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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The total number of new houses and apartments approved for construction in April lifted by a stronger than expected 9.1% to 13,774 dwellings with private sector house approvals trending up strongest in WA, NSW and Victoria, according to the latest ABS data.
This followed a fall of 5.5% in March on a seasonally-adjusted basis.
April’s result was well above economists median expectations of a 4% rise in building approvals in April, according to last week’s Bloomberg survey.
Building approvals are forward indicators of future demand for new houses and apartments and are also factored into RBA decisions about the cash rate.
Private sector housing approvals lifted 2.5% over April and have risen for four months.
In the more volatile apartment market, approvals lifted by 18% following a fall of 9.9% in the previous month.
Year-on-year private total dwelling approvals are up 27.3% with private sector housing approvals up 18.9% and apartment approvals up 37.2%.
Economists had tipped a 22.5% year-on-year total dwelling rise.
Looking at the longer-term trend, the ABS notes that the total number of dwellings approved have risen in April, in trend terms, for the first time in 2013.
Dwelling approvals increased in the Northern Territory (8.7%), Tasmania (2.9%), Western Australia (2.5%), New South Wales (0.7%) and Queensland (0.5%) in trend terms.
They declined in the ACT (-2.2%), Victoria (-1.1%) and South Australia (-0.8%). Dwelling approval trends have been rising for more than one year in both Western Australia and Queensland (15 months each) while falling for the last nine months in Victoria says the ABS.
Western Australia (1.9%), New South Wales (1.3%) and Victoria (1.1%) experienced the largest rises in private sector house approvals.
In New South Wales the trend has been rising since April last year (13 months). Private sector house approvals rose in Queensland (0.2%) for the first time since February 2012.
"The rebound in April was broad-based, reflecting an increased number of approvals in six of eight states and territories, Queensland and the Australian Capital Territory proving the exceptions,” said HIA chief economist, Dr Harley Dale.
“Over the three months to April 2013 approvals were up everywhere except New SouthWales and Victoria.
"In 2012 we had four out of eight new home building markets in Australia in recession. In that context the recovery implied by the profile for building approvals is very modest, a fact reinforced by the effectively flat trend evident in recent months.
“It is nevertheless vital to be seeing some signs of improvement – approvals suggest an increase in housing starts in the current fiscal year in the order of 7%, which is HIA’s forecast.
“The concern is that the new home building activity implied by a range of leading indicators, including building approvals, does not provide evidence of a durable recovery and certainly does not provide evidence of a recovery commensurate with the requirements of the Australian economy as it transitions away from a disproportionate reliance on resources-related investment
"This situation represents a challenge for state and federal government policy makers. Lower interest rates are delivering some traction for new residential construction. However, a recovery of the magnitude and duration required by the Australian economy will not be forthcoming without regulatory and taxation reform to reduce the excessive and inefficient cost base embedded in the new homebuilding sector,” said Dale.
In value terms, building approved fell 2.7% in April following a rise of 6.1% in the previous month.
The value of residential building rose 3.8% following a fall of 6.4% in the previous month. The value of non-residential building fell 10.3% following a rise of 25.2% in the previous month.
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lschlesinger-FZcF9M3vE6

Dwelling approvals rise by a stronger than anticipated 9.1% in April: ABS

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Consumer sentiment has recorded a significant uplift since late 2011, however if recent weaknesses in the measure continues we are likely to see repercussions for the housing market despite the low interest rate environment.
Based on the May results, consumer sentiment fell by -7.0% over the month following a -5.1% fall in April which now sees the index sitting at 97.6 points; the lowest reading since August 2012 and indicative of higher levels of pessimism than optimism.
While inherently a volatile monthly measure, sentiment based on the index results tends to react to the latest news and worldwide economic events where as an example, it was widely reported that the federal budget announcement was largely responsible for the weakness this month.
Nevertheless, looking at the six month average sentiment figure, it sits at 103.7 points, only slightly more optimistic than pessimistic.
<img src="/images/stories/2013/05/kushermay30one.jpg" width="470" height="238" alt="kushermay30one">
This would tend to suggest that consumer confidence remains fragile and is subsequently likely to be reflected in consumer spending habits.
With the results confirming that consumer sentiment eased over the past two months, RP Data anticipates that these results may foreshadow a slowdown in other sectors of the economy, specifically retail spending and housing.
It is reasonable to say that for any buyers wanting to purchase a home in the near future, they would be seeking to find more confidence in the economy so they are secure with their ability to service debt levels.
We have investigated the annual change in capital city home values against the annual change in the six month rolling average reading for consumer sentiment where ever since the beginning of 2008 there has been a strong correlation between home values and sentiment.
With the monthly consumer sentiment reading falling by -11.7% since March 2013, we would expect the lower sentiment reading to have a dampening effect on dwelling value growth.
<img src="/images/stories/2013/05/kushermay30two.jpg" width="470" height="239" alt="kushermay30two">
 
