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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A private offshore investor has paid $1.535 million - a yield of around 8% - for The Mezzanine at 65 York Street, Sydney.
The prime strata investment is on the corner of Barrack and York Streets in an iconic art deco heritage building. 
The Mezzanine comprises approximately a 231 square metre showroom/office plus storage.
The sale was negotiated by Savills’ executive, Ben Adler who said that with heavy restrictions in place on buying investment property in countries such as Singapore, China and Hong Kong savvy offshore investors are now switching their focus to places such as Australia.
Adler says this has become even more advantageous with the weakening of the Australian Dollar and falling interest rates. 
"The result is a dramatic influx of investors chasing well located CBD investments that offer solid lease covenants and strong yields. 
"In the sub $10m range there are still several opportunities to purchase on yields of 7.5% plus," he says.
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lschlesinger-FZcF9M3vE6

Offshore investor buys art deco Sydney strata space for $1.535 million

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Much has been made of the rebounding listed property sector in the past 12 months.
Atchison Consulting managing director Ken Atchison highlighted recently that <a target="_blank" href="https://www.propertyobserver.com.au/commercial/a-reits-deliver-strong-results-and-beat-equities-ken-atchison/2013042360678">A-REITs returned 30.7%</a> over the year to March 31, outperforming equities by 10.7%.
“Over three years listed property returned 11.7% p.a. Industrial property was the strongest performing sector over three years at 20.4% p.a,” he said.
However, the sector is now 10% off its recent peak with A-REITs down 3.7% in May (compared with a 4.4% decline in equities).
Further gloss was taken off the sector following Australand’s unsuccessful attempts to negotiate a sale of its non-residential business to GPT.
The worst performers over May were residential develop FKP Group (-13% cumulative return) followed by the CFS Retail Property Trust (-8.2%) ,Westfield Retail Trust (-6.9%) and Australand (- 5.9%).
Stockland, Australia’s largest diversified listed property trust, suffered a 4.9% fall in total returns in May with Goldman Sachs A-REITS analyst Simon Wheatley noting that it has been carrying a large cumulative balance of provisions since 2008.
Taking a longer-term view, A-REITS have rebounded 148.2% from their March 2009 (compared with an 88.4% rise in equities over the same period) but are still 40% down from their peak.
Returns comparison
<img src="/images/stories/april3grandview/areits_performance.jpg" width="470" height="280" alt="areits_performance">
Source: Goldman Sachs
Wheatley notes that the sector was looking “expensive recently” with some REITs having recorded price falls of 15% to 20% in the space of a month.
However while there was a “meaningful decline” in May, he says A-REITs “fared relatively well versus the broader equity market”.
Apart from an overall fall in market conditions and confidence – the May NAB Monthly Business Survey had business conditions at low levels with unchanged mediocre confidence levels – other factors contributing to the slide include A-REIT-focused funds now having little spare cash to invest in the sector following recent capital raising investments, better value offered by recently devalued Asian REITS, as well as the recent fall in the Australian dollar.
The Australian Financial Review notes that a recent spate of capital raisings from Mirvac Group, Stockland and Cromwell Property Group, which raised $1.5 billion having “given investors a severe case of indigestion”.
However analysts like Adam Fairfax at JP Morgan believe investors will return to the sector spurred on by better yields offerings, quoting CFS Retail Property Trust and Westfield Retail Trust offering yields of 7.25% and 6.6% respectively.
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Recovery in "expensive" A-REIT sector falters with 3.7% fall in May

