<p>South East Queensland developer&nbsp;<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a>’s entry into the Gold Coast apartment market has progressed from pipeline to market, with its Chevron Island project Bronze on Chevron now formally available to purchase ahead of a planned 2029 completion.</p>

<p>The 119-apartment development on Mawarra Street marks the Brisbane-headquartered builder-developer’s first residential play in the Gold Coast, following its expansion south from Brisbane and the Sunshine Coast.</p>

<p><a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-surfers-paradise-qld-4217">Bronze on Chevron</a> comprises a mix of two-, three- and four-bedroom residences, with pricing starting from just over $1.5 million. The project is being delivered under Gardner Vaughan’s fully integrated model, with the group acting as both developer and builder, a structure it has consistently applied across its South East Queensland portfolio.</p>

<p>[smartcode_project:default project_id=107520 project_image_fid=367182]</p>

<p>Architecture has been designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jeremy-ferrier-landscape-design">Jeremy Ferrier</a>. The building presents as a single-tower scheme, with a focus on maximising outlook across both the Surfers Paradise skyline and the Nerang River.</p>

<p>Apartments have been planned with open-plan living zones extending to generous balconies, a response to the site’s dual-aspect positioning between river and ocean. Interiors follow a restrained coastal palette, with two colour schemes offered, and an emphasis on natural light and cross-ventilation.</p>

<p>[smartcode_project:default project_id=107520 project_image_fid=367181]</p>

<p>Resident amenity is concentrated across more than 1,250 sqm and includes a resort-style pool, gym, yoga lawn and rooftop entertaining areas. A function space with catering facilities forms part of the upper-level offering, alongside north- and south-facing outdoor areas.</p>

<p>Ground level will incorporate two retail tenancies, intended to extend the existing village character of the surrounding streets.</p>

<p>&nbsp;</p>

<p>[smartcode_project:default project_id=107520 project_image_fid=367200]</p>

<p>The project sits within walking distance of Thomas Drive’s established dining strip, while maintaining proximity to <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a> beach and broader Gold Coast amenity. The location, positioned on Chevron Island between the river and coastline, has increasingly attracted mid- to high-density development in recent years as the precinct evolves beyond its low-rise origins.</p>

<p>Gardner Vaughan’s move into the Gold Coast was first signalled in 2025, with the group identifying the region as a natural extension of its operations. Chief Executive Officer Simon Betteridge described the expansion as both “strategic and natural”, citing demand for well-designed apartments in lifestyle-driven markets.</p>

<p>Construction is expected to complete in early 2029.</p>

<p>[smartcode_project_cta:default project_id=107520]</p>


Joel Robinson

Gardner Vaughan brings Bronze on Chevron to market as Gold Coast debut

<p data-end="198" data-start="61">One of the penthouses at Lily Lane, the latest stage of Carrington Place by Ellipse Property, has set a new local apartment price record.</p>

<p data-end="350" data-start="200">The four-bedroom residence, purchased by a local downsizer, sold for $5.75 million—around 75 per cent higher than the previous record of $3.3 million.</p>

<p data-end="461" data-start="352">Over 40 per cent of the first release of apartments at&nbsp;<a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a> have already been snapped up just six weeks since it launched to the market.</p>

<p data-end="461" data-start="352">&nbsp;</p>

<p>Located at 32 Carrington Road, <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a> and designed by award-winning architects <a href="https://www.apartments.com.au/architects/ptw">PTW</a>, Lily Lane is directly opposite the Hills Showground Metro station. It offers a total 213 units over two 12-storey towers - a mix of 67 one-bedroom, 100 two-bedroom and 46 three-bedroom apartments - with a ground-floor retail offering.</p>

<p>[smartcode_project:default project_id=151821 project_image_fid=368352]</p>

<p>Blake Schulze, National Director – Residential at <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, says around 44 per cent of buyers are&nbsp;owner occupiers, with 35 per cent being investors and 21 per cent first homebuyers.</p>

<p>“Developments of this calibre are very rare in the Hills District, and Lily Lane’s sales success demonstrates the depth of demand for over-sized apartments that genuinely compete with freestanding homes," Schulze says.</p>

<p>"We are seeing particular demand from downsizers who want to remain in the area but transition into spacious, high-quality apartment living."</p>

<p>On the penthouse sale, it says it shows buyers&nbsp;are prepared to pay a premium for scale, quality, and direct access to the Metro.</p>

