick over with real population data. On 9 July 2013 at 05:24:38 PM (Canberra time), the resident population of Australia was projected to be:  23,110,108.
<a target="_blank" href="https://www.abs.gov.au/ausstats/abs%40.nsf/94713ad445ff1425ca25682000192af2/1647509ef7e25faaca2568a900154b63?OpenDocument">Check it out</a>:
<img alt="chiversjuly12one" height="208" width="470" src="/images/stories/2013/07/chiversjuly12one.jpg">
Another fab thing is the animated population pyramid. This shows a cool graph of male and female populations by age group. You can click on the ‘view surplus’ button to see surpluses of ladies or gentlemen, by age, by state, so if you’re looking for a partner, perhaps start your research here!
There is a button you can click that animates the graph; you can see the population by gender from 1971 – 2015. It’s interesting to watch the shape of the graph change as you move through the years. This is a <a target="_blank" href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia">good tool to check out</a> when thinking about population demand for housing.
<a href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia"><img alt="chiversjuly12two" height="415" width="470" src="/images/stories/2013/07/chiversjuly12two.jpg"></a>
What I actually went to the ABS website for, before being distracted by clocks and animated graphs, was to check out the latest population growth data for the Hunter Region of NSW.
You see the ABS recently released its small area population estimates for the year ended June 2012.  This is the first insight into population change at smaller areas of geography since the 2011 Census.  Here are my key findings:
STATE SUMMARY
At June 2012, the estimated resident population of New South Wales was 7.29 million people. Between 2011 and 2012, the NSW population increased by 78,900 people (or 1.1%). This was the third largest growth of all states and territories, behind Victoria and Queensland.
At June 2012, just over one-third of NSW residents lived outside Greater Sydney and this increased by 17,600 people in the year to 2012, to reach 2.62 million.
The Hunter Valley (excluding Newcastle) had the largest and fastest population increase in the remainder of NSW (up 4,500 people or 1.8%) in 2011-12. The next largest increase was in adjacent Newcastle and Lake Macquarie (up 3,100 people), followed by Central West (2,100) and Capital Region (1,600). The only area to decline was Coffs Harbour - Grafton on the mid-north coast, down 90 people.
Maitland – West had the fifth largest growth after four Sydney areas. Thank you, we’ve been developing here for some time.
Large growth was recorded near the Australian Capital Territory, in the Hunter Valley and in the Central West.
The ABS is full of important information, at a click of a key I found some industry data for one town Property Bloom works in. It was interesting to see the breakdown by industry by employment. The top employer in this town was manufacturing, closely followed by retail. Now if I asked someone on the street, they may have said tourism as number one and mining close behind. So what sometimes seems obvious is not always the reality.
It’s important to take a ‘big picture’ look at the areas you invest in. That’s what Property Bloom does; we research populations, vacancy, median sales price, and long term sales data and combine it with what we hear on the street and from talking to our agents.  From this, we work out the best locations for our client’s developments.
Whilst it may not seem immediately relative, if you cross check the statistical data with qualitative research i.e. what you find going on in the market, it all makes for some good, solid backing to why you should be investing in that location.
Jo Chivers is director of <a style="font-size: 14px;" target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
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Crunching ABS data can be key to investment success: Jo Chivers

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Receivers from McGrathNicol have been appointed to the $326 million LM First Mortgage Income Fund, one of the funds that formed part of collapsed Gold Coast-based fund manager and property developer, LM Investment Management (LMIM).
At the same time trustee of another fund, the $400 million LM Managed Performance Fund, are demanding that group founder Peter Drake pay back more than $17 million in loans, the Australian Financial Review reports.
It follows LMIM administrators John Park and Ginette Muller from FTI Consulting revealing in April that the <a target="_blank" href="https://www.propertyobserver.com.au/trends/administrator-investigates-%2417-million-loan-to-lm-investment-management-founder/2013040360152">business had lent Drake $17 million.</a>
LMIM, founded by Drake in 1997, was placed in administration on March 19 leaving investors facing exposures worth more than $740 million in total.
McGrath Nicol were appointed receivers to the LM First Mortgage Income Fun by investment bank Deutsche Bank, with the AFR calling it a “pre-emptive action” ahead of July 15 court battle over control over the fund.
Deutsche Bank has provided a line of credit facility worth $25 million to the fund.
The court hearing is to determine whether FTI Consulting remains as responsible entity or fund management group Trilogy (which controls other LM funds) be appointed as the replacement responsible entity.
Last month FTI Consulting said it would seek to wind up the fund, where debenture holders have around $288 million invested.
Investor funds were lent on as registered first mortgages over commercial, residential, industrial, retail and vacant land – most of which is now in default.
Prior to its collapse, LM Investment management secured the sale of 28 loans leaving a balance of 27 loans totalling $481 million.
A January 2013 update reveals that the historical book value of the fund is now $326 million.
A June 2012 report revealed provisions for impairments of $146 million in the fund leaving a net balance of $334 million.
Of the $480 million lent out, $216 million was secured against assets under construction with the loan to be repaid through “cash flows of the project”.
Four of the loans account for 10% of the fund‘s exposure each and total
Management fees over 2012 were $2.47 million and were $9.1 million in 2011, the annual report shows.
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LMIM founder Peter Drake under pressure to repay $17 million loan as receivers appointed to $326 million mortgage fund 

