<a href="https://www.apartments.com.au/developers/mayd-group">MAYD Group</a> has set a new residential price record in Queensland with the $30 million sale of the penthouse at its <a href="https://www.apartments.com.au/new-apartments/one-burleigh-88-the-esplanade-burleigh-heads-qld-4220">ONE Burleigh</a> development in Burleigh Heads.

The sale equates to around $37,500 per sqm.

The two-level, 800 sqm penthouse, featuring five bedrooms, five bathrooms, five car spaces, and a private infinity pool overlooking the Pacific Ocean, was acquired by a Gold Coast-based entrepreneur, highlighting continued demand for ultra-premium beachfront product.

Selling agent Freddie Tehle of PRD Burleigh Heads said the result reflects tightening supply of high-quality, large-format apartments in Burleigh.

“There’s very limited opportunity to secure this level of scale and absolute beachfront position in <a href="https://www.apartments.com.au/developments/burleigh-heads-qld-4220">Burleigh Heads</a>,” Tehle said.

“Buyers are increasingly seeking apartments that genuinely replace a standalone home, and this penthouse delivers that with its size, privacy, and direct ocean frontage.”

[smartcode_project:default project_id=146358 project_image_fid=323057]

The sale comes as construction progresses on ONE Burleigh, a boutique development of 17 full-floor residences at 88 The Esplanade, scheduled for completion in early 2027.

Developed by MAYD Group and designed by <a href="https://www.apartments.com.au/architects/mas-architecture-studio">MAS Architecture</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/sici-design">Sici Design</a>, the project has been positioned as a collection of house-sized beachfront apartments, each occupying an entire floor with around 381 sqm of internal and external living space.

When construction commenced, MAYD director Todd Mould pointed to the long-term resilience of premium coastal real estate as a key driver behind the project.

“Real estate, particularly at the premium end, remains one of the most resilient and proven long-term investment avenues,” Mould said.

“Our ambition is that anyone who buys a MAYD-built product can genuinely feel the care, craftsmanship and commitment we bring to every detail.”

[smartcode_project:default project_id=146358 project_image_fid=323055]

Each residence has been configured with four bedrooms, multiple living zones, a private office, and expansive ocean-facing terraces. Interiors draw on a restrained material palette, including travertine stone, timber joinery, and integrated premium appliances.

Interior designer Sici Design said the approach was to reflect the project’s coastal setting through both materiality and spatial planning.

“ONE Burleigh is our vision of luxury living, designed to bring the essence of Burleigh Heads' vibrant coastal beauty into an unparalleled residential experience.”

Residents will have access to a suite of wellness-focused amenities, including pools, sauna facilities, and dedicated relaxation spaces, reflecting a broader shift toward lifestyle-driven apartment design on the Gold Coast.

[smartcode_project:default project_id=146358 project_image_fid=323052]

The project occupies a southern Esplanade site with uninterrupted beachfront frontage, an increasingly rare offering in Burleigh Heads, free from the Norfolk Pines that line much of the coastline and often limit direct ocean outlook.

Mould said the design intent was to balance that outlook with a sense of retreat.

“Living at ONE Burleigh is about how your day naturally unfolds, morning light across the ocean, coffee on the balcony, and being in Burleigh but elevated above the noise.”

The result further reinforces Burleigh Heads’ emergence as one of the Gold Coast’s most tightly held and supply-constrained beachfront markets, where boutique, owner-occupier-focused developments are increasingly setting new price benchmarks.

[smartcode_project_cta:default project_id=146358]

Joel Robinson

MAYD Group sets Queensland record with $30 million penthouse sale at ONE Burleigh in Burleigh Heads

Apartment developers in the Gold Coast are finding new, creative ways to differentiate themselves from competing projects, as new supply starts to flow through up and down the Coast.

Developer Big Projects brought in the renowned Sydney-based design studio YSG to craft the interiors for The Frederick, Big Projects' new Mermaid Beach project and YSG's first move into the multi-residential development space.

[smartcode_project:default project_id=110588 project_image_fid=5346]

It was a strategic move for Big Projects to bring in a Sydney eye to the development.

“Our role is to give our design partners the space and freedom to explore,” says Matt Barrett, Director of Big Projects.

“We wanted YSG Studio to capture the essence of Nobby’s, to design a building that embraces life, light and connection, while creating a genuine sense of place.”

There are only 39 apartments in The Frederick, including a striking beach house, just 100 metres from the booming Nobby Beach precinct.&nbsp;

[smartcode_project:default project_id=110588 project_image_fid=5347]

Yasmine Ghoniem, Director of YSG Studio, says their vision&nbsp;for The Frederick "reinvents coastal living."

“Nobby’s has such an iconic energy, it’s one of those rare pockets of the Gold Coast where the community, the beach, and the streets all feel connected,” Ghoniem says.

"Responding to the neighbouring coastline, soothing curves add a relaxing regional overlay, while unique detailing really sets it apart. It’s a place that feels lived in from the moment you step inside.”

A standout feature of The Frederick is its rooftop terrace, an uncommon inclusion for a boutique, low-rise building, where amenity is typically concentrated at ground level.

[smartcode_project:default project_id=110588 project_image_fid=5360]

Positioned to capture panoramic views from the hinterland to the ocean, the rooftop has been designed as a series of intimate zones. It includes a pool, sauna, sun decks, workspaces and dedicated entertaining areas.

“The rooftop was conceived as a collection of spaces where residents can unwind and connect, an extension of the Nobby’s lifestyle,” Barrett says.

Architecture for the project was led by Plus Architecture, with landscape design by LDG.

SRQ Projects Director Nick Clydsdale, who is handling sales at The Frederick, says the majority of enquiry is coming from South East QLD and Victorian buyers who have been actively searching between Broadbeach and Mermaid Beach for some time.

"They’ve reviewed a number of projects, however this one has stood out for its design flair/ appeal,"&nbsp;Clydsdale says.

Site demolition is slated for this month, with construction commencing soon after. Big Projects is targeting a late 2027 completion.