<p>[smartcode_project:default project_id=151821 project_image_fid=368351]</p>

<p>One-bedroom apartments are sized from 50-72 sqm with prices starting at $745,000, while two-bedrooms are priced from $990,000 with sizes from 75 to 132 square metres. Three-bedroom floorplans are sized between 97 and 182 sqm,, with prices starting at $1,395,000.&nbsp;</p>

<p>The three remaining penthouses, spanning up to 262 sqm, are priced from $2.9 million.</p>

<p>Over 75 per cent of apartments include dedicated studies, multipurpose rooms or family rooms, with select layouts offering walk-in pantries and laundries. Apartments are appointed with premium Miele appliances including ovens, washing machines, dryers, gas cooktops and dishwashers, while larger residences also incorporate integrated Miele microwaves, Fisher &amp; Paykel integrated refrigerators and five-burner Miele cooktops.</p>

<p>[smartcode_project:default project_id=151821 project_image_fid=360285]</p>

<p>Lily Lane will be constructed by award-winning iCIRT-rated builder <a href="https://www.apartments.com.au/builders/decode">Decode Group</a>, with construction to commence in mid-2026 and expected to complete early 2029.</p>

<p>Carrington Place comprises more than 800 apartments and is being delivered across multiple stages, with completion expected in 2032. Integrated with neighbouring bushland, the project will feature over 20,000 sq, of outdoor recreational area, including a one-kilometre boardwalk to Fred Caterson Reserve.&nbsp;</p>

<p>The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.</p>

<p>[smartcode_project_cta:default project_id=151821]</p>


Ellipse sets Castle Hill apartment record with $5.75 million Lily Lane penthouse sale

<p data-end="223" data-start="65">Fresh off completing its Delano Crows Nest development, Lindsay Bennelong has lodged plans for its next project, this time turning its attention to the beach.</p>

<p data-end="431" data-start="225">The developer, founded by Clarendon Homes founder Peter Campbell, is proposing a 37-apartment scheme at <a href="https://www.apartments.com.au/new-apartments/17-25-ashburner-street-manly-nsw-2095">17-25 Ashburner Street</a>, Manly, positioned between the southern end of <a href="https://www.apartments.com.au/developments/manly-nsw-2095">Manly</a> Beach and East Manly Cove.</p>

<p data-end="431" data-start="225">Lindsay Bennelong called on local architecture firm Platform Architects to design the new building, given their success on The Finn, Lindsay Bennelong's current luxury apartment project on North Steyne.<span style="font-size:12pt"><span style="font-family:Aptos, sans-serif"><span style="color:#222222"><span style="font-style:normal"><span style="font-variant-ligatures:normal"><span style="font-weight:400"><span style="white-space:normal"><span style="background-color:#ffffff"><span style="text-decoration-thickness:initial"><span style="text-decoration-style:initial"><span style="text-decoration-color:initial"><i>&nbsp;</i></span></span></span></span></span></span></span></span></span></span></span></p>

<p data-end="372" data-start="143">According to the Design Verification Statement by Bridie Gough of Platform Architects, the proposal “relates to the current context but also the desired future character of taller buildings suitable to the new planning controls.”</p>

<p data-end="722" data-start="374">The site has been identified as a Low to Mid-Rise Housing (LMR) location, given its position within 400 metres of the Manly Town Centre E1 Business Zone. The LMR controls are intended to unlock additional housing supply in well-located areas close to public transport, allowing developers to seek increased height limits to support greater density.</p>

<p data-end="884" data-start="724">“The proposal seeks to provide this increased level of housing whilst being respectful of some of the smaller scale buildings also nearby,” the statement reads.</p>

<p data-end="1207" data-start="886">Lindsay Bennelong Development Director Leigh Manser said the project has been carefully aligned with the intent of the LMR controls. The proposal will significantly increase housing yield on the site, replacing four houses and 10 apartments, comprising 25 bedrooms, with 37 new apartments delivering a total of 94 bedrooms.</p>

<p data-end="1487" data-start="1209">“Sydney is in a severe undersupply, and delivering more dwellings and more bedrooms than what currently exists is exactly what the LMR policy is designed to activate,” Manser said, noting that nine of the apartments will be allocated as affordable housing for frontline workers.</p>

<p data-end="1843" data-start="1489">“We have already commenced discussions with our community housing provider to determine the rental levels that frontline workers can realistically afford in this location,” he said. “These will need to sit well below the standard affordable housing benchmark of 20 per cent below market rent, and that has been factored into our feasibility and pricing.”</p>