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It’s interesting to note that today the internet is the most significant communicator in the world – according to Internet World Stats, as of December 31, 2011 there was an estimated 2,267,233,742 internet users worldwide representing 32.7% of the world’s population.
Given the recent obsessions with tablets and smartphones this number would have increased significantly where I believe internet users would now be greater than 50% of the world’s population. To a certain degree our lives have become somewhat obsessive with information – sharing and accessing a multitude of networks in a relentless search for information.
I was interested to read comments this week by Andrew Jaspan, the former editor of The Age, who said paywalls were not the answer to falling print revenues – “I think you’ll probably see the Sydney Morning Herald and The Age stop printing within a year, or two years, Monday to Friday.”
Already it is becoming most obvious that the “rivers of gold” (advertising revenues) have been diverted to online platforms simply because they are much more cost effective.
Jaspan went on to say “It was one hundred and fifty years ago that newspapers were the cheapest way to distribute, now the cheapest way is online, the most expensive way is actually through newspapers. Newspapers are going to become premium price and going to sell less of them.”
Newspapers will become a weekend edition although in time I believe that they will cease to exist as tablets and smartphones become the intelligent choice of consumers.
What remains to be seen is will consumers revert to paywalls? I’m not convinced given all this does is open the door for new players to enter the online media world with smarter platforms. Paywalls are being set up by newspapers simply because online has made them redundant where it can be argued they still don’t understand online – time will tell.
The latest go-to word in the media was that nasty recession word which made a fascinating debut when applied to the Australian economy. The last recession in the early 1990s was debt related more particularly with households when the cash rate climbed to around 17% – although today it currently sits at 2.75 per cent. Professor Ross Garnaut delivered an interesting speech this week – <a target="_blank" href="https://www.whocrashedtheeconomy.com/blog/2013/05/garnaut-takes-us-behind-the-smoke-and-mirrors/" title="Garnaut takes us behind the smoke and mirrors.">Garnaut takes us behind the smoke and mirrors.</a>
“Between the recession of 1990-91 and now, mid-2013, Australians have enjoyed the longest period of economic expansion, unbroken by recession, of any developed country ever.”
He now believes Australians must choose between two different paths – ‘business as usual’ and ‘public interest’. “If we continue with ‘business as usual’, we continue to live behind the veil of ignorance that has descended around public life. But, sooner or later, we will experience deep economic recession with high unemployment.”
<img src="/images/stories/2013/06/simeonjune12one.jpg" width="470" height="339" alt="simeonjune12one">
 
<hr class="system-pagebreak">
<a target="_blank" href="https://www.smh.com.au/business/fears-of-a-recession-on-the-rise-20130606-2nrki" title="Fears of a recession on the rise">Fears of a recession on the rise</a> was followed quickly with <a target="_blank" href="https://www.smh.com.au/business/wa-in-recession-as-growth-slows-to-a-trickle-20130605-2nqh4" title="WA in recession as growth slows to a trickle">WA in recession as growth slows to a trickl</a>e which was then followed – up with <a target="_blank" href="https://www.theage.com.au/business/wa-recession-claims-are-hysteria-20130606-2nrzv" title="WA recession claims are ‘hysteria’">WA recession claims are ‘hysteria’</a> which was a classic example of the information highway running amok. There is no doubt that Western Australia will experience a slowdown given that is exactly what is happening to the mining industry – which definitely won’t be in ‘business as usual mode’.
Whilst we are faced with huge changes ahead within the business community they are also exciting times given the one industry that is growing at the fastest pace is the online side of the business. This means that every business (in some shape or another) will have to adapt smarter online initiatives which is even more exciting given the majority of these strategies are yet to be developed. It is most obvious that online is the new consumer communicator where the only problem for business is that they still remain firmly entrenched in ‘business as usual’ mode.
Stock levels continue to decline where in some instances volume numbers are at all – time lows despite the lowest ever cash rate. Interestingly enough we are seeing more panic coming from the purchasers not the vendors.
<h4>MOSMAN – 2088</h4>
• Number of houses on the market this time 2012 – 94 • Number of houses on the market last week – 85 • Number of houses on the market this week – 81 • Number of apartments on the market this time 2012 – 96 • Number of apartments on the market last week – 64 • Number of apartments on the market this week – 59
<h4>CREMORNE – 2090</h4>
• Number of houses on the market this time 2012 – 18 • Number of houses on the market last week – 8 • Number of houses on the market this week – 8 • Number of apartments on the market this time 2012 – 37 • Number of apartments on the market last week – 15 • Number of apartments on the market this week – 10
<h4>NEUTRAL BAY – 2089</h4>
• Number of houses on the market this time 2012 – 16 • Number of houses on the market last week – 11 • Number of houses on the market this week – 12 • Number of apartments on the market this time 2012 – 66 • Number of apartments on the market last week – 34 • Number of apartments on the market this week – 32
It has become increasingly obvious that yes, the way we do business is rapidly changing to the extent we need to be more adaptive and coherent with the future not the past. I love the saying that “if it’s not broken don’t try and fix it” – I would add that it’s actually been broken for quite some time given business has struggled to understand the speed of the information highway.
The vast majority of businesses in Australia apply the internet on a part-time basis which is simply because the proprietors simply don’t understand it – to the extent they basically have it on ignore.
It is quite obvious for the vast majority they need to adopt new strategies given we are faced with declining markets across the board. In the case of the real estate industry life after newspapers will be a monumental challenge for the agencies.
More particularly in that they will have to fund the new-world online initiatives?
Robert Simeon is a director of <a rel="nofollow" target="_blank" href="https://www.rwm.com.au/" title="RWM">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a rel="nofollow" target="_blank" href="https://www.rwm.com.au/news/" title="Virtual Realty News">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
 