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According to the rpdata-Rismark Home Value Index results, combined capital city home values fell by -0.5% in April and are down a further -1.1% over the month of May to date.
This suggests that the lower confidence readings may already be at work.
Interestingly, capital city values have been falling despite the fact that clearance rates have been strong throughout 2013 and are currently at their highest levels in three years. Of course, auctions represent just a small proportion of all sales and are more reflective of the premium housing market.
We believe that the auction market is likely responding to the fact that equities markets have recently rallied, premium home values have fallen by a much greater amount than other sectors of the market and mortgage rates are at very low levels on an historic basis.
The consumer sentiment trend in the Westpac &amp; Melbourne Institute Index also shows a strong correlation with housing market activity where the rpdata findings show an annual change in sales volumes in Sydney, Melbourne and Brisbane and the annual change in the six month average consumer sentiment reading.
Once again, there is a reasonable correlation between the two readings. Based on the recent decline in consumer sentiment it can be expected that sales activity may also slow over the coming months.
<img src="/images/stories/2013/05/kushermay30three.jpg" width="470" height="225" alt="kushermay30three">
Of course no one truly knows the future direction of the housing market but if recent trends are anything to go by it will be heavily influenced by consumer sentiment.
The two months of weakness in data could easily be reversed over the coming months however; the volatility in consumer sentiment and global economic uncertainty is making consumers much more cautious.
This fact is highlighted by additional data which shows households are saving around 10% of their income and have done so consistently for the past five years.
Another finding worth noting is the statistics produced by the Reserve Bank (RBA) on credit and debit card debt. On average, the results show that the outstanding balance on credit cards over the 12 months to March 2013 has fallen by an almost record -2.4% over the year.
The total number of credit card transactions has increased 1.7% over the year compared to average annual growth of 5.8% over the past decade.
Conversely, the number of debit card accounts increased by 6.7% over the year compared to the decade average annual growth of 4.2%.
These results show that consumers prefer to use their savings over borrowed money.
There has been clear evidence of weaker housing market conditions over the second quarter of 2013. The housing market is highly seasonal and we anticipated a slowing of conditions over the current period however, it is likely that the magnitude of the slowdown and subsequent value falls has been heightened by falling consumer sentiment.
Should this continue, it is reasonable to anticipate a less active housing market where value growth is lower than when confidence was much more buoyant.
Cameron Kusher is senior research analyst at <a target="_blank" rel="nofollow" href="https://www.myrp.com.au/">RP Data</a>.
 
 
 
 
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ckusher-ujnxiKuFQs

Lower consumer sentiment could see housing market repercussions: Cameron Kusher

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TripAdvisor's reliability has been <a href="https://www.smartcompany.com.au/business-travel/052880-advertising-standards-authority-calls-out-tripadvisor-and-skytrax-for-fake-user-reviews-2" target="_blank">called into question again</a> after Accor's general manager of communications in Sydney admitted to anonymously posting more than 100 hotel reviews on TripAdvisor.
Peter Hook published glowing reviews about the hotels owned by his employer, Accor and Sofitel, and critical reviews about the hotel group's rivals.
"As a first time visitor to Phnom Penh I didn't know much about the hotel scene so booked a brand I knew well. It turned out to be a good choice," Hook wrote about the Sofitel in Phnom Penh.
In contrast, in a 2010 review Hook criticised rival the Intercontinental Hotel in Adelaide as "the ideal location but stuck in a time warp and rather expensive".
The communications manager was sprung by <a href="https://www.smartcompany.com.au/advertising-and-marketing/027174-online-reputation-6-steps-to-manage-a-crisis-5" target="_blank">online reputation management </a>firm Kwikchex after TripAdvisor introduced a Facebook app.
On TripAdvisor, Hook was known only as "Tavare" as the review site only identifies users by their username.
But the app displays a name, photograph and location taken from each user's Facebook account and Hook was revealed as the true author of "Tavare".
Hook has been stood down from his role at Accor and the hotel group said Hook's actions were a breach of its social media policy.
"We do regret this individual initiative from one of our employees did not comply with the Accor charter," Simon McGrath, the chief operating officer of Accor said in a statement.
"We reaffirm our wish to increase our watchfulness on this point."
McGrath said Accor was working closely with TripAdvisor to take "whatever action is necessary" to ensure the credibility and transparency of online travel reviews and forums.
Angus Struthers, global communications director at TripAdvisor, said all of Hook's reviews have been removed pending investigation.
"It would clearly be inappropriate for a senior executive of a hotel company to review hotels within their own company," he said.
TripAdvisor claims its reviews are screened by "world-class" tools for fraud.
Hook defended his reviews to London's Telegraph newspaper saying they were his personal observations.
"Every review I have written has resulted from personally experiencing the product," he said.
"However, it is fair to say that my professional position should have been mentioned in any review of the hotels."
This article originally appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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cwaters-YrtBR88nBe