<p><img alt="Manly" data-entity-type="file" data-entity-uuid="ad03000f-19f9-48b4-b27d-e85ca800a1da" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%208.41.59%E2%80%AFAM.png?VersionId=a.txHwCZgbCInlQ6QXbIrI.umvW1T.r8" /></p>

<p data-end="1825" data-start="1664">The design of the building incorporates a wave-like indentation running through the façade, referencing the nearby coastline and anchoring the building within its local context.</p>

<p data-end="1825" data-start="1664">The&nbsp;Design Verification Statement says careful consideration has been given to the articulation of the building, ensuring the bulk is broken down to a more human scale through a defined four-storey podium."</p>

<p data-end="1825" data-start="1664">The scheme includes a mix of one-, two- and three-bedroom apartments.</p>

<p data-end="2146" data-start="1962">“The design ensures a high level of amenity, with apartments offering generous private open space, many with expansive views, and all with comfortable proportions."</p>

<p data-end="2146" data-start="1962"><img alt="Bennelong" data-entity-type="file" data-entity-uuid="6a7f2812-72a1-4959-84b0-997e8cd88aed" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%2010.15.50%E2%80%AFAM.png?VersionId=6iMxU3MkXmHVHAoNhYBjnqgka8CUZNbk" /></p>

<p><a href="https://www.apartments.com.au/developers/lindsay-bennelong-developments">Lindsay Bennelong</a>&nbsp;is currently developing Finn Manly, just three full-floor luxury apartments on North Steyne. They recently welcomed residents to its 81-unit Delano Crows Nest development, a&nbsp;carefully scaled infill project designed to bridge&nbsp;<a href="https://www.apartments.com.au/developments/crows-nest-nsw-2065">Crows Nest</a>’s lively village centre with its surrounding heritage streets.</p>

<p>Designed by&nbsp;<a href="https://www.apartments.com.au/architects/ajc-architects">AJC Architects</a>,&nbsp;<a href="https://www.apartments.com.au/new-apartments/delano-crows-nest-27-57-falcon-street-crows-nest-nsw-2065">Delano</a>&nbsp;is arranged across three low-rise buildings, incorporating a mix of one, two, and three-bedroom apartments alongside a limited number of townhomes addressing Hayberry Lane. The architectural approach draws on the area’s Art Deco lineage, reinterpreted through contemporary detailing and framed by landscaped communal gardens.</p>

<p>The developer also has a development site in Maroubra.</p>


First look: Lindsay Bennelong's new Manly apartment development revealed

<p>Fifty-nine residences across 37 levels. No more than two per floor. With 80 per cent now sold, what remains at <a href="https://www.apartments.com.au/new-apartments/madeline-by-mosaic-broadbeach-22-mary-avenue-broadbeach-qld-4218">Madeline by Mosaic</a> is a short list.</p>

<p>Madeline was always conceived at a scale that sits outside the normal register of Gold Coast apartment living. The residences are half- and full-floor configurations, with the largest spanning more than 400 sqm, dimensions that place them closer to the penthouse end of the market regardless of where they sit in the building.</p>

<p>That scale is the organising principle of everything else: how the floorplans are laid out, how the materials read, how the connection between inside and outside works.</p>

<p>[smartcode_project:default project_id=150135 project_image_fid=355941]</p>

<p>The interiors were developed in collaboration with <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a>, the architecture practice&nbsp;<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic</a> brought in as design partner for the first time on this project. The palette runs to natural stone, textured timbers, and soft metallics, materials chosen as much for their tactile quality as their appearance.</p>

<p>Light cleverly shifts across surfaces through the day, and the design is explicit about wanting that to be noticed. Full-height glazing runs across the primary living areas, and where the building faces east toward the ocean, those walls of glass are doing real work: framing a view corridor that the site's position directly opposite Broadbeach State School's playing fields keeps permanently open.</p>

<p>That outlook is the site's most consequential asset. In a suburb where new towers continue to rise, a protected view line is genuinely rare, and the Mary Avenue address secures it. Residents at Madeline will look out over open parkland rather than the rear of another building, a distinction that becomes more meaningful with each new development approved nearby.</p>

