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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Tasmanian motoring group the RACT has ‘’taken an exciting first step’’ into the tourism and leisure market. It’s teamed up with the Victorian RACV to buy the Grand Mercure Hobart Central Apartments for about $25 million.
RACT chief executive Harvey Lennon said the four and a half star, nine storey development which opened in 2012, would be renamed the RACT/RACV Hobart Apartment Hotel.
The Collins Street hotel is behind the historic Hadleys Hotel, also expected to change hands to new owners for about $10 million.
Receiver KordaMentha is selling the properties after their owner, the Doherty Group, came under pressure from lenders.
Under the new joint venture arrangement, the hotel will be operated by the RACV after the new hotel opens in September.
Tasmania is a popular destination for Victorians, who according to Tourism Tasmania, make 320,000 visits to Tasmania a year.
Some seven out of 10 of these visits are for a holiday and 77% incorporate Hobart.
RACT's 184,000 members will directly benefit from a 25% discount off the non-member rate.
The hotel comprises 125 rooms including one and two-bedroom apartments and studios, a restaurant, several conference and event spaces, on-site parking and a gym
</body></html>

staylor-63KgDrKwoY

RACT and RACV buy Grand Mercure Hobart Central Apartments

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Dwelling values are expected to rise strongly in June regaining most of the losses recorded over April and May.
For the first 27 days of June, dwelling values across the five city aggregate index are up 1.7%, according to the RP Data-Rismark Daily Index.
This takes values roughly back to where they were at the beginning of May and 1.4% higher since the start of the calendar year.
RP Data-Rismark recorded a 1.2% decline in dwelling values across eight capital cities in May and 0.5% down over April.
"The RP Data-Rismark Hedonic Index series is likely to retrace the decline in home values which was recorded over the months of April and May when the end of June figures are released on Monday,” says RP Data national research director Tim Lawless.
“The daily index has shown a consistent upwards trend over the month, with the main drivers being Perth and Sydney where values are likely to end the month up more than 2%.  
“The Hedonic Index movements have closely mirrored the changes in consumer sentiment, with the Westpac-Melbourne Institute survey of consumer sentiment showing a similar trend over the past three months; down in April and May followed by a further rise in June.”</body></html>

lschlesinger-FZcF9M3vE6

Property market to reclaim lost ground with 1.7% rise in June to date: RP Data

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Citi Research modelling that forecasts house prices to rise 3% between now and March next year before a "slight" 2% correction thereafter are "broadly" in line with the views of RP Data.
<a target="_blank" href="https://www.propertyobserver.com.au/residential/australian-housing-bubble-risk-overblown-with-prices-to-peak-in-march-2014-citi/2013062562659">Citi Research analysts Paul Brennan and Josh Williamson expects</a> a slight drop in house prices from the second quarter of 2014 to be driven by the “powerful effect” of lower Chinese immigration, a weaker Chinese economy and a lower Australian dollar. 
RP Data expects a similar trajectory for dwelling values, but driven by wages growth over the medium term. 
“The direction of labour markets, particularly the level of jobs creation and unemployment will have a direct bearing on the level of value appreciation across the Australian housing market as will consumer confidence,” says RP Data national research director Tim Lawless. 
“We are likely to report a fairly flat June quarter when our hedonic indices are released on Monday next week after a solid rise in values over the month of June retraces the 1.7% decline we saw in the index reading over the months of April and May. 
“Perth and Sydney are certainly the stand out performers currently, however Brisbane is also a market that is likely to see some improvement in market conditions which have been relatively sedate up to now,” he says.
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Citi forecasts of 3% rise in house prices and then slight correction from March 2014 “reasonable”: RP Data's Tim Lawless