[smartcode_project_cta:default project_id=110588]

Big Projects taps Sydney’s YSG for first multi-residential project at The Frederick Mermaid Beach

Melbourne-based property developer ALTA Property has this week achieved planning approval for the adaptive re-use of a former commercial tower into a $200 million, 169-apartment project at 10 Queens Road, one of the last developable sites along the Albert Park Lake-fronting boulevard.&nbsp;

Set within one of Melbourne’s most sought-after precincts and designed by <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser and Partners</a>, the illustrious building will offer unparalleled views across Albert Park Lake, Port Phillip Bay and Melbourne CBD.&nbsp;

The mix of 1, 2 and 3-bedroom residences will be complemented by a ground-floor amenity featuring private dining, a lounge bar, gym and wellness spaces, co-working, outdoor communal gardens, and retail.&nbsp;

The 17-storey building is a masterclass in adaptive re-use, with the existing commercial building’s façade, shell and internal structure to be retained, before high-end residences are built from the ground up in a newly built Albert Park facing addition to the building.&nbsp;

Sitting atop the building will be two 320+sqm penthouses with private rooftop terraces, which are expected to be priced between $9 - $11 million.&nbsp;

<img alt="ALTA Property achieves permit approval for $200 million Queens Road tower" data-entity-type="file" data-entity-uuid="aa11211b-5581-43f9-940c-fc84d30a0e61" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/C_04.png?VersionId=Yhf5p_1EgGDu_zOIMFgvA8Ug8j3sTFQs" />

Architecturally, the building will feature a curved, geometric façade that celebrates and elevates the existing structure, with warm, muted tones which were selected to extend the materiality of the existing building rather than contrast it.&nbsp;

Interiors will bring together three metre high ceilings with waffle concrete in some spaces, natural timber, granite and Australian materials, culminating in crafted, generous and considered spaces that are defined by authenticity.&nbsp;

The adaptive re-use means that the Queens Road project will be a sustainability led, high-quality finished product, with a 62% saving in carbon emissions by re-using the existing structure rather than knocking it down and rebuilding.&nbsp;

ALTA Property was launched by Nigel Givoni in 2023, bringing over 25 years of experience in multi level residential delivery.&nbsp;

Melbourne’s property market growth is currently led by apartments. According to RPM VIC Apartments &amp; Townhomes Market Report (April 2026), units are outpacing houses, especially in the middle ring suburbs where median prices hit $757,500 – a four-year high that represents 2.9 percent growth quarter-on-quarter.&nbsp;

<img alt="ALTA Property achieves permit approval for $200 million Queens Road tower" data-entity-type="file" data-entity-uuid="647e13d7-b4bc-433a-9bc9-fe3c3dd4f2ec" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/V_06.png?VersionId=ou4NUCWUgA3NAy.6CQJlEdKX50j3dOk6" />

For ALTA Property Founder Nigel Givoni, this performance speaks to the confidence he has in the Melbourne market.&nbsp;

“Queens Road represents a rare opportunity to continue to shape our presence in the Melbourne market.,"&nbsp;Givoni says.

"With a considered project team and a premier site along one of the city’s most sought-after boulevards, we look forward to contributing to the fabric of this established address.

“Other Australian markets are getting a lot of attention, but I believe the depth of value in Melbourne is being overlooked. The fundamentals are strong, population growth is steady and, based on our preliminary conversations with a leading builder, construction costs are beginning to normalise, creating further opportunity."

Givoni says the project is a&nbsp;highly considered example of adaptive re-use, delivering quality, high-end residences, premium hotel-inspired amenities and an architecturally striking façade, all achieved without the need to remove the existing structure.

"We are really looking forward to the market’s response,” he said.&nbsp;

ALTA Property to deliver $200 million Queens Road apartment tower

Construction is set to begin at <a href="https://www.apartments.com.au/new-townhouses/orchard-mews-glen-iris-18-scott-grove-glen-iris-vic-3146">Orchard Mews</a> in Glen Iris, with&nbsp;PC Whitehall &amp; Sons&nbsp;now appointed as the townhome development moves into its next phase.

The development by&nbsp;<a href="https://www.apartments.com.au/developers/montcoeur">MontCoeur</a>,&nbsp;located at 18 Scott Grove, is now around 30 per cent sold, with completion targeted for late-2027.

Orchard Mews comprises a curated collection of three- and four-bedroom customisable townhomes, positioned within one of <a href="https://www.apartments.com.au/developments/glen-iris-vic-3146">Glen Iris</a>’ more tightly held residential streets. The low-density project has been designed by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jack-merlo">Jack Merlo</a>, bringing together a team known for high-end residential projects across Melbourne.

[smartcode_project:default project_id=150128 project_image_fid=366285]

The development is defined by its focus on flexible living and long-term usability. Each residence includes multiple living zones and a customisable multipurpose room, allowing buyers to tailor spaces to suit changing needs, whether as a home office, additional bedroom, wellness area or entertainment space.

Architecturally, the townhomes emphasise natural light and spatial volume, with dual-aspect layouts and double-height living areas incorporated into the design. Interiors feature natural stone benchtops, premium appliances, and a neutral material palette intended to support everyday functionality rather than statement-driven finishes.

All residences are all-electric and include private lifts and secure double garages, reflecting a broader shift toward sustainability and future-focused housing in Melbourne’s established suburbs.

[smartcode_project:default project_id=150128 project_image_fid=366277]

Outdoor connections are also central to the offering, with a mix of private courtyards and terraces extending internal living spaces and integrating with the landscaped surrounds.

The Scott Grove address places Orchard Mews within close proximity to some of Melbourne’s key lifestyle and education amenities, including Scotch College, Sacré Cœur, Cabrini Hospital and the retail hub of Chadstone. Public transport access is also nearby, with trams and Gardiner Station providing connectivity to the CBD and surrounding suburbs.

[smartcode_project_cta:default project_id=150128]

Construction to commence at luxury Glen Iris townhome project, Orchard Mews

A rare new apartment development has been proposed on the fringe of St Ives Village.

Developer Newquest Property has lodged plans for a low-rise apartment project designed by well-regarded architecture firm Warren &amp; Mahoney, which is best known for its work in the multi-residential sector in Melbourne.

The building, proposed for a 1,916 sqm site on <a href="https://www.apartments.com.au/new-apartments/st-ives-residences-3-5-memorial-avenue-nsw-2075">Memorial Avenue</a> opposite St Ives Village Green, has been designed to blend into the surrounding natural environment.

<img alt="St Ives" data-entity-type="file" data-entity-uuid="5c1c7437-2fba-4345-a6d7-05321714ad3e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-04%20at%201.28.46%E2%80%AFPM.png?VersionId=KrYyMaJvNqR7vbx0xbB3Ef8sJ6FuHpmn" />

“Drawing inspiration from the pale trunks and flowering canopies of the scribbly gums and blue gums prevalent in the area, a considered material palette was developed,” the architectural design report states.

“This palette references the established materiality of the suburb while elevating it through refined finishes to achieve a more luxurious architectural expression.”

Of the 33 apartments proposed, 21 will be three-bedroom residences. The remaining mix includes nine two-bedroom apartments, one one-bedroom apartment and two four-bedroom residences. The development will be supported by 62 car parking spaces and 33 secure bicycle spaces.

The proposal would replace two single-storey brick buildings currently on the site.

<img alt="St Ives" data-entity-type="file" data-entity-uuid="21422eaf-09a9-4439-9278-b9bd9daf22a1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-04%20at%201.38.10%E2%80%AFPM.png?VersionId=v.fXSgcUcEscvOZzqcjG5nk3gVqk_Amt" />

St Ives remains a relatively untapped market for new apartment development. North Shore developer WINIM has a number of projects in the area, while INCA is nearing completion of Ellis Residences.