<p>[smartcode_project:default project_id=150135 project_image_fid=355939]</p>

<p>The private outdoor spaces are sized to match the residences themselves. Terraces on the upper levels frame uninterrupted ocean panoramas, and the planning ensures that living areas extend into those outdoor zones rather than treating them as separate attachments. The flow between the two is part of the design intent, not an afterthought.</p>

<p>Inside, the finish specification reflects the same approach. Rich stone benchtops, warm timber joinery, bespoke hardware, each element specified to hold up over time rather than read as a moment in a particular trend cycle.</p>

<p>[smartcode_project:default project_id=150135 project_image_fid=3409]</p>

<p>Beyond the residences, the amenity offering extends that register. A lap pool and sun deck anchor the outdoor space, alongside a magnesium pool, cold plunge, steam room, and sauna.</p>

<p>A commercial-grade gymnasium, residents' lounge, library, and boardroom round out a programme that functions more like a private members club than a standard building amenity floor.</p>

<p>Construction has commenced under Mosaic's in-house building arm, with completion scheduled for late 2028.</p>

<p>[smartcode_project_cta:default project_id=150135]</p>


Madeline by Mosaic delivers penthouse-level living across every apartment

<p>Developer Fortezza Group is the latest to take its new apartment development, <a href="https://www.apartments.com.au/new-apartments/the-belvedere-5-7-church-street-nelson-bay-nsw-2315">The Belvedere in Nelson Bay</a>, to the NSW Government.</p>

<p>Fortezza, predominantly a South East Queensland developer, is the latest to apply for State Significant Development&nbsp; status through the NSW Government's Housing Delivery Authority, a pathway becoming favoured by developers to speed up the approval process.</p>

<p>They are planning 57 two- and three-bedroom apartments across 5-7 Church Street and 42 Donald Street, near d'Albora Nelson Bay Marina. The diverse apartment mix has sizes from just over 80 sqm to the largest three-bedroom penthouses that reach nearly 200 sqm.</p>

<p><img alt="Fortezza" data-entity-type="file" data-entity-uuid="090360e1-66d7-43ad-b686-aba81f173bf2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-29%20at%2010.22.40%E2%80%AFAM.png?VersionId=DMqF96eBZolqSAAAcugX0l66ueWng66m" /></p>

<p>Fortezza calls the project a "piece of Istria in Nelson Bay,"&nbsp;referring to the largest peninsula in the Adriatic Sea, shared by Croatia (90%), Slovenia, and Italy, which is known for its Roman history, Venetian-style coastal towns and inland hilltop villages.</p>

<p>They say the The Belvedere is strategically positioned at the apex of Nelson Bay, offering unrivalled views of the ocean, the bay and captivating topography of the area.</p>

<p>"Our commitment to maintaining the integrity of every view and sight line has been relentless," Fortezza Group says.</p>

<p>"Through extensive modelling and analysis, we ensure that each apartment enjoys the natural beauty of Nelson Bay, regardless of future developments. Each design element is carefully curated to harmonise with our European heritage, drawing profound inspiration from the Roman architectural marvels in Istria. The arches, the cascades of greenery and the stonework that define our project pay homage to the structures that once exemplified Roman grandeur."</p>

<p>Residents will have access to a pool, communal green spaces, an office and a coffee shop.</p>


First look: Fortezza Group takes The Belvedere, Nelson Bay apartment development, to NSW Government

<p>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.</p>

<p>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;</p>

<p>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.</p>

<p>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.</p>

<p>Even in the low seasons of May and June, occupancy levels reach around 40 per cent.</p>

<p><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" /></p>

<p>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</p>

<p>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.</p>

<p><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" /></p>

<p>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.<span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><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" /></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span><span><span><span><span><span><span>​</span></span></span></span></span></span></p>