 
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robertsimeon-hRNTwJyXkQ

Life after newspapers will be a monumental challenge for real estate agencies: Robert Simeon

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Interestingly, the industrial property market in metropolitan Melbourne still remains the largest in Australia.
The market has evolved significantly over the last two decades — largely underpinned by the strong growth in supply chain sectors (ie: the transport, logistics and distributions sectors).
In addition, there has been significant infrastructure investment, population and workforce growth, along with the entry of major institutions and developers.
<h3>Your choice has become wider</h3>
As a result, what you are seeing is quite a diversity in the types of industrial/logistics buildings demanded by corporate and other users — which have included manufacturers, as well as operators of warehouse/distribution and special temperature-controlled facilities.
The industrial market was one of the hardest hit by the GFC and it continues to be impacted by tough conditions, although they have is stabilised since 2011.
Land values have still not yet fully recovered from the depths of the decline experienced through the GFC, and remain at a 15% to 20% discount to pre-GFC values.
Yields and rents appear to have stabilised. However, some leasing still remains patchy, with transport, distribution and logistics sectors performing the strongest — given the impact felt from increasing supply chain needs of online retailing.
Absorption rates also remain subdued, at around 60% of average absorption rates observed through the 2000s.
Effectively, new supply has stalled; with limited strata unit projects emerging within in-fill locations. This lack of supply has continued to affect Melbourne's shortage of prime-grade stock, with many tenants being pushed into secondary-grade industrial buildings as a result.
Growth corridor plans from Melbourne's urban fringe have identified an additional 5,000 hectares of industrial land, which could come on to the market over the next 30 years.
Bottom line: This additional supply equates to approximately 40 years of demand — in addition to the 30 years of demand currently in the market.
Therefore, closer integration between logistics and online retailing will become an important driver of future industrial demand — especially as consumer sentiment picks up.
David Morton is a commercial and industrial property valuations specialist with <a target="_blank" href="https://www.charterkc.com.au/">Charter Keck Cramer</a>.
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dmorton-QVitgWwqj6

Industrial property in Melbourne is becoming more appealing: David Morton

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An investor has acquired a 170-square-metre warehouse unit in the Hyde Business Park in Yarraville for $420,000 for their self-managed super fund (SMSF). 
The two-level warehouse is one of 13 units being sold or available for lease in stage one of the business park development. 
It will lease for around $36,000 per annum equating to an indicative yield in excess of 8%. 
Yarraville is around 4 kilometres from the Melbourne CBD.
Another two-level unit in the development – unit 13 measuring 146 square metres over two levels - sold for $370,000. It includes a balcony looking over Melbourne’s Ports to the CBD. 
Both sales were negotiated by Colliers International’s Cameron Hunter and Nick Saunders, who have negotiated seven sales in the development to date. 
“The Hyde Business Park development is perched high on the hill and looks out to the Melbourne CBD. The views at night time in particular are unbelievable,” says Hunter. 
The remaining six warehouse units which feature automated roller shutter doors, kitchenette and shower within landscaped gardens remain available for purchase with prices from $365,000 from $465,000.
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SMSF investor acquires Yarraville warehouse with city views for $420,000 on 8% yield