More recently, Traders In Purple has lodged plans for one of the denser projects proposed in the suburb, a 75-apartment development on a 5,900 sqm site on Cowan Road.

NewQuest, a construction, design and development firm, has delivered over 24 projects across commercial, residential, industrial, and lad markets.&nbsp;

&nbsp;

&nbsp;

First look: NewQuest Property proposes new St Ives apartment development

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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<div>EXPERT OBSERVATION</div>
<div> </div>
<div>There was a flurry of excitement back in January when previously reported 2017 figures implied that Australia's household debt pile had temporarily nudged against twice disposable income. </div>
<div> </div>
<div>However, the headline number was subsequently revised down.</div>
<div> </div>
<div>The latest ratios from the Reserve Bank of Australia (RBA) show household debt now sitting at at 1.9x disposable income.</div>
<div> </div>
<div>Or 190.13 per cent as at March 2018, to use a bit of false precision, up from 183.51 per cent a year earlier. </div>
<div> </div>
<div>Click here <a href="https://4.bp.blogspot.com/-Jg6DW-0Q4mU/WzqepI3WnUI/AAAAAAAAq2g/IgMCJx3uRN4KTafsk-RgZdhKL9lqNlKiACLcBGAs/s640/RBA1.jpg" target="_blank">to enlarge.</a>
</div>
<div> </div>
<div class="separator"><img src="https://4.bp.blogspot.com/-Jg6DW-0Q4mU/WzqepI3WnUI/AAAAAAAAq2g/IgMCJx3uRN4KTafsk-RgZdhKL9lqNlKiACLcBGAs/s640/RBA1.jpg" width="640" height="392" data-original-height="803" data-original-width="1310"></div>
<div> </div>
<div>There's a lot of debate about what this debt ratio should or shouldn't be.</div>
<div> </div>
<div>It will probably remain higher than was previously normal given the structure of Australia's population and immigration profile, with policy generally taking a keener regard of interest payments and serviceability. </div>
<div> </div>
<div>Although this is a revised series high, the rate of increase has slowed somewhat (while the gross figure also doesn't account for the record mortgage buffers and use of offset accounts racked up through this cycle).</div>
<div> </div>
<div>Moreover, given the precipitous drop in both the stock and flow of interest-only mortgages the ratio is likely to peak relatively soon as income growth also moves beyond the nadir. </div>
<div> </div>
<div>Anecdotally lenders are making it very difficult for brokers and borrowers to see loans written at the present time, which I believe will see the seasonally adjusted monthly value of investment loans pushed down to around $10 billion by the middle of the year, from nearly $15 billion at the 2015 peak.</div>
<div> </div>
<div>Money growth is now at its lowest level in 26 years, and investor credit growth is at a record low of just 2 per cent, even before accounting for headcount growth and inflation. </div>
<div> </div>
<div>
PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.
</div>
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pwargent-M4siyDbqQY

Household debt higher over 12 months to March

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SPONSORED POST
Senior Legal Counsel &amp; Early Childhood educator / Ironfish Customers
“As a lawyer, I’m pretty discerning and can be quite sceptical in my assessment of things.
“Having invested with Ironfish, we’re not only impressed by the level of knowledge, customer service and ethics of everyone we’ve dealt with, we also trust our strategist completely. She’s been to our home countless times, nothing is ever too much trouble.”
<h2>CASE IN PROFILE</h2>
<ul>
<li>Time-poor professionals with young family</li>
<li>Needed to minimise tax liability</li>
<li>3 properties purchased through Ironfish</li>
<li>Diversified across multiple cities and housing types</li>
</ul>
<h2>Avoiding buyer’s remorse</h2>
Robert and Paula had been considering property investment as a tax minimisation strategy for some time – being higher income earners and having built up some equity in their own home. After talking to a few companies, they signed a contract to purchase one off-the-plan property, but immediately started to experience some ‘buyer’s remorse’. At this point, a friend suggested they meet with Ironfish Chief Investment Strategist, Priscilla Cheung. Their friend had invested with Priscilla in the past, and had a lot of trust and respect for both Priscilla and the Ironfish investment platform.
“We hadn’t heard of Ironfish before, but because of the recommendation, we thought we’d meet Priscilla and hear her out. As a result of our meeting, we actually ended up cancelling our other contract and went with Ironfish instead, because we could feel straight away that Priscilla genuinely had our interest at heart.”
<h2>No more bells and whistles</h2>
Their first meeting with Priscilla took place at their home, after hours – a personal touch that was greatly appreciated by Rob and Paula.
“With the other company, there was a feeling that we were being buttered up – going into a flashy office, being taken out for lunch, having coffees brought to us. By contrast, Priscilla came to our home – and with the kids and an extremely difficult and demanding job – we appreciate this flexibility.
“What sold us was that she set it all out plainly – she said if we went with the other company, that we’d still be doing the right thing. She confirmed that everything the other company had told us was sound and there was no reason not to go ahead with our purchase. She wasn’t putting it down, she was just interested in what was good for us. What she did say was that if we did choose to invest with her, that she would be able to provide an extra level of service that we wouldn’t necessarily get elsewhere. And given that we are incredibly time poor, we really valued this.”
<h2>Too hard to do it alone</h2>
Even prior to their introduction to Ironfish, Robert and Paula never considered investing in property on their own; like many senior professionals with a young family, the investment in time required meant it simply wasn’t an option.
“My job as an in-house Senior Legal Counsel is very challenging, and I have no room to make any mistakes. So, after spending all day at work expending my energy on other very complicated matters, by the time I get home, I’m just a mess. Investing on our own seemed too terrifying to even consider. We didn’t know where to begin, or how to break the ice. I’m an excellent lawyer, but when it comes to my own interests, I’m hopeless – because I’m just too busy looking after everyone else! That’s why you need trusted professionals around you to help navigate things you don’t understand, or don’t have time to understand – and that’s what we value so much about Priscilla and Ironfish.”
<h2>A new strategy for property selection</h2>
Initially, Rob and Paula had decided to purchase 2 house and land packages in Queensland, but decided to diversify once they heard about the Ironfish Portfolio Approach strategy.
“We thought the Portfolio Approach made a lot of sense. So, our first purchase with Ironfish was a South East Queensland house and land package – similar to what we’d signed on with the other company, but a better location and property. Priscilla provided all the data and stats – which all lined up, so we were ready to go with that one. Our next purchase was a townhouse in Marsden Park in Sydney. We drove out to Marsden Park a few times, and fell in love with the idea of having a piece of an impressive new suburb. Plus it’s a Stockland development; we were impressed that Ironfish had that relationship with a developer of the calibre of Stockland as well. Our third purchase was a unit in Melbourne village.”
<h2>Going above and beyond</h2>
Rob and Paula have now come to rely on the expertise, reliability and personalised service of Priscilla and the entire Ironfish team on a whole range of matters.
“The customer service we’ve experienced with everyone we’ve dealt with at Ironfish is excellent. Priscilla herself, has a lot of credibility and nothing ever seems to be too much trouble for her. Every time we feel like we’re stretching the relationship, she makes you feel like you’re the only customer she has. Everyone at Ironfish makes you feel like this; I don’t know if they receive special training to do this, but that’s truly been our experience. You never feel like you’re being a bother, nothing is too hard, too difficult or too stressful. For example, I was struggling to sort out all my bank accounts recently, it’s not Priscilla’s job to restructure my bank accounts for me, but she was happy to help!”
<h2>We didn’t have to worry about anything</h2>
The smooth transition from settlement to Ironfish Property Management also stands out for Rob and Paula.
“Communication with us throughout has been great. We really enjoyed getting regular updates and photos of the construction stages. Then we received information about a tenant within just a few days, it seemed. We barely blinked and it was done. Now we have this tenant living happily in this place we bought and we don’t even have to think about it. We basically just get emails from Ironfish that we need to approve. It’s always a collaborative process between us and them, and we all want the same outcome. It’s just so easy. We literally don’t have to worry about a thing.”
<h2>Robert and Paula’s property investment tips:</h2>
<ul>
<li>Book a meeting to help you understand your position; then go away and speak to other people who’ve done it before.</li>
<li>Don’t believe the doom and gloom hype in the SMH; look at the facts, speak to Ironfish, and speak to one of their competitors to get another perspective.</li>
<li>We are taking advantage of negatively gearing our property until such time legislation changes, as well as the depreciation deductions for new properties.</li>
<li>You’ll find some people will understand what you’re doing, others will be against it, and will stick to the usual plan of paying off one house and waiting till retirement to enjoy life. But at the end of the day, we could be giving a lot more money to the tax office, but we’d rather have our money working for us!</li>
</ul>
 