Accor Hotels manager caught posting fake TripAdvisor reviews

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Perth-based residential developer the Satterley Property Group is reportedly courting Australand with a view to acquiring its WA and Victorian residential land assets.
It follows GPT formerly withdrawing from talks to acquire the non-residential assets of Australand for $3 billion earlier this week and <a target="_blank" href="/news">US-private equity firm Blackstone</a> reportedly pulling out of talks to acquire the entire Australand business.
Satterley would need to find another developer or investor wanting to take on the NSW and Queensland residential assets as Australand reportedly wishes to sell its residential business in one transaction, according to the Australian Financial Review’s Street Talk column which has been following the situation with virtual daily updates.
Australand has three residential estates under development in WA and seven in Victoria, it’s most recent launch being Greenvale Gardens, 20 kilometres north of Melbourne.
Satterley Property Group was founded by Nigel Satterley in 1980 and specialises in large residential master-planned developments.
It has 19 projects in Perth, three in regional WA, one in Cairns and three in Victoria, having recently committed to a $100 million master-planned community in Point Cook.
It reported 200 residential lot sales in March.
A price tag of $900 million is anticipated for Australand’s residential business with the division having a book value of $600 million.
Australand’s commercial and industrial property businesses are valued at around $3 billion with the group rejecting a reported $2.9 billion bid from GPT.
The Australand share price has rallied since falling about 5% following GPT’s formal withdrawal.
It is now trading at $3.54 up 19 cents from Tuesday.
The sale of Australand is being driven by majority shareholder, Singapore-based CapitaLand, which is seeking to offload its 60% stake in the developer.
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Satterley eyeing up Australand WA and Victoria residential assets: StreetTalk

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Adelaide was the only capital city to show any significant improvement in April selling times, according to Australian Property Monitors.
There was a typical 115-day selling time during May for houses and units, down from the 132 days during April for private treaty sales in Adelaide. Its the quickest sales time since May 2011.
Sydney's typical private treaty sale time improved by just a day to 79 days in May, according to the figures. So too did Canberra with a day's reduction to 76 days.
The sales' speed slowed in both Brisbane and Perth, APM research analyst Clinton McNabb noted. 
<img height="665" width="470" src="/images/stories/2013/05/heatchartmay30onethumb.jpg" alt="heatchartmay30onethumb">
Source: Australian Property Monitors
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jchancellor-FAypfDUnLy