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Hobart houses and units continue to spend the most time on the market, according to an RP Data report for the week ending June 9.
Hobart houses spend an average of 74 days on the market and offer the largest average vendor discount of 13.2%.
Hobart units spend an average of 103 days on the market and offer an average vendor discount of 11.1%.
Sydney houses spend the least amount of time on the market – an average of 35 days – and Sydney units only spend an average of 33 days on the market.
<img alt="rpdatatimeonmarketjune12one" src="/images/stories/2013/06/rpdatatimeonmarketjune12one.gif" width="470" height="318">
<img alt="rpdatatimeonmarketjune12two" src="/images/stories/2013/06/rpdatatimeonmarketjune12two.gif" width="470" height="422">
<img alt="rpdatatimeonmarketjune12three" src="/images/stories/2013/06/rpdatatimeonmarketjune12three.gif" width="470" height="427">
‘Time on market’ (TOM) is simply the average number of days between when a property is first listed for sale and the contract date.
The rate of vendor discounting is the average percentage difference between the original listing price and the final selling price.
The statistics are calculated across results received by rpdata over the past week and include properties transacted over the past four weeks.
The data is based on private treaty sales only and records without a valid sale price have been excluded from the vendor discount analysis. The analysis also excludes results where there are less than 10 observations.
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Hobart houses and units continue to linger on the market: RP Data

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Western Australia and Tasmania have led the states in the latest new listings activity figures published by RP Data for the week ending June 9. 
Western Australia recorded a 2.4% month-on-month (seasonally adjusted) increase in listings, while Tasmania had a 0.5% increase.
<img height="250" width="470" src="/images/stories/2013/06/rpdatanewlistingsjune12one.gif" alt="rpdatanewlistingsjune12one">
<img height="205" width="470" src="/images/stories/2013/06/rpdatalistingsjune3two.gif" alt="rpdatalistingsjune3two">
The RP Data listings index provides a lead indicator for the number of residential dwellings that are being prepared for sale across the Australian housing market.
RP Data customers account for over 70% of all listings in the Australian property market.
The index, which tracks the flow of metadata across RP Data’s real estate data platform, shows a 75% correlation with the number of new listings about to enter the market.
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WA and Tasmania lead new residential listings activity: RP Data 