<p>The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;</p>

<p>Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.</p>

<p>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;</p>

<p>Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.</p>


Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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<p>EXPERT OBSERVER</p>
<p>Real estate is buzzing with questions about the so-called recovery in property markets. Is it real? Does it have legs? Is it a dead cat bounce?</p>
<p>Before providing answers, we need to understand the questions, some of which show a chronic lack of understanding about real estate markets.</p>
<p>The questions assume that what’s happening in Sydney and Melbourne reflects the nation. It doesn’t.</p>
<p>Generalisation is the blight of real estate consumers. We’re afflicted with writers and commentators who discuss Australia as a single market, quoting economists whose knowledge of the intricacies of residential real estate could be written on the back of a postage stamp in crayon.</p>
<p>The overriding assumption is that events in the two biggest cities describe the entire nation. If they’re booming, the “Australian property market” is booming. If Sydney and Melbourne prices are falling, then prices are falling across the nation.</p>
<p>Journalists who parrot this nonsense - in the process of re-cycling press releases from lazy research firms and ignorant economists – are treating their customers shabbily. Misinformation proliferates.</p>
<p>So, are property prices recovering in Hobart? Well no, they’re not, because they didn’t fall. Hobart prices remain comfortably higher than last year, having been rising for the past three years.</p>
<p>Are property prices recovering in Canberra? Also no, because Canberra didn’t have the Sydney boom and it didn’t suffer Sydney’s post-boom correction. It’s just been chugging along happily, as Canberra tends to do. It’s the perennial Goldilocks of Australian real estate – not too hot, not too cold, just right.</p>
<p>Price recovery is also a foreign concept in Regional Victoria because prices have been rising strongly in many towns and cities outside of Melbourne for the past two years, and continue to do. Dozens the regional centres across Victoria have recorded double-digit growth in their median house prices in the past year.</p>
<p>So when media talks about the possibility of recovery in Australian house prices, people who live in Ballarat, Bendigo, Pakenham, Warragul, Bright, Mildura, Wangaratta, Seymour, Moe, Kyneton and many other Victorian centres wonder what on earth they mean.</p>
<p>There are similar scenarios is many regional locations across New South Wales, Tasmania and Queensland.</p>
<p>When media discusses recovery in real estate prices, they’re essentially referring to Sydney and Melbourne, which dominate coverage in big media, to the exclusion of all other locations.</p>
<p>That’s where the question of market recovery and the realness of price increases is focused.</p>
<p>What we’re witnessing is an end to the post-boom downturn and price correction in Sydney and Melbourne. The evidence is strong and real. Looking across price data from multiple sources, we first saw an easing of the rate of decline, then a bottoming of the downturn - and then, increasingly, signs of a return to growth.</p>
<p>This was accompanied by an improvement in auction clearance rates – which, as I commented last week, are a rather blunt instrument by which to measure markets but, taken alongside other data, can add some weight to overall conclusions.</p>
<p>Often anecdotal evidence is more telling than the statistics, and this also is increasingly positive. All kinds of property professionals have been feeling the upturn in demand and the growing pressure on prices, in an environment where stock on the market is generally low.</p>
<p>None of this is terribly surprising. The perfect storm of negatives that impacted the big city markets in the first half of the year has blown over – and has been replaced by a series of fortunate events, starting with the Federal Election result.</p>
<p>Too much has been made (as usual) of the impact of interest rate reductions. These don’t hurt, but interest rate levels are never the prime motivator of events in real estate.</p>
<p>Far more important are the improvement in overall sentiment, the end of the fear created by Labor policies, the greater ease in obtaining finance and the state of economies at a local level.</p>
<p>So what we have in Sydney and Melbourne is a fairly normal post-boom market. The correction phase that usually happens after a prolonged up-cycle has happened and now we’re back into situation normal – healthy activity and some pressure on prices, but with little likelihood of a return to boom conditions.</p>
<p>We’re more likely to see booms in other places – Brisbane, where conditions are improving and prices are attractive; Adelaide, which has an emerging economy likely to underpin an upsurge in real estate demand, helped by great value-for-money real estate; Perth, which is fighting back after a long downturn in the underlying WA economy; and many parts of regional Australia, such as regional Queensland, where a growing number of regional centres have improving economies, lower vacancies and attractive price/yield scenarios.</p>
<p><em>TERRY RYDER is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a></em><br><em>twitter.com/hotspotting</em></p>
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terryryder-YECXbqmri2

Brisbane is more likely to see a property boom: Terry Ryder

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<p>EXPERT OBSERVER</p>
<p>It's all happening in Brisbane CBD... there's not too much downing of tools or time for smoko around here at the moment!</p>
<p>So while residential construction is now slowing towards multi-year lows, there's plenty happening in the commercial and infrastructure space.</p>
<p>One of the major broadsheets reported this week on its front page that traffic controllers on the Queen's Wharf project are set to earn more than $194,000 per annum, including 10 hours per week of paid overtime.</p>
<p>Meanwhile, including overtime carpenters are expected to earn around $240,000 per year for a 46-hour week.</p>
<p>All of which will feed itself back into Brisbane's economy over the next few years.</p>
<p>We looked at some of the major projects and what they might mean for Brisbane at our buyer's agency website <a href="http://allenwargent.com.au/why-you-wont-recognise-brisbane-5-years-from-now-3-minute-video/" target="_blank">here</a>. </p>
<p><img src="https://1.bp.blogspot.com/-KtQy-K-vC5c/XaPSuPvLbHI/AAAAAAAAyQE/_x0BT6JdDHMFnjRj2rciTcjtK8Svzv69gCNcBGAsYHQ/s640/QW.jpg" width="640" height="320" data-original-height="800" data-original-width="1600"></p>
<p><em>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>. </em></p>
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Commercial construction booming in the Brisbane CBD: Pete Wargent