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jrobinson-rf4aSBido9

Robert and Paula Licuria - Senior Legal Counsel, Early Childhood educator & Ironfish Customers

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Australia has some very strong property markets right now.
But if you rely on mainstream media for information, you’re unlikely to know about them.
Most of our media originates in Sydney and Melbourne and those two places are obsessed with themselves. Writers would rather tell us about the decline in the two biggest cities than the strongly-rising markets elsewhere.
They also commit the cardinal sin of generalising and treating Australia as a single market. So you’ll be seeing headlines like “Property prices fall across Australia” which means the national average, according to one heavily-featured source, is in the negative, dragged down by Sydney’s correction.
If we hear about anywhere other than Sydney and Melbourne, it will be confirmation that Hobart is the No.1 capital city market on speed of sale, price growth and low vacancies (but no longer the cheapest of the capital cities, Hobart having overtaken depressed Darwin).
But Hobart is not the strongest market in the nation. The locations competing for that title are all in regional Australia, that large place largely forgotten by economists, journalists and investors.
If you’re a property investor looking for the next growth possibility and you’re not considering the regions, then you’re missing opportunities to buy affordably in areas with strong yields and great potential for growth.
I would venture that, right now, the three strongest market jurisdictions in Australian real estate are:-
<ol class="ol1">
<li class="li1">Regional New South Wales</li>
<li class="li1">Regional Victoria</li>
<li class="li1">Regional Tasmania</li>
</ol>
The common denominator here is this: as the capital city markets in those states wind down, their regional markets are cranking up.
This is a regular pattern in real estate cycles. The growth cycle starts, often, in the inner-city areas of the capital cities, then ripples out through the middle ring to the outer ring over 3-4 years – and the growth eventually ripples beyond the capital city to regional areas nearby.
Regional markets are not totally reliant on their capital cities for growth – many are strong economies in their own right and will show growth regardless of what’s happening in the big city. 
But there’s no doubt that some of their momentum comes from events in the capital – and the closer they are geographically to the big city, the more likely it is that they will catch the growth wave.
Some regional markets close to Sydney and Melbourne got on their growth paths quite early and have already reached their peaks. That’s true of Geelong just outside Melbourne and also for Wollongong and the Central Coast near Sydney. Newcastle, arguably the strongest market in Australia right now, is also well advanced in its cycle.
But most of the regional markets are just getting started. So, if you’re an investor looking for growth possibilities at attractive prices, these places should be considered.
Regional NSW
Many Newcastle suburbs have grown their median house prices by more than 20 percent in the past year. Now that growth surge is rippling out to nearby areas, like the Lake Macquarie LGA and the towns of the Hunter Valley.
But growth markets are spread across regional NSW. Having recently analysed the latest batch of quarterly sales figures, I’ve found 38 local government areas in regional NSW with locations where sales activity is upwardly mobile.
They include major regional centres like Albury, Dubbo, Orange, Tamworth and Wagga Wagga (pictured top) - and also small towns unlikely to ever trouble the minds of city investors, like Cootamundra, Inverell, Kempsey and Tumut.
Regional Victoria
The rise of the Geelong market is widely know. It’s been the market leader in Victoria for the past 12-18 months, generally out-performing Melbourne. Some of the cheaper suburbs of Geelong have had growth above 20 percent in the past year.
But now Geelong has been overtaken by Ballarat, which is attracting lots of attention from Melbourne buyers and others. And, just lately, Bendigo has decided to challenge.
Ballarat and Bendigo each has its own character but some factors in common, such as strong economies, growing populations, major infrastructure spending, good links to the state capital and lots of affordable homes. They’re both worth a look.
The main towns in Cardinia Shire, namely Pakenham and Officer, have had exceptional growth recently. Pakenham’s median is up 20% and Officer has grown almost 30%.
Many other regional centres are rising, including Shepparton, Warragul and Bass Coast towns like Wonthaggi.
Regional Tasmania
Hobart’s market has been barrelling along for the past two years and more recently Launceston joined the party. But now smaller centres have sparked to life, notably up in the north of the state, including Devonport, Ulverstone, Burnie and Latrobe.
I’m not suggesting you should rush out and buy in these places – but to be aware of the trend.
It’s not true that “the property boom is over”, nor is it true that “Australian property prices are falling”. There are green shoots popping up in many different places – it’s just that many of them are in regional Australia, so you’re unlikely to hear much about them from mainstream media. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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terryryder-YECXbqmri2