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The Real Estate Institute of Western Australia president David Airey has downplayed a report that the Perth rental market was tight with rents going up.
The REIWA data currently shows 4,200 rental properties on the market after a significant jump which puts the vacancy rate rose at 3.2% up from a tight 1.9% in December 2012.
The data release followed claims that Perth was among the country’s most expensive capital cities to rent a house, according to Australian Property Monitors, <a target="_blank" href="https://www.propertyobserver.com.au/landlords/darwin-s-%24690-weekly-rental-tops-national-median-weekly-asking-rents-apm/2013071163177">who gave the median advertised asking rent for houses in Perth at $490 per week, just $10 below Sydney's $500</a>.
APM’s June quarter rental market report suggested record levels of immigration into Perth from eastern states when there hadn’t been much building prompted the shift.
Perth was the only capital city in the country to secure growth in both house and apartment rents during the June quarter, according to APM which hd house rents up 14% and units up 13.3% in the past year.
But REIWA data for the three months to May put the Perth median rent at $475 per week. This was up by just $5 on the March quarter and was generated solely byunits and apartments as house rents didn’t shift.
REIWA says rental listings are 10% up over the June quarter at 53% higher than the same time last year.
"The data from our members across the metropolitan area put the median rental for houses at $480 per week and units at $455 per week.
"But of course that means that half of all rental properties on the market are under that price, as the median is the middle point in the market.”
Mr Airey expects to see a softening in rents for the second half of this year because of a slowing economy and strong first homebuyer activity.
“Our mining based economy and associated jobs is not as strong as it was last year.
"Separate to that, the significant number of first home buyers means that many tenants are leaving the rental system for a mortgage, thereby freeing-up more stock back into the rental system,” Mr Airey said.
He also went on to say that the real estate agents had noticed a significant drop in the level of enquiries they were getting for rental accommodation and that long queues of prospective tenants at home-opens had disappeared.
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REIWA says Perth rental tightness not as APM claims

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RP Data's Tim Lawless says that the latest June data takes the quarterly growth rate to just 0.2% after the March quarter posted a seasonally strong 2.8% increase.
Dwelling values are now 3.8% higher over the 2012/13 financial year.
As a comparison, capital city home values fell by -3.6% over the 2011/12 financial year.
{qtube vid:=A5BGnDSjdIw}
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RP Data's Tim Lawless July housing market update