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Economist Saul Eslake says he is not particularly troubled about the risks of a 'housing bubble' re-forming in Australia following Citi Research, which drew a similar conclusion. 
<a target="_blank" href="https://www.propertyobserver.com.au/residential/australian-housing-bubble-risk-overblown-with-prices-to-peak-in-march-2014-citi/2013062562659">The Citi Research report</a> downplayed the risks of a housing bubble forming and forecast house prices to rise 3% between now and March next year before a “slight” 2% correction driven by the “powerful effect” of lower Chinese immigration, a weaker Chinese economy and a lower Australian dollar. 
Eslake, chief economist at Bank of America Merrill Lynch (BAML) described the Citi Research as “really interesting, innovative and insightful” but remains circumspect about the impact of Chinese demand on Australian house prices. 
“While I was aware of various pieces of anecdotal evidence linking Chinese demand to movements in house prices, this is the first time I've seen any rigorous attempt to quantify it,” Eslake tells Property Observer. 
“In some ways it's hard to see a causal link between Chinese industrial production (IP) and Australian house prices; and lots of things in Australia are correlated with Chinese GDP growth these days (including Australian GDP growth and, inversely, the RBA cash rate), so there might be an element of 'double counting' here. But it's still a very interesting piece. 
“More broadly, I've not been particularly troubled about the risks of a 'housing bubble' re-forming in Australia.” 
Eslake says the present recovery in housing is weak by historical standards and is proportionately reliant on investors. 
“I think households, particularly those who already have some debt, will continue to prioritize paying debt down over taking out new debt, which will inhibit non-FHBs, while FHBs are likely to remain apprehensive about their employment prospects and hence wary about entering the market. 
“If there were signs of a 'bubble' developing because of low interest rates, the RBA in conjunction with APRA could use 'macro-prudential instruments' to reduce that risk. 
These instruments could include mandating lower maximum loan-to-value ratios and shorter mortgage terms by requiring banks to hold more capital against mortgages. 
“Canada has done both of these things and the recent New Zealand budget gave the Reserve Bank of New Zealand (RBNZ) power to do something similar if warranted.”
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Little chance of housing bubble building in Australia but China effect may be overstated: Saul Eslake