Australia's three strongest residential property markets

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<div>EXPERT OBSERVER</div>
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<div>Another substantial surge in jobs was reported for June, with total employment up by a seasonally adjusted 50,900 in the month.</div>
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<div>This led to the usual quibbles about whether the figures are 'right' or not. </div>
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<div>This seldom happens when the number are below expectations.</div>
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<div>But when there's a beat...every time!</div>
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<div>There are even occasional calls to ditch the seasonally adjusted figures entirely in favour of the smoother trend data, but I'm not sure I buy that.</div>
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<div>What are the trend figures, after all, but a representation of the same numbers from the survey? </div>
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<div>The further you disaggregate the figures the more prone they are to throwing out unusual results. </div>
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<div>For example, Macquarie highlighted an oddity in that the bulk of jobs growth over the past four months was accounted for by youth employment, especially from the female cohort.</div>
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<div>The detailed labour force figures at the regional level are similarly prone to volatility, which is why the ABS reports annual average figures in addition to the original survey results. </div>
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<div>For all of the grouching, the labour force has continued to tighten gradually over the past few years. </div>
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<div>For the monthly doubters, the seasonally adjusted unemployment rate has now fallen by more than one percent from 6.38 per cent in October 2014 to 5.37 per cent in June 2018.</div>
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<div>If you prefer to use the trend rate, then that's plotted below for you too. </div>
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<div>The unemployment rate is now at the lowest level since 2012. </div>
 
<div class="separator"><img src="https://1.bp.blogspot.com/-2JWVaIcKwE8/W1MPTWopYJI/AAAAAAAArJk/IQFNOPE6G2YyoZHHpHb87bnv0fECz6rbQCLcBGAs/s640/UE.jpg" width="640" height="376" data-original-height="804" data-original-width="1363"></div>
 
<div>Another piece of pessimistic statistical trickery is to highlight the underutilisation rate while neglecting to report the more telling volume measures of underutilisation.</div>
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<div>In other words, yes lots of people want more hours of work, but the numbers of extra hours wanted has been declining over the past four calendar years too. </div>
 
<div class="separator"><img src="https://1.bp.blogspot.com/-sVMjYyerNWg/W1MU3jafYNI/AAAAAAAArJ4/jK4rZLKxv_44Z1qA933gSjo2fI98wB8DACLcBGAs/s640/UU.jpg" width="640" height="376" data-original-height="799" data-original-width="1355"></div>
 This is good news, and it should be embraced as such! Welcome to the recovery.
PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.
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The labour market is improving: Pete Wargent

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Our main focus at Hotspotting is identifying the future growth markets around Australia.
We also have an eye out for the danger markets, the ones we need to warn people about.
And sitting in the middle, between the growth regions and the declining ones, are the consistency markets: the locations which record a consistent rate of sale, quarter after quarter, year after year.
These locations represent safety for investors. They are usually not boom markets, but have the valuable quality of solidity.
And markets with this high level of even performance often have very good price growth over time.
Each edition of The Price Predictor Index lists the Top 50 Consistency Markets around Australia and we nominate one suburb or town as “The nation’s most consistent market”
Our award-winner in a recent edition, Ulladulla in regional NSW, recorded a 15% rise in its median price in the previous year.
The Spring 2017 edition winner, Echuca in regional Victoria, had a 7% annual rise in its median price, while in the Winter 2017 edition our “most consistent market” Sunbury in suburban Melbourne had a 10% annual increase.
In the new Winter 2018 edition, we’ve nominated Langwarrin as “The nation’s most consistent market”.
simply by attracting consistent demand from home buyers.
Another highly consistent locations around Australia include …
* Bathurst (median price $385,000) in regional NSW.
* Buderim ($620,000), the most popular suburb on the Sunshine Coast.
* Camp Hill (900,000), in Brisbane’s eastern suburbs.
* Echuca ($330,000), in regional Victoria.
* Frankston ($525,000), in the far south-east of Melbourne.
* Lara ($410,000), in the City of Greater Geelong.
* Parafield Gardens ($335,000), in the northern suburbs of Adelaide.
* Seven Hills ($790,000), in Blacktown City in Sydney.
They’re all places that attract steady sales demand, regardless of what’s going on in the broader market around them.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/%20" target="_blank">https://www.hotspotting.com.au</a>
 
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Australia's most consistent property market: Hotspotting's Terry Ryder