No slowing in Canberra house and unit sales speed: APM heat chart

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The Sydney 2000 postcode is unlike any other property market in the country.
It is predominantly an investor market with almost two-thirds (63%) of its 14,000 apartments currently leased to tenants.
It is a unique and dynamic market but it can also be fickle and erratic. With over 20 years’ experience selling and leasing inner city property, I am passionate about educating buyers on how to make their investment in our beautiful city work in their favour.
The key to success is to have an innate understanding about what you are buying, and a realistic view of the returns and capital growth you can expect to see in the short, medium and long term.
Within the Sydney CBD, there are three distinct markets with different characteristics that investors need to be aware of:
City North – covers Margaret Street through to Walsh Bay
Mid City – starts from Hunter Street through to Bathurst Street
City South – runs south of Bathurst Street through to China Town
Property prices vary between these precincts, with the City South home to more affordable residences, while the northern tip of the city offers some of the most expensive real estate inAustralia, with apartments achieving over $65,000 per square metre for a small piece of Sydney’s inner city lifestyle.
One thing that is common among all of these precincts is volatility, and the return on your investment can vary dramatically depending on where the property is located and what attributes it has.
For example, in the space of one week, I negotiated a deal where one client made over$300K on an apartment she owned for just 12 months, while another client made a $25K loss on an apartment he owned for over 15 years.
These apartments were located within three blocks of each other; however the latter apartment had no view, balcony or parking, while the former offered all three of these imperative attributes.
At the moment, there is no shortage of premium apartments with big price tags in new city developments; there is however, a high demand for one and two-bedroom apartments in the more affordable price range of $550,000 to $1 million.
With many buyers looking to purchase before the end of the financial year, owners with inner city properties priced between $550,000 and $1 million are in a prime position to achieve a record price over the next few weeks.
The tricky part is finding a vendor who is willing to sell; most I have spoken to are achieving such great returns, they are not willing to sell.
The Sydney CBD offers buyers a secure investment in the medium to long-term, and with the right choice, rental returns are higher than other Sydney suburbs.
However, it is imperative that the property ticks certain boxes.
There are five key things I strongly recommend you look for to ensure your inner city purchase is a successful venture:
1) Building: Purchase in a well-managed and desirable development
2) Views: Harbour or iconic views attain the highest capital growth. If your budget is limited, ensure you at least have a great city outlook
3) Parking: Although not essential, it has a big impact on your property’s re-sale value
4) Outgoings: Ensure outgoings are reasonable and have long-term sustainability
5) Location: Buy in a development that is well placed to offer residents a fabulous inner city lifestyle with key desirables in arms reach i.e. transport, shopping, restaurants,entertainment and parks.
Carlie Ziri is the director of <a rel="nofollow" href="https://www.lifestylepropertyagency.com/" target="_blank">Lifestyle Property Agency.</a>
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cziri-avMho78xfG

Five tips for investing in the Sydney CBD residential market: Carlie Ziri

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US unlisted property trust Hines Global REIT has acquired the commercial office tower in Laing O'Rourke's 'McLachlan &amp; Ann' mixed-use development at 825 Ann Street in Brisbane’s Fortitude Valley for $124,667,820.

The sale was negotiated by Jones Lang LaSalle’s Geoff McIntyre and Seb Turnbull.
McIntyre said the sale of 825 Ann Street was the largest near city transaction for 2012/2013 setting a new benchmark for the Brisbane near city market.  
“Importantly, 825 Ann Street is the fifth $100 million plus transaction to occur in Fortitude Valley, further cementing the precinct as a core investment market and Brisbane's premier near city office market.”
“The entire McLachlan &amp; Ann (M&amp;A) development consists of an 11 level office tower with ground floor retail (being 825 Ann Street), a retail strip fronting the corner of McLachlan and James Streets, and a residential apartment development consisting of over 200 apartments.
"The completion of 825 Ann Street will see Fortitude Valley reach a total size of 460,000sqm (37% of the total near city market*) and is now a market of critical mass,” said Turnbull.
McLachlan &amp; Ann has a minimum targeted 5 Star NABERS energy rating for the base building.
Hines Global REIT was launched in August 2009 and has a US$2.4 billion portfolio of investments in 17 locations in the US, the United Kingdom, Poland, Russia and Australia.
Its other Australian acquistions are 100 Brooks Street, leased by engineering Bechtel in Fortitude Valley and 144 Montague Road, leased by engineering firm Ausenco.
It forms part of the Hines property development and management group founded by Gerald Hines in 1957.
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US-based global fund buys Laing O'Rourke Fortitude Valley office tower for $124.6 million

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The best 20-year period for Australian price growth was from 1969 to 1989, when prices increased a total of 941.5%.
"That’s the equivalent of an annual increase of 12.4%," noted Peter Koulizos, a lecturer in property for a number of academic institutions, including UniSA.
He noted in News Ltd papers that this was during a time of generally great economic prosperity, mainly due to a large number of migrants settling in Australia, creating a great demand for property.
The data was derived from research done by Nigel Stapledon titled "A History of Housing Prices in Australia 1880-2010".
Here is a <a target="_blank" href="https://papers.ssrn.com/sol3/papers.cfm?abstract_id=1711224">link to the shortened version of this research</a>.
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po-LsXgBTHBmX

Australia's best 20-year period in residential property markets: Property Professor Peter Koulizos

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Someone asked me the one element, above all others, I seek in a location worthy of property investment. That one thing is diversity.




Mining towns often deliver the highest capital growth and rental yields, but they also have the highest risk, because they lack that one thing.



This week I met a guy who was tossing up between buying in the WA mining town of Newman, where scarcity has driven the median house price to $850,000, and the iron ore hub of Port Hedland, where you pay around $1.2 million for the average house - and it's a very average house. He understood the risks and was interesting in getting those seductive double-digit rental returns. He has stronger nerves than mine.



I prefer places with diversity. Multiple strong economic elements in play and lots of diverse drivers of future growth.