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So, what is better training to buy a home - business management training where you learn about budgets and goals and organisational structure, or crisis management where you have to deal with threat management, stress and fatigue and on-the-spot decision making?
There’s no doubt that you need to bring a knowledge of budgets and cashflow and goal-setting to the homebuying process. They are the skills that help offset the emotion that can often cloud that process.
But once you’ve laid a solid plan, and once you’ve found a home that fits your well-thought-through goals and it’s time to <a target="_blank" title="Posts tagged with Negotiate" href="https://marketnews.com.au/tag/negotiate/" rel="tag">negotiate</a> to buy that home – that’s when crisis management comes into play.
It may seem strange to describe buying a home as a crisis. But it is a situation full of <a target="_blank" title="Posts tagged with uncertainty" href="https://marketnews.com.au/tag/uncertainty/" rel="tag">uncertainty</a> and unexpected threats. As a homebuyer you’re in a position of little knowledge or power and you can often lack the ability to read the signals being put out by people who are experts in their field.  And if you get it wrong, it can be potentially disastrous – you can end up with the wrong home (or no home) or end up paying too much for a home.
It’s how you deal with uncertainty that makes all the difference when you’re buying a home. If you’re used to having everything sorted out and tabulated and double-checked, then dealing with the unknowns associated with negotiating on a home can feel pretty unnerving.
We think negotiating on a home is a bit like being an airline pilot or a firefighter – you have to anticipate the worst, while staying calm, and be constantly on the lookout for information and signals that will tell you what to do next.
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0" frame="box"><tbody>
<tr>
<td valign="top" width="308">
Business Management Concepts
</td>
<td valign="top" width="308">
Crisis Management Concepts
</td>
</tr>
<tr>
<td valign="top" width="308">
Budgets
</td>
<td valign="top" width="308">
Understanding Human Error
</td>
</tr>
<tr>
<td valign="top" width="308">
Goals
</td>
<td valign="top" width="308">
Situation Awareness
</td>
</tr>
<tr>
<td valign="top" width="308">
Organisational Structure
</td>
<td valign="top" width="308">
Error Chain
</td>
</tr>
<tr>
<td valign="top" width="308">
Synergize
</td>
<td valign="top" width="308">
Threat and Error Management
</td>
</tr>
<tr>
<td valign="top" width="308">
HR
</td>
<td valign="top" width="308">
Pilot, Co-Pilot and Crew Concept
</td>
</tr>
<tr>
<td valign="top" width="308">
Technology and IT
</td>
<td valign="top" width="308">
Checklisting
</td>
</tr>
<tr>
<td valign="top" width="308">
Marketing
</td>
<td valign="top" width="308">
Understanding Cultural Differences
</td>
</tr>
<tr>
<td valign="top" width="308">
Win-Win
</td>
<td valign="top" width="308">
Communications
</td>
</tr>
<tr>
<td valign="top" width="308">
Training
</td>
<td valign="top" width="308">
Stress and Fatigue
</td>
</tr>
<tr>
<td valign="top" width="308">
Sales
</td>
<td valign="top" width="308">
Decision Making
</td>
</tr>
</tbody></table>
Here are some of the aspects of crisis management that apply equally to negotiating on a home:
Situation Awareness - You need to know who to deal with in the negotiating process and who your competitors are, and you need to focus on your goal without being distracted by trivial issues. At James, we always have two advocates negotiating, one to oversee the <a title="Posts tagged with negotiation" href="https://marketnews.com.au/tag/negotiation-2/" rel="tag">negotiation</a>, and another to attend to all the nuts and bolts of the <a title="Posts tagged with negotiation" href="https://marketnews.com.au/tag/negotiation-2/" rel="tag">negotiation</a>. That gives us the overview of the situation that means we can focus on the process. Lack of Situation Awareness Examples
<ul>
<li>
Negotiating with one agent when somebody else buys through another agent
</li>
<li>
Focussing only on hiding your identity from the agent so he doesn’t know you will bid at auction only to see it sold beforehand without you being contacted
</li>
<li>
Talking to agents on many matters eg what homes you last visited and liked – that will give a clear guide to your capacity to pay for this current home.
</li>
<li>
Negotiating hard and getting the price going down but forgetting about another buyer who comes in from the side and takes the prize
</li>
<li>
Finding a minor problem (like some minor water damage) in the dream home and turning it into a major issue and not buying. Another version is reading a building inspection report as negative when its actually positive when compared to others.
</li>
<li>
Listening to a lawyer talk about a very negative clause and changing your mind on buying only to find that lawyer includes that clause in all their <a title="Posts tagged with contracts" href="https://marketnews.com.au/tag/contracts/" rel="tag">contracts</a> as well, and sees it as no big deal.
</li>
<li>
Extreme cases, but it happens more often than many sellers think – buyers refusing to buy a home because they “hate” the agent –forgetting they are not living with the agent after they purchase.
</li>
</ul>
Understanding Human Error – Nobody gets it exactly right always – not even us! The point is to recognise that this can and does happen (on all sides) and when an error is recognised that you have a plan to rebound from that to your advantage.
Dealing with the Error Chain – In plane crashes it is rare that one thing causes a crash, it is more often a chain of events. It’s the same when it comes to homebuying disasters.
Here are a couple of examples:
<ul>
<li>
Under spousal pressure – under work pressure – under agent pressure – no time to make the right decisions. You pay too much – and the result is an unhappy family
</li>
<li>
You have no plan – no advice – no process – no due diligence – no checks or validation. You end up with the wrong home – and the result is an unhappy family
</li>
</ul>
Make sure you don’t get caught up in a chain or errors that lead to a disastrous outcome. Our job can simply be to break the chain before the results become catastrophic.
Threat and Error Management Good knowledge, good systems or processes, good training, <a title="Posts tagged with good advice" href="https://marketnews.com.au/tag/good-advice/" rel="tag">good advice</a>and good management break the Chain of Errors – which is what you need to do.
Some key Threats in Good Home Buying
<ol>
<li>
You
</li>
<li>
Other Buyers
</li>
<li>
The Selling Agent
</li>
<li>
Your Buying Agent
</li>
<li>
Market Movement
</li>
<li>
The Seller
</li>
<li>
The Targeted Home
</li>
</ol>
One Solution: To manage “exact valuation errors” (where you miss on something you should have bought for a few dollars more) we developed the Control Price System or Range of <a title="Posts tagged with values" href="https://marketnews.com.au/tag/values/" rel="tag">Values</a> which replaced the outdated  “One Price Valuation with one Willing Buyer and one Willing Seller” concept.
Mal James is principal of<a rel="nofollow" target="_blank" href="https://www.jamesbuyeradvocates.com.au/" title="James Buyer Advocates"> James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.
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Key aspects of crisis management to help the homebuying process: Mal James