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The prestige property sector is currently outperforming the remainder of Perth’s property market, according to the valuation firm, Herron Todd White.
 After years of soft market conditions due to a total lack of market con dence, a rebound has nally begun in the desirable western suburbs of Perth, the CBD fringe area and desirable coastal localities. 
The substantial price contraction over the past 3 years has brought many properties to represent apparent “good buying”, resulting in today’s increasing market activity it noted.
In the second half of 2017, upgraders started to gain the required level of confidence to secure homes in areas they never thought they could afford. 
The period of opportunity and/or “fear of missing out” has been identified by a large group of upgraders within a relatively short period of time, causing a substantial uplift in demand which has eventually affected property prices. 
Many sought after areas are recovering while several suburbs have exceeded house value medians witnessed back in 2013 and 2014 when Perth enjoyed stronger conditions.
North Beach and Applecross are two of the top performing suburbs in today’s market with a 25.00% uplift in median value for both suburbs over the last year, according to the Real Estate Institute of Western Australia’s studies. 
The current median prices re ect a 15.8% improvement in values in North Beach and 9.8% in Applecross, since 2014. 
Supply of quality housing in prestige areas is well below current demand levels, which is also contributing to the improved prices.
Sales volumes are therefore relatively low somewhat restricting the market in several prestige areas, the latest HTW report advised.
Prices appear to still be on the rise, enquiries are increasing and the overall prestige market is expected to continue in this direction throughout 2018.
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As the rare opportunity to get a foot in the prestige market has already sailed for many, well established, upgrader suburbs have become the second best option. 
Rossmoyne along Swan River and Coolbinia near Perth CBD have already started to shoot up with a 14.8% and 29.7% increase in values respectively over the last 12 months.
Land values in excess of one million dollars can generally be described as prestige. Due to the limited stock of prestige housing in upper-end suburbs, there is currently a high demand for properties representing near land value with good views and close proximity to the beach. 
Demolition of existing, modest housing makes room for new prestige housing that is more suitable for the areas. 
"This is becoming prevalent, resulting in solid value increases at entry level stock in many sought after localities," the HTW report added.
Properties falling in the value brand of two to three million dollars fall within the lower end of the “prestige” range. 
"As always, values are heavily influenced by size, age, quality and condition of the home as well as locational aspects including views, proximity to private schools, beach, city and river."
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Mount Pleasant, South Perth, Nedlands, Dalkeith, Cottesloe, Claremont, City Beach Attadale, Subiaco, Trigg, North Beach and Sorrento are all examples of such premium suburbs. It should be noted that there is also modest housing of lesser values in some of these areas.
Properties holding a value of $4 million or above, located in prime af uent suburbs can be categorised as ultra-prestige - arguably required to be located on the river or ocean side. Peppermint Grove, Mosman Park and Applecross fit right into this category.
Apartments worth $1 million and above are typically seen as prestige. The state’s overall apartment market including the prestige sector is currently somewhat stagnant, although there has been good demand for good quality apartment projects in many prestige areas that have long lacked options for downsizing baby boomers.
High income earning professionals who desire large family homes close to private schools and Perth CBD are typical buyers in the prestige areas. Doctors and other health professionals take up a great portion of the prestige areas, especially southern suburbs such as Applecross and Mount Pleasant due to the proximity to the cities growing health district in Murdoch.
Agents have reported increased activity and interest in these areas. Applecross is currently the top-selling suburb in the state as of REIWA’s most recent update. Some of Perth’s most impressive mansions are located along the riverside in Applecross. The median house price is $1,570,000 although; a large portion of the suburb comprises modest dwellings reducing the overall median price substantially. A mansion located along Duncraig Road in Applecross, was sold in March 2018 for $8 million and would be classifed as ultra-prestige. The property was initially listed for $8.5 million in November 2017.
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Peppermint Grove is sitting at the very top of the prestige range, holding a median house price of $3,475,000, well above any other prestige suburbs. The mansions are typically located on quarter acre blocks surrounded by greenery. A fairly recent sale occurring in December 2017 saw the property sold for $11 million after being on the market for 53 days. The seller received the asking price for the property, "something we don’t see very often in today’s market."
Dalkeith is also among the top af uent suburbs in Perth with a median house price of $2.57 million. The suburb comprises residential buildings that are often seen as impressive, with somewhat different architecture. Dalkeith’s riverside along the well- known Victoria Avenue is one of Perth’s most expensive locations. The street is known for taking luxury to a whole new level. Below is a property situated along Victoria Avenue that sold in January 2018 for $5.35 million after being on the market for 145 days. 
Cottesloe is one of the top performing suburbs in Perth’s current market with a 16.9% rise in house median over the last 12 months, landing at $2,127,000. The proposed redevelopment plan of Cottesloe foreshore involving a complete makeover including multi-storey living, restaurants and an ocean side swimming pool is likely to play a part in the increasing demand currently seen. This has been identified by investors and also upgraders hoping for improvement. A property sold for $4,600,000 in March 2018 after only 5 days of proper marketing.
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In the short to medium term, the prestige sector is expected to see a slight increase in price as a result of supply restrictions caused by increasing con dence levels among buyers. Secondary suburbs are also expected to see improved market conditions, an opportunity increasingly identified by investors. 
HTW's valuers have confidently suggested growth or at the very minimum stable market conditions over the coming year, however, the long-term is uncertain as the overall state economy plays an important role in the performance of the property market.
"All we can say is that the economic key measures are tracking in the right direction," the report concluded.
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j.ballantyne1990-6AQqhLzZaK

Perth trophy home market outperforming the rest of the market

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Juwai chairman Georg Chmiel chats with REINSW present and Laing+Simmons managing director Leanne Pilkington on women in the real estate industry.
You may have noticed that most senior executives in the real estate industry are men. Leanne Pilkington, however, is a woman.
And Pilkington is a figure of power in the industry. On top of her ongoing role as the Managing Director of Laing+Simmons, she has also just started a two-year term as the President of the Real Estate Institute of New South Wales. 
Pilkington has come a long way since her first job, as a 12-year old weekend receptionist in her parents’ real estate agencies in the Hills District of Sydney. She used to get into regular screaming matches at the office with her father. Now, it’s safe to say she seldom has to raise her voice to get what she wants.
I turned to Pilkington to find out more about the revolutions that are about to change the way you buy and sell real estate. My talk with her is the latest in my continuing series of interviews for the Property Observer.
Put the Women in Charge
But first, I asked Pilkington a provocative question. What if women ran real estate, and what if men mostly held the lower-level jobs like receptionist and personal assistant?
“The admin work wouldn’t get done, that’s for sure,” she laughed. Then, getting more serious, “I think we would have a much more empathetic industry. I think it would be a happier place to be, quite frankly.”
“Women are more focused on the relationship and men on getting the deal done. You shouldn’t close a deal at the expense of the relationship.” 
It’s worth noting that the top Laing+Simmons salesperson is a woman. It’s easy to imagine a relationship-focused industry resulting in investors buying and holding more property over the long term.
Taking Real Estate Out of Social Media
It is unlikely that men will suddenly step down from all the senior positions in the real estate world. And Pilkington isn’t holding her breath. She believes other changes are already under way that will soon revolutionize your experience as a vendor or buyer.
Whether you’re a Generation X Facebook addict or Gen Y Instagram photo-sharing fiend, you might be surprised by Pilkington’s first prediction. Some think real estate advertising will increasingly migrate to social media. Pilkington believes the opposite.
“I’m so tired of the ads I’m getting on Facebook and Instagram,” she says. “I just wonder how long it will be before there are so many unwanted messages on our social media feed that we turn them off.“
Anyone who has looked at property has likely seen their social media feed quickly filled up with agent photos, property ads, and other sponsored real estate content. What if your social media feed were free of real estate adds? Pilkington thinks that’s where we’re heading.
Giving Agents More Training Than Baristas
Pilkington’s second prediction for a real estate revolution involves the person everyone loves to hate: the real estate agent. As former CEO of LJ Hooker, I know that most agents are actually extremely professional and hard working. 
But Australians rank real estate agents as the third-most dishonest professionals in the country, according to a Roy Morgan poll reported in the Property Observer. Only car salespeople and advertising people fared worse.
Pilkington has a plan to change agents’ lowly reputation by changing the agents themselves.  
“At the moment, you need more education to become a barista making cappuccino than a real estate agent,” she said. Under the training reforms passed through Parliament in March, Pilkington expects that to change later this year. 
Under the new scheme, she says, “Before you get a license, you will need to have three years of experience.” She also hopes to make agents a recognized profession under the professional standards scheme. All told, “We will have fewer agents doing better work,” she says. She promises to release more information about this change soon.
Creating a Concierge Real Estate Experience
You will appreciate Pilkington’s third real estate revolution if you have ever stayed at a very, very nice hotel. I mean the kind of hotel where all the staff remember your name, your room preferences, and your past requests. The type of hotel that leaves a chocolate on your pillow and places a vase of your favorite flowers on the side table in your room.
“I would love to see it be a concierge experience,” says Pilkington, “I know all of the hurdles we will have to jump through to get there, but Laing+Simmons is focusing a great deal on this.
“In a perfect world, we would like Mrs. Smith to walk into an open home and for us to know that she also has a property under management with another office or a home for sale with another agent.
With a concierge experience, you as a buyer or vendor would get the best possible advice and most seamless service from the real estate professionals that work for you. Instead of being pestered by agents from several different offices, you could work with just one person.
The kind of information sharing that a concierge experience would require is not, let’s say, traditional in the real estate world. If Pilkington succeeds in creating a concierge model, the impact will be huge.
Advice for Property Buyers
Pilkington believes property buyers need to be realistic about where you will buy your first property. 
“When I got married and moved into my first property,” she recounted, “I sat on the back step and cried. I said to my husband, ’I don’t want to live here.’” Luckily for Pilkington, that first home ended being a joyous one, but it is telling that it was not exactly her dream home.
She also advises that you be prepared for the extra cost you will have to bear when interest rates go up. “Higher rates are coming. You need to factor that into whatever you are borrowing.”
Pilkington’s last piece of advice might be controversial. 
“Don’t get too many family members involved,” she says. “Too many people’s opinions will paralyze you.”
Rather than getting advice from all your friends and family, Pilkington suggests, “You’ve got to do your research, make a decision, and go forward with it.”
Georg Chmiel, the chairman of Juwai, a Chinese website for buyers of overseas property, was speaking to Leanne Pilkington in what will be a monthly insight into the leading minds of Australian property experts.
Last month he spoke to LJ Hooker agent Bill Malouf about the ins and out of the Sydney market.
 