I visited such a place this week, to gather research and speak at a seminar for property investors. I've had Albury-Wodonga in my hotspotting reports for the past year or so, but until I spent a full day touring the twin border cities with local agent Peter Drummond I did not fully appreciate its credentials.



Because of its diversity and solidity, Albury-Wodonga avoids the volatility of single-industry economies. As Albury City's director of economic development Tracey Squire says: "Instead of having peaks and troughs, we tend to have waves."



Albury-Wodonga ticks all the boxes. Its population (around 85,000) is growing at rates above national averages. Its location is strategic. Its connectivity is good. It sits beside a lake and a river runs through it. 



The two local councils are forward-looking and proactive. It has multiple economic pistons driving prosperity. It has the critical mass and all the amenities of a modern city. Money is being spent on infrastructure. Property developers are active but not over-active. Major national enterprises have a significant presence there.



Its real estate is affordable and its rental returns well above average. Do you get the feeling I like the place?



I can think of few regional centres with the multi-faceted strength of Albury-Wodonga. Only Townsville in North Queensland might have greater claims.



Albury-Wodonga, which straddles the Murray River beside Lake Hume, generates economic activity and jobs from agriculture, manufacturing, defence, tourism, education, health services, construction and government administration.



Many national and some international businesses have a major presence. The Australian Taxation Office, for whom a $50 million office building has been completed recently, is a big employer. 



The city's location of the Hume Highway (and the main rail line) between Melbourne and Sydney, with good links also to Canberra, makes it strategically important. Many transport and logistics businesses are based there. 



Education is a strong element, with five university or TAFE campuses and 74 schools, including 20 private ones. Medical facilities, which include the base hospital and a private hospital, will soon be expanded with a $75 million cancer centre.



There's a newsprint mill, an abattoir, a massive Woolworths distribution warehouse and a cardboard box factory. Mars Corporation has its corporate HQ in the city, Bunnings has two major warehouses and the military economy includes Latchford Barracks.



Albury Airport is the second busiest regional airport in NSW. There's a lot of business traffic and Quest Apartments, which services the business traveller, has two hotels with a third under construction. Accor is also planning a hotel there.



Property and infrastructure projects recently completed, under construction and advanced in planning total well over a billion dollars. The energy of the local councils is partly responsible. "We deliver red carpet, not red tape," says Squire.



It's in the city's favour that, while its population growth rate exceeds national averages, it's not the boom growth that inspires developers to procreate an over-supply. There are many new residential estates sprouting but they appear to be in balance with genuine demand and vacancy rates are low.



Most of the twin cities' suburbs have median house prices in the $200,000s and most have median rental yields in the 6% to 6.5% range.



No, I don't own property there, but I'd like to.





Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a>
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terryryder-YECXbqmri2

Diversity is the key to residential property investment success: Terry Ryder

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Centuria Property Funds has sold ‘Health House’ at 87 Mitchell Street in the Darwin CBD for $19.15 million.
Located within the core of Darwin’s CBD, the prime commercial office building was acquired by the Centuria Diversified Direct Fund in 2001 for $9.5 million.
This represents annual growth of around 6.2%, excluding the cost of significant refurbishments and other building management costs.
Centurial Propety Funds is the unlisted property management and property syndicate arm of ASX-listed Centuria.
“Vacancies of A Grade office space in Darwin’s CBD are among the lowest in Australia and we expect them to reduce further as Darwin’s economy is boosted with the injection of $4.4 billion from the private sector for large scale resource projects," says Jason Huljich, CEO of Centuria Property Funds.
“The sale of 87 Mitchell Street represents an opportunity for our buyer to capitalise on the significant resource-stimulated growth in Darwin. It also supports Centuria’s primary strategic focus, which is the acquisition of larger, higher grade assets in major metro cities throughout Australia.”


Constructed circa 1986, Health House is fully leased by the Northern Territory Government’s Department of Health, which recently exercised its two year option to extend its lease until December 2017.
The property comprises five levels of office accommodation with basement car parking for 41 vehicles, three partially undercover spaces and 12 on grade parks located at the rear of the property. 

Since its acquisition, Centuria has made significant refurbishments to the building.
Between 2004 and 2006, the exterior façade underwent a complete architectural upgrade, in addition to the installation of air conditioning and the upgrading of the bathroom amenities. Other upgrades including the installation of low energy lighting in common areas helped lift its NABERS Energy rating from 4 to 4.5 stars.


The sale of the Health House was handled by Knight Frank agent Matthew Knight, together with KG Young &amp; Associates PTY LTD agent Keven Young. 

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