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Australian house prices are expected to rise a further 3% between now and March 2014 and then “fall slightly thereafter” by around 2% according to forecasts by Citi Research.
With RP Data calculating that house prices have risen just 2.9% since bottoming out in May last year, this would mean around a 6% gain in house prices following 200 basis points being cut from the cash rate since November 2011.
It would be by far the weakest recovery in house prices compared with previous interest-rate easing cycles.
<img alt="house_price_scenarios" height="364" width="470" src="/images/stories/2013/larry_uploads/house_price_scenarios.jpg">
Following rate cuts commencing in July 1996, house prices gained 13% over the following 18 months, they gained 30% following rate cuts commencing in February 2001, and lifted 11% following the big rate cuts that occurred from September 2008 onwards <a target="_blank" href="/news">noted AMP Capital Investors chief economist Shane Oliver in May.</a>
The primary drivers of a correction after March 2014 is a slowdown in the Chinese economy and less Chinese migration into Australia, both of which have been identified as having a strong correlation – albeit with around a three year lag time – with Australian house price movements.
<img alt="chinese_and_house_prices" height="334" width="470" src="/images/stories/2013/larry_uploads/chinese_and_house_prices.jpg">
This forecasts assumes that interest rates remain unchanged over this period and is calculated using a complex forecast model that factors in year-on-year changes in nominal house price, Chinese immigration, variable interest rates, Chinese industrial production, changes in the real trade weighted index, the non-FHBs average loan and consumer confidence.
“Our baseline model shows the nominal house price will continue to grow until March 2014,” say Citi Research analysts Paul Brennan and Josh Williamson.
“The initial house price increase is the result of sustained low interest rates which in turn causes increased borrowing.
“However, the downward pressures created by a slowdown of the Chinese economy, lesser appetite for capital inflows as reflected in a lower Australian dollar and reduced Chinese immigration will eventually overtake the upward momentum from positive domestic factors, causing prices to fall slightly.”
In the short term, the main driver for the Australian housing market will be the low interest rate, which is expected to remain at low levels for "the foreseeable future".
“We maintain our view that the official cash rate will remain at 2.75% until the second quarter of 2014," say Brennan and Williamson.
“This implies that the variable lending rate will also stay at current levels over the same period, easing households’ (particularly non-first home buyers’) concerns over mortgage pressures and consequently stimulating the demand for housing.
“We also assume consumer confidence rises gradually later this year.
“We have allowed for the non-FHB loan size to grow at higher than the historical average rates, which we think is reasonable in response to the record-low cash rate.
“The auction clearance rates in Sydney and Melbourne have been hitting the 70% to 80% mark for the first 5 months of 2013, coinciding with the RBA cutting rates to lows of 3% in December 2012 and again to 2.75% in April this year.
However, the lag factor of lower Chinese immigration growth since 2011-12 will add further downward pressures on house prices.
In addition, Citi's Chinese economists are of the view that "Chinese industrial production (IP) growth will moderate to below 10% over our forecast period, a significant reduction from the double digit growth rates seen not too long ago".
“The falling Australian dollar against major trading currencies, particularly the US dollar also points to weakening offshore investor interest in the form of reduced capital inflow appetite.
“We are of the view that the trade weighted index (TWI) - an average of the Australian dollar exchange rate compared with its most important trading partners - will continue to fall over our forecast horizon, suppressing house price growth.
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House prices to rise a further 3% to March 2014 and then fall around 2% under China effect: Citi Research