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Somewhere deep in the ethics-free zone that is newspaper reporting they’ve come up with the wackiest notion yet: Western Australia is in recession.
It’s nothing of the sort, but in print media few give a damn.
Here’s how it works in metropolitan newspapers. Someone with a public profile makes a speech. A reporter lifts a single sentence from the speech, takes it out of context, puts an outrageous spin on it and turns it into the screaming negative that will make tomorrow’s front page lead. Other newspapers will pick up the story and repeat it as fact. Within 24 hours it has become an undeniable truth, repeated as such around the nation.
That’s how the notion of a real estate bubble got started in Australian several years ago. Reserve Bank governor Glenn Stevens made a speech. A Sydney journalist reported that Stevens said he was concerned about a real estate bubble. Most major outlets around the country picked up the story and repeated it as fact. It has been regarded as truth even since.
But Stevens never said it, nor anything remotely like it. It was more than a beat-up – it was a fabrication. I read a transcript of the speech and listened to an audio of the speech and the question-and-answer session that followed. The word “bubble” was never used. Nothing was said that could be construed as concern that Australian property prices were inflated. The RBA issued several media releases to correct the public record, but no one was interested.  
Last week something similar happened. Saul Eslake, a candidate for the national title of economic forecaster who gets it wrong most often, said this: “In WA it’s probably too early to say it is in recession but given the way unemployment is increasing it is very close.”  
Eslake’s rather startling leap from an alleged rise in jobless numbers to being on the brink of recession was based on erroneous numbers. He said WA’s jobless rate in April was 5.2% - but the ABS records a jobless rate of 4.9% in WA, well below the national average of 5.5%.  
Since when has a rise in unemployment been the marker for recession, anyway – but, no matter, the West Australian newspaper declared that the state already was in recession and it quickly became a national story. A fiddling of State Final Demand figures to create a negative impression added further to the beat-up.  
I’ve examined a range of economic indicators and they all show WA is the polar opposite of a state in recession. Out of nine indicators, it leads the nation on four, is second on another and third on the other four.  
Its population growth rate is 3.3%, well ahead of the 1.6% national average and easily the highest in the nation. Retail spending has risen 7.9% in annual terms, compared to the 3.1% national average and again the highest growth in the nation. Finance to home-buyers is up 10.8%, compared to just 1.6% nationally, and yet again No.1 among the state and territories.  
WA also leads in annual growth in gross state product, while annual growth in state final demand is a tick under 10%, three times the national average and second highest in the land.  
Building approvals are up 16.6%, double the national average, and growth in dwelling commencements is the third highest in Australia. There has been a 12.7% rise in loans to property investors, almost double the national average.
In Perth, residential rents have risen 20%-plus and prices are starting to follow, as increasing numbers of buyers compete for homes, some offering well above the asking price to beat off competitors.  
If this is recession, Australia is deep the toilet and the world is buggered.  
The federal Treasury was sufficiently disturbed by the bizarre media headlines to label the reports “hysteria”. Treasury chief economist David Gruen told a Senate hearing last week: “The idea that, in the face of the largest export boom we have ever seen, you ignore exports and focus on the price of the economy which is demand in WA and claim that that’s a recession, it belongs in the comic books, not in serious newspapers.
“We are in the midst of the biggest mining boom we have ever seen, a significant share of that is in WA - and they are exporting volumes of iron ore and increasingly liquefied natural gas at rates we have not seen before in our lifetimes.  
“Recessions have never been assessed on the basis of demand, they are assessed on the basis of output.”  
I’ve filed notions of a recession in WA in the same waste paper basket as claims that the resources boom is over. WA continues to be the national growth leader, challenged only by the Northern Territory, and Perth continues to have the nation’s second hottest city real estate market, bettered only by Darwin.  
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>
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terryryder-YECXbqmri2

Despite media misinformation, Western Australia remains national growth leader: Terry Ryder

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RP Data's research for April shows a sharp fall in the amount of time Australian residential properties are spending on the market. This is reflective of stronger housing market conditions over the first quarter of the year.
This is a great result, but we need to question whether the current rapid pace of sales can be maintained.
Across most capital cities, the current average time on market is lower than at the same time last year.  In fact, the time on market is lower across each capital city except for Brisbane and Hobart.
Time on market for capital cities:
<ul>
<li>Sydney - 35 days</li>
<li>Melbourne - 38 days</li>
<li>Canberra - 49 days</li>
<li>Brisbane – 72 days</li>
<li>Adelaide – 68 days</li>
<li>Hobart  - 110 days</li>
<li>Darwin and Perth - 52 days </li>
</ul>
Although time on market is at quite low levels it will be interesting to see whether or not these levels can be maintained with lower levels of new stock coming on to the market and the recent successive monthly falls in capital city home values.
On the other hand, sales volumes have been improving from a very low base indicating that if vendors set appropriate prices on their homes, they should be able to attract buyers and sell the home in shorter period of time.
Across the country, the average time on market for all homes is currently recorded at 60 days and at the same time a year ago, the figure sat at a slightly higher 67 days.
The national average time on market for a house is currently 62 days compared to 68 days a year ago. For units it was 61 days a year ago compared to 51 days currently.
Based on the latest time on market results, average time on market was abnormally high over the previous three months.  This performance can be attributed to a spike is seasonal activity where in January, and to a lesser extent February, the housing market was interrupted by a larger proportion of buyers, sellers and facilitators such as real estate agents, conveyances and financiers being  on holidays during the period.
Taking seasonality into account, the surge in selling time was much higher than normal over the early months of 2013. RP Data didn’t see the average selling time fall by as much as normal in March.
It is difficult to decipher exactly what has happened during this period where we saw longer selling time trends occurring in-line with a sustained drop in total listings. Potentially it could be that stock sitting on the market for a long time started to shift.  Because the time on market figure is only calculated across those properties that sell over the month, a higher proportion of older stock selling will bias the results higher.
Across the combined capital cities, homes are currently taking an average of 50 days to sell compared to 60 days at the same time a year ago.  Over the previous three months, the time on market was significantly higher; however, the figure has now returned to similar levels as those in November 2012 (49 days).
Capital city houses are currently taking an average of 53 days to sell and units 44 days compared to 61 days and 56 days respectively a year ago.  Similar to the national results, there was an unusually high average time on market for the first three months of the year.
Looking further into the relationship between the six months change in capital city home values, and the average days on market for capital city homes, we found that when values are rising, the number of days it takes to sell a home is inherently lower.
On the other hand, when values are falling or growth is more moderate, the time on market tends to be higher.  Of course this is a logical relationship but it is interesting to note that the change in direction of value movements actually tends to slightly precede the change in the number of days in market. This is indicative of the slight delay in the market catching up to the prevalent market conditions.
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data</a>.
Note: The time on market figure measures the average difference between the date at which a property is first listed for sale and the contract date.  It is important to note that this metric is only measured across private treaty sales, i.e. it does not include auctions.  When the time on market figure is low it indicates that buyers and sellers are agreeing on a sale price relatively quickly and vice versa.
 