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<p>EXPERT OBSERVER</p>
<div>A quick look at today's arrivals and departures figures. </div>
<div> </div>
<div>Well, it's a bit like the famous old chart chronicling 1,001 days in the well-being of a Thanksgiving turkey.</div>
<div> </div>
<div>Chinese short-term arrivals into Australia fell to a seasonally adjusted total of just 19,500 in February, to be down by about 90 per cent. </div>
<p> </p>
<div class="separator"><a href="https://1.bp.blogspot.com/-6i1Av1jlptY/XpaY17aaUAI/AAAAAAAA1O4/101Tn39UUQw_-P0YcoS3-TsyQN-nZEV1wCNcBGAsYHQ/s1600/China.jpg"><img src="https://1.bp.blogspot.com/-6i1Av1jlptY/XpaY17aaUAI/AAAAAAAA1O4/101Tn39UUQw_-P0YcoS3-TsyQN-nZEV1wCNcBGAsYHQ/s640/China.jpg" width="640" height="354" data-original-height="803" data-original-width="1447"></a></div>
<p>Ouch.</p>
<div>There were still some 72,500 international arrivals for the purposes of education in the month, but February is normally one of the two months of the year wherein far higher numbers are expected, as students are typically expected to return from their Xmas break.</div>
<div> </div>
<div>And it was not so this year, as many international students were stuck in China or elsewhere. </div>
<p> </p>
<div class="separator"><img src="https://1.bp.blogspot.com/-ZeXFrYQDY6A/Xpa-UDHYKVI/AAAAAAAA1Pg/LSoyrsL_PFcFBq3Dzi4CLb_i2Tv4c9AtgCNcBGAsYHQ/s640/A3.jpg" width="640" height="370" data-original-height="804" data-original-width="1388"></div>
<div class="separator"> </div>
<div>Australia has long seen its economy juiced by relatively high intake resulting from net overseas migration, international students, and tourism from China and other parts of Asia. </div>
<div> </div>
<div>To date, there's been less impact showing up in the figures for permanent and long-term movements.</div>
<div> </div>
<div>Indeed, there were still some 97,840 permanent and long term arrivals in the month, and only 32,930 long-term departures, although the next intake is often higher than this in sunny February. </div>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-mkdk1MBywwg/Xpa9GHqK5aI/AAAAAAAA1PY/qxn4apeYbIkrv_iGpZS-z2yuVw52bMJBQCNcBGAsYHQ/s640/A1.jpg" width="640" height="368" data-original-height="804" data-original-width="1395"></div>
<div> </div>
<div>These figures will naturally slow through the remainder of Q1 and Q2, however. </div>
<div> </div>
<div>Thus while the economy might see a staged re-entry to business trading, things can't really 'return to normal' until the borders can be opened again, which must obviously take time. </div>
<div> </div>
<div>Out of interest, the IMF is forecasting a very strong rebound for Australia's economy in 2021 - faster than the US, UK, Germany, Canada, or France - though how they actually arrived at these figure is anyone's guess. </div>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-lG7XeYPpXJc/XpbmleYO-jI/AAAAAAAA1QA/xc0cVVG5gXsrOWZmtShtXxNqO8HIOs9rACNcBGAsYHQ/s640/IMF.jpg" width="640" height="346" data-original-height="758" data-original-width="1398"></div>
<div> </div>
<div><span style="text-decoration: underline;"><em>Source: Joiner, IFM Investors</em></span></div>
<div> </div>
<div>A sceptic might justifiably ask how their 2020 forecasts are tracking so far...</div>
<div> </div>
<div><strong><span style="text-decoration: underline;">Listings down</span></strong></div>
<p>There's not been too much sign of forced selling in the housing market just yet, with new listings all but cut in half.</