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Georg Chmiel chats with REINSW president Leanne Pilkington on women in real estate

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EXPERT OBSERVER
Tim Lawless of CoreLogic wrote on Property Observer recently that roughly half the sub-regions of Australia have rising property prices, including about 40% of capital city sub-regions and 60% of those in regional Australia.
Those numbers paint a starkly different picture to the relentless daily line-up of click-bait headlines telling us that prices are falling across Australia.
Last week I highlighted areas around Melbourne and in regional Victoria near the capital city where prices have risen a lot in the past year and continue to rise strongly. Some of the growth rates are eye-boggling.
In contrast to headlines declaring that Melbourne values are falling by $1000 a week, I’ve found myriad suburbs right across the Melbourne metropolitan area where prices have grown more than 10 percent in the past 12 months and have also had growth in the latest quarter.
The standout sub-market with declining median prices is the top end – the suburbs with million-dollar median prices. Elsewhere, growth markets greatly outnumber those that are in decline, especially in the outer-ring areas.
Here’s another example of current strong growth: the Sunshine Coast.
I’ve just completed a research exercise which included making a list of regional Queensland locations where there’s been double-digit growth in median prices in the past year, plus meaningful growth in the most recent quarter.
Suburbs in the Sunshine Coast region dominate that list.
And I’m happy to say I predicted it. Based on the massive pipeline of infrastructure projects and other big developments, I’ve been shouting about looming growth in this market for the past two years.
When there’s $20 billion being invested in a relatively small regional city, price growth in the residential market is inevitable – provided developers don’t saturate the market with new product. To date, the Sunshine Coast has avoided the Gold Coast’s tendency towards over-supply.
So prices are growing. At a Sydney seminar last week I met a developer who had sold a Maroochydore penthouse for $6 million and an apartment on the floor below for $5.7 million. Those are startling numbers for this location.
Noosa, after a long period of under-achievement, has returned to growth recently. In annual terms, its median house price is up 14 percent, while units are up 12 percent, according to CoreLogic data. Noosaville and Tewantin have both grown 11 percent.
Nearby, Sunshine Beach is up 17 percent and the median house sells for around $1.4 million.
Heading south, Coolum Beach has risen 12 percent and nearby Mount Coolum is up 22 percent.
There is a long list of other Sunshine Coast locales with annual growth above 10 percent.
But the star performer is the upmarket water-based suburb of Minyama, where the median house price has risen 46 percent to $1.31 million, according to CoreLogic figures. Whenever I see a price growth statistic like that, I instantly think “statistical aberration” – usually caused by a small sales sample. But Minyama has recorded 60 sales in the past 12 months so the sample is not a problem. 
I checked other price data sources, which provide estimates of the median house price ranging from $1.25 million to $1.4 million. One records an annual growth rate of 46 percent and another says 49 percent, while a third source says the median price has risen around 8 percent in the past quarter alone. But other sources have more moderate price rates, so go figure.
Overall, it’s a strong picture of growth across this vibrant market.
Why is it so? Because billions are being pumped into this economy. 
The new medical precinct alone has been an enormous catalyst, including the $2 billion University Hospital and the adjoining private hospital, as well as smaller specialist facilities. 
These facilities have brought thousands of new residents to the Sunshine Coast, many of them well-paid and looking for quality homes.
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Sunshine Coast a property price growth leader: Hotspotting's Terry Ryder