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ckusher-ujnxiKuFQs

Faster house sales reflect stronger market conditions over first quarter of 2013: Cameron Kusher

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The Reserve Bank board must harbour some small concern that despite record low interest rates, Australia’s economy is not responding quickly.
It is not creating the a sharp turn-around in consumer or business confidence.
In fact, in the face of rates being cut to record lows, Australian consumer confidence fell.
That said, it was measured just after the federal budget, and there weren’t many smiles in that.
Yes, I understand that auction clearance rates in Sydney have topped 80% in the past couple of weekends. I know that Melbourne is showing signs of recovery. But Queensland’s ongoing malaise, caused by a massive fall in coal prices and the property market continuing to lie flat on its back gives cause for concern.
Again, what happens if you cut rates but nothing (or not enough) happens? The dollar’s fall will do more to stimulate Australia’s economy – especially the rural and the manufacturing sector.
Yet though the government will consistently blame the dollar for all the recent travails in the economy, it will not face up to the fact that the horse has bolted.
Manufacturers have left the country and those that haven’t already are heading there as quickly as possible. And this is where the government has been too slow to respond. This is where the sliver of a majority has worked against the Australian people and the Australian economy.
If we had our time over again, the better solution would have been for Australia to go back to the polls in 2010 to get a decisive majority for either political party.
In the past three years – despite hectic legislation – it is hard to conclude that Australia has done anything other than wallow.
Gross National Expenditure is running around 1%, which shows it is the import/export side of the equation that is still holding up growth. That said, as Treasury Secretary Martin Parkinson said this week, there is some stupidity in looking at the numbers. To suggest that WA is in recession was just plain dumb.
The problem is that WA – like Australia – is a big place and what households are feeling in Perth is vastly different from Port Hedland or Paraburdoo. What Australia needs - and I think the public is up for it – is big fundamental change: to the tax system, state and federal relations and to the way social welfare is paid.
I understand in saying this that the white noise will be immense as individual groups win or lose from such changes. But for Australia’s productive future, change has to occur.
The nation has to be able to pay its way. But even more, if must give incentive to those prepared to take risks, in order to create more wealth in the future.
The feeling I get right now – from all parts of Australia – is that the nation has squandered the mining boom.
And now that its best days appear to be behind us, the big question is whether Australia can make hard decisions to better profit from its tail. And that does not mean handouts, it means acknowledging the concept of being paid for a hard-day's work and not being taxed too heavily for the privilege.
<a href="https://www.rossgreenwood.com.au/" target="_blank">Ross Greenwood</a>  is the finance reporter for Today presenting his “Money Minute”segment daily at 6.50 and 7.50am and Nine News and presents Money News nightly on 2GB. He has been the editor of numerous business publications, including Personal Investor between 1986 and 1997.
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