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Melbourne’s housing market has risen since the Easter holiday period, with auction clearance rates on the rise over April and May, according to Australian Property Monitors.
Auction listing numbers also rose over this period, with more than 700 extra properties offered for auction compared to the same period a year ago.
"This indicates that seller-confidence is on the rise in a market that continues to perform at three-year highs," Dr Andrew Wilson, the APM senior economist said.
The Melbourne market has been sustained by upper-price, inner-city home sales, although a more general pattern of buyer activity is emerging.
Middle-ring, mid-price range suburbs, particularly to the east of the city have attracted increased buyer activity.
Changes to the first home owners grant, announced by the local state government, will impact on the Melbourne market, as buyers rush to take advantage of the grant for established home purchases before it expires on the 30th June.
"The local Melbourne economy does however remain under a cloud, with the announcement of job cuts, particularly in the manufacturing industry contributing to the highest unemployment rate of the mainland capitals, which was at 6.2 percent in April," Dr Wilson said..
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Melbourne market sustained by upper-price, inner-city home sales: APM

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Adelaide is soon to have a striking set of three apartment buildings, ranging between 10 and 14 storeys.
The exterior of the buildings are striking cylinders which mirror the bustling streets below. Architecture firm Woods Bagot drew inspiration from Adelaide's modulating skyline to achieve the impressive aesthetics of the apartment complex. The theme is uniform across the three buildings and is designed to resonate the tone of local flora and fauna.
Developer Sturt Land's site is titled <a href="https://newmayfield.com.au/" target="_blank">New Mayfield</a>, the $250 million project that will provide 427 apartments to Adelaide's south west corner of the CBD.
{yoogallery src=[images/stories/2013/06/june26mayfair]}
The podium of New Mayfield is sandstone coloured concrete and stone with contrasting upper-level metal cladding.
Stage one of the development has a projected completion date of May 2015 and will contain 108 apartments, which will be a mix of one, two and three bedrooms and varying between 53 square meters and 100 square meters, including balcony. The size of the apartments will depend upon the amount of bedrooms.
The prices for New Mayfield apartments will range from $349,000 to $440,000 for one-bedders, while two-bedders will range from $499,000 to $695,000.
Stage two of the development has a projected completion date of February 2016 and stage three is expected to be finished in December 2016.
A four-level underground car park will be located on site.
The site features attractions such as: a residents only rooftop swimming pool, an integrated village square featuring public art installations and 3500 square meters of ground-floor retail, food and beverage and outdoor dining spaces.
Construction will be conducted by Tagara Builders, who recently handled the Uno Apartments; also located in Adelaide's CBD.
The site is on the former location of Mayfield Electrics Company and borders Sturt, Gilbert, Norman and Myers Streets.
Location wise, it is within walking distance to Chinatown, Central Markets and Gouger Street.
Award-winning architecture firm Woods Bagot have designed the development, whilst landscaping has been handled by Oxigen.
From the second level up each apartment is created to have a view of either: the city, the coast or the surrounding Adelaide hills.
The project has kept sustainability in mind throughout their planning utilising; a vacuum waste management system, solar glazing control, reduced energy air conditioning systems, GAP recycled water for bathrooms and irrigation, solar power technology and regenerative lifts.</body></html>