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The unemployment rate in June ticked up to 5.7% from 5.5% the month before, according to figures released this morning by the Australian Bureau of Statistics.
This is slightly higher than had been expected, with an AAP survey of 14 economists having tipped a 0.1% rise to 5.6%.
The economy added 14,800 new part-time positions in June, but lost 4,400 full-time jobs. The participation rate (those in jobs or currently looking for employment) rose to 65.3% from 65.2%, suggesting some of the increase in unemployment could be due to more people actively looking for jobs than during the previous month.
On Monday, an ANZ monthly survey of job advertisements found they had fallen for the fourth consecutive month during June, adding a 1.8% fall to the 2.5% fall in May. Job advertisements are 19% below the level they were at a year ago.
Unemployment is one of the key measures looked at by the RBA when it decides whether to cut official rates.
Just before the unemployment figures were released, Westpac senior economist Justin Smirk said the pressure remains on the RBA to cut rates further in its August meeting.
“The fact that inflationary expectations remain well anchored suggests they have ample scope to do so should they decide it is necessary,” he said.
Stocks up after positive comments from Fed chair
The Australian sharemarket was up 1.03% at 10.20 this morning, after the minutes of the latest United States Fed meeting reassured American markets overnight..
The benchmark S&amp;P/ASX200 index rose 49.9 points or 1% to 4,951.3 at 12.00 AEST, while in the United States the Dow Jones Industrial average fell 8.7 points or 0.1% to 15,291.
“Bernanke’s statements following the release of the minutes provided confidence after he reassured that the Fed won’t automatically increase interest rates after the unemployment target rate is reached,” says Miguel Audencial, a sales trader at CMC Markets.
“The reaction of the market was positive with the US stock futures rising after hours. I would expect this boost to flow through the Australian and other Asian markets today as well,”
Leading the gains were energy traders, buoyed by strong gains in the price of crude oil overnight.
Hiring managers budget for 3-5% salary increase as unemployment rate edges up
Three in four (74%) hiring managers are bracing for annual salary increases of 3-5%, according to a survey of 1,800 Australian hiring managers released yesterday by recruitment consultancy Michael Page.
The survey also found salary concerns to be the leading reason for employees leaving a business, according to 30% of those surveyed. Another 28% nominated gaining more experience as the key reason employees jumped ship, while 13% said employees left for better promotion opportunities.
For the year to February 28, salaries rose 3.5%, according to data collected by Hays Group. This is above the inflation rate, which for the year to the end of February stood at 2.5%.
“Unemployment is still comparatively low and some sectors and job functions continue to have skill shortages,” Hays Group noted in its report, adding that this put talented employees in a good position to negotiate.
This article originally appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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Unemployment climbs to 5.7%

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As <a target="_blank" href="https://www.smartcompany.com.au/buy-or-sell-a-business/056104-lisa-ho-folds-as-administrators-are-unable-to-find-a-buyer-for-the-iconic-brand">Lisa Ho Designs</a> enters liquidation, it has emerged from its administrator that designer Lisa Ho has bought the intellectual property rights to the brand name.
Lisa Ho Designs entered liquidation yesterday as a result of a creditors meeting, and final entities will be wound up in the next two weeks.
Administrators Barry Taylor and Todd Gammel of HLB Mann Judd Sydney announced they reached an agreement with brand owner Lisa Ho regarding the sale of the majority of the intellectual property of the business.
Gammel said this morning that Ho had obtained the rights to the name and the archive of historical designs. He could not speculate on what Ho would do with the intellectual property rights, stating that was "her decision".
The news follows the separate sale of Lisa Ho eyewear intellectual property to luxury eyewear producer and distributor Face Optics on June 28.
Gammel said in a statement the arrangement with Face Optics will result in a return to the secured creditors of the Lisa Ho business after costs.
"After the extensive sale program, we came to a position that the sale of the IP to the two separate parties was the best way of maximising value for these assets," Gammel said.
"The arrangements also mean that there is an opportunity for the Lisa Ho brand to continue in both eyewear and clothing, notwithstanding the liquidation of the Lisa Ho Group entities and ongoing realisation of remaining assets by the liquidators."
The Lisa Ho retail stores in Sydney and Melbourne closed on July 7, while a final warehouse sale of unsold apparel, samples, archive pieces and unused materials is underway in Surry Hills, Sydney today and tomorrow, July 12. The online retailer division has also shut down.
"New stock has continued to arrive and stock from closed stores consolidated, so there is an opportunity for a great discount on day wear, evening and bridal dresses," Gammel said.
The chief executive officer of the Council of Textile and Fashion Industries of Australia, Richard Evans, said that popular brands with goodwill in the community can thrive if the name is carried on by a new business.
"Lisa Ho was a credible brand for many years and it has a goodwill following among consumers," he says.
Lisa Ho went into administration in May this year, with around 100 staff put out of work. At the time, Taylor said the company had debt of around $11 million.
Last week, fellow Australian fashion brand <a target="_blank" href="https://www.smartcompany.com.au/retail/056338-fate-unknown-for-fashion-brand-kirrily-johnston-under-administration">Kirrily Johnston</a> went into administration, part of a tough run for the fashion retail industry in recent years.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/">SmartCompany</a>.
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