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EXPERT OBSERVATION 
Average loan sizes took a knock back in September 2018, both for investors and owner-occupiers, although the average loan size remained higher than a year earlier (substantially so for first-time buyers), so perhaps this in itself isn't all that surprising under tighter lending conditions.
<a href="https://3.bp.blogspot.com/-bxxzaICFUWk/W-dWLQiV_iI/AAAAAAAAsyE/LZZIlGnEfz0aTGbUPXMg9XKFHBKyGuutACLcBGAs/s1600/A1.jpg"><img src="https://3.bp.blogspot.com/-bxxzaICFUWk/W-dWLQiV_iI/AAAAAAAAsyE/LZZIlGnEfz0aTGbUPXMg9XKFHBKyGuutACLcBGAs/s640/A1.jpg" width="640" height="364" data-original-height="785" data-original-width="1380"></a>
It doesn't matter if you're borrowing at a rate of 4 per cent or even lower today, you'll still be assessed at 7¼ per cent, so there's oodles of headroom, but mortgage processing seems to have become a painstaking process and transaction volumes have crashed.
Frozen fever
The weak ABS housing finance figures - <a href="http://petewargent.blogspot.com/2018/11/housing-finance-smashed" target="_blank">see here</a> - don't pick up the full extent of this yet, especially since there are still thousands of apartments settling from off-the-plan purchases, but the apartments pipeline has shrunk quite dramatically of late so the line in the chart below will continue to fall through 2019.
<a href="https://3.bp.blogspot.com/-NSCHgfvGr1w/W-dWLzhUQGI/AAAAAAAAsyI/2pcJj36ptkwCZXstlXjoC_LxGT9q288eQCLcBGAs/s1600/A2.jpg"><img src="https://3.bp.blogspot.com/-NSCHgfvGr1w/W-dWLzhUQGI/AAAAAAAAsyI/2pcJj36ptkwCZXstlXjoC_LxGT9q288eQCLcBGAs/s640/A2.jpg" width="640" height="376" data-original-height="798" data-original-width="1354"></a>
It's not all doom and gloom for realtors, or property owners, especially around some of the regional markets. 
And the urban services economy is buzzing with people and employment, so some properties with a scarcity value are still faring well with mortgage rates so much lower than they used to be. 
There was an auction just across the street from our place <a href="https://www.realestate.com.au/property-apartment-nsw-pyrmont-129585290" target="_blank">in Sydney yesterday</a> with Cooley's auctioneers reporting a whopping 41 bids and a thumping price tag of $2.675 million, implying that borrowers with equity and of high credit quality are being treated with reverence by increasingly twitchy lenders.
I don't go to Melbourne much unless I have to (kidding lol...I'm down there next week), but the <a href="http://www.catebakos.com.au/sundayblog/the-correlation-between-property-scarcity-and-auction-result/" target="_blank">experts in the know down there</a> will doubtless report a similar story about demand and scarcity value. 
Make no mistake, though, many parts of the housing market are being smoked, volumes have been crunched, and they'll be plenty of real estate agents seeking alternative forms of employment in 2019, if they aren't already. 
Non-bank lenders have alleviated some of the pressure, though volumes were down here too in September. 
<a href="https://1.bp.blogspot.com/-jCv9kDxCafs/W-deCU2gi2I/AAAAAAAAsyg/sz8G6eOtlV89m1Ty6lnVc_-VnK6LjcHRQCLcBGAs/s1600/Nonbanks.jpg"><img src="https://1.bp.blogspot.com/-jCv9kDxCafs/W-deCU2gi2I/AAAAAAAAsyg/sz8G6eOtlV89m1Ty6lnVc_-VnK6LjcHRQCLcBGAs/s640/Nonbanks.jpg" width="640" height="378" data-original-height="803" data-original-width="1357"></a>
The Treasurer has evidently become a tad agitated, requesting that banks keep their lending channels open to prevent money growth from seizing up more than it already has. 
Financial markets haven't been unduly fazed, on the whole, presumably adopting a benign stance in the belief that an engineered slowdown in lending could be relaxed.
Meanwhile bank stock valuations have largely followed international leads through reporting season, following an initial relief rally after the draft Royal Commission report was released. 
<a href="https://2.bp.blogspot.com/-I-qru6R6i7Y/W-dg9oi5hMI/AAAAAAAAsys/dsfNvbv7jyYnVcWNF_ebCQEh41_rQwhIACLcBGAs/s1600/CBA2.jpg"><img src="https://2.bp.blogspot.com/-I-qru6R6i7Y/W-dg9oi5hMI/AAAAAAAAsys/dsfNvbv7jyYnVcWNF_ebCQEh41_rQwhIACLcBGAs/s640/CBA2.jpg" width="640" height="382" data-original-height="799" data-original-width="1338"></a>
Finally, spare a thought for those that bought units off-the-plan in some of the big inner-city tower block developments, with settlement valuations often coming in way short of purchase prices as valuers look nervously over their shoulders. 
PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.
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Loan sizes trimmed in September: Pete Wargent

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EXPERT OBSERVER
Regional NSW is now one of the most compelling growth markets in Australia. There are locations right across the state with growing sales activity and many places are delivering double-digit annual price growth.
Regional NSW continues to move in the opposite direction to Sydney. While there are now few rising markets in the state capital, there are growth locations spread across the regions of NSW: a record 39 local government areas have rising markets.
Queanbeyan on the ACT border (above) is the leading precinct, as it continues to stand out as an affordable growth alternative to Canberra. The LGA of Queanbeyan-Palerang has seven Rising Steadily suburbs/towns. Quarterly sales in Queanbeyan (the suburb) have been 39, 40, 50, 59, 38 and 62 in the past 18 months. Many locations in this precinct have had double-digit annual price growth, headed by Crestwood (up 18%).
Newcastle and nearby LGAs also form a compelling growth precinct. Suburbs in the City of Newcastle have had very strong price growth (many have risen between 10% and 20% in the past 12 months).
Now the momentum has shifted to neighbouring Lake Macquarie (which has five suburbs with strongly rising demand) and locations in the nearby Hunter Region (including Maitland, Cessnock, Singleton and Muswellbrook) and neighbouring Port Stephens. Jointly the Newcastle/Hunter region has 19 suburbs with rising markets.
The Maitland LGA has five of them, including Rutherford (median $400,000) where quarterly sales have been 64, 75, 70, 91, 83, 99, 96, 81 and 102 in the past two years, while Aberglasslyn (median $470,000) has recorded 27, 37, 41 and 48 sales in the past year. Both locations have recorded 6% rises in their median prices, with further growth expected. 
Muswellbrook and Singleton continue to improve after the previous downturn caused by over-development and a downturn in the coal industry. Muswellbrook’s quarterly sales have risen from 41 to 52 to 57 to 74 to 83– and its median price has risen 11% over 12 months to $305,000.
Many suburbs in the Lake Macquarie LGA have had strong annual price growth, including Belmont (up 13%), Edgeworth (up 12.5%), Warners Bay (12.5%) and Swansea (15.5%).
Port Stephens just outside Newcastle is also producing growth markets, with demand rising in Medowie, Corlette and Shoal Bay, and solid markets also in Nelson Bay, Salamander Bay and Raymond Terrace. Many of these locations have had double-digit annual price growth, including Nelson Bay (up 17%) and Medowie (up 12%).
Others to stand out as above-average markets in Regional NSW include Albury, Armidale, Bathurst, Dubbo, Gunnedah, Lismore, Orange, Tamworth and Wagga Wagga. Sales in Casino in the Richmond Valley area have been 62, 65, 63, 71, 74 and 91 in recent quarters, with the median price up 14% to $285,000.
A number of regional towns that would normally not attract much attention from investors are rising, including Broken Hill, Glen Innes, Gloucester, Inverell, Kempsey, Kyogle, Leeton, Malua Bay, Mudgee and Tumut.
Quarterly sales in Inverell have been 52, 56, 56, 69, 69, 60 and 81, with the median price rising 16% to $275,000 in the past 12 months.
Areas which were among the Regional NSW growth stars previously, but have now levelled out with plateau markets, include locations close to Sydney which caught a ripple effect from the city boom, such as the Blue Mountains, the lifestyle towns of Wingecarribee Shire (the Southern Highlands) as well as Wollongong and nearby locations. 
Other previous growth stars now past their peaks include Port Macquarie, Coffs Harbour and the Tweed region – but all remain solid markets with prices rising.
The Central Coast LGA, which has been busy for 2-3 years, is still producing growth markets, although it has a greater number of plateau markets. Many Central Coast locations have recorded strong price growth in the past 12 months – including Point Frederick (up 15%), Kincumber (15%), Wamberal (17%) and Gwandalan (13%).
Other regions delivering big price movements include Ballina in the north-east of the state, where Ballina, East Ballina, Lennox Head and West Ballina (up 28%) have lifted significantly the past year. 
Other north-eastern areas with rising prices include Kyogle (up 15%), Lismore (12%) and Casino (14%).
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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