cbraithwaite-9D93BpxDCE

Three striking apartment buildings to comprise New Mayfield in Adelaide

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I have considerable faith in the longevity of the resources revolution but I wonder whether we’ll see another Moranbah.
With the mounting use of fly-in-fly-out workers staying in miners’ camps, many of the expected benefits of a major mining operation in your region may bypass the local town.
Moranbah is the Bowen Basin coal town in central Queensland where the median house price rose from around $50,000 to $750,000 within a decade, as coal-mining operations emerged and flourished. At one point the town’s capital growth rate (the 10-year average) was above 30% per year.
Now, with downsizing by mining companies as they seek to control costs, plus growing use of FIFO workforces, demand for Moranbah tenancies has dropped. Rents have halved and the median house price fell 5% in the latest quarter, based on RP Data figures, or 7% if you believe Australian Property Monitors. The median rental yield, which was in double digits last year, is now down around 5% or 6%, not much better than a capital city suburb.
Moranbah will revive, once the big miners sort through their cost-control issues, but I wonder whether it will ever return to the dizzy days of 12-15% rental returns and values rising massively.  
FIFO and miners’ camps were once the exception. Now they’re the norm. We’re moving towards a situation where everyone working on a new mine will be on a FIFO roster and no one will live in the local town.  
Bob Wilson, a long-time property writer who works for Hotspotting, has just completed an eight-week research safari through Queensland and the Northern Territory. He reports a stark contrast between towns where FIFO dominates and the ones where the workers live locally.  
The tiny town of McKinlay (population 17), between Cloncurry and Winton, was having a race meeting when Wilson passed through. The race day was sponsored by BHP Billiton, which operates the Cannington silver-lead-zinc mine, for which McKinlay is the nearest town. But BHP Billion has a mining village and an airstrip at the mine, and flies its workers in and out.  
“The only hint of a mine nearby is the steady procession of four-trailer road trains rumbling through McKinlay and turning right at the T Junction out to Cannington mine,” Wilson says.  
Alpha, population 300, sits at the heart the Galilee Basin coal province west of Emerald. “But,” Wilson says, “locals have got over the early euphoria when not one, or two, but five mining companies turned up ready to dig up the basin’s thermal coal and ship it overseas.  
“The easy-going folk in this service town realise now that none of the proponents will turn Alpha into a Moranbah overnight. All have indicated they will operate with FIFO crews and accommodate them on-site or at mine camps elsewhere, as Alpha lacks the infrastructure to cope.  
“Alpha’s little air strip is to be upgraded to airport status, but otherwise it looks like business as usual for the town.”  
The north-western town of Cloncurry has a different buzz, thanks largely to mining company CuDECO.  
Wilson says: “Cloncurry seemed a lot more energised than some of the towns of similar size I have seen on this trip. If uranium mining (discontinued in the 1980s) was Cloncurry’s past, then copper is surely the region’s future. CuDECO has spent six years firming up a resource west of Cloncurry which will produce high quality copper for at least 10 years.  
“Work is due to start soon on the $300 million Rocklands mine with CuDECO holding 60 houses in Cloncurry and deciding to build more homes for the 130 to 160 workers. In the interim, the company has built a workers’ village in the main street. The decision to largely bypass the FIFO option could see Cloncurry develop as a future regional hotspot.”  
Typical houses in Cloncurry cost around $250,000, so there’s room for growth.
Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/">hotspotting.com.au</a>
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terryryder-YECXbqmri2

Mining town Moranbah will revive but may never return to dizzy heights: Terry Ryder

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Sydney's median private treaty prices lead those of all other Australian capital cities, according to RP Data.
Over the month to June 23, the NSW capital had a median house price of $621,750 and a median unit price of $510,000.
<img src="/images/stories/2013/06/rpdatacapitalsjune25one.jpg" width="470" height="278" alt="rpdatacapitalsjune25one">
<img src="/images/stories/2013/06/rpdatacapitalsjune25two.jpg" width="470" height="210" alt="rpdatacapitalsjune25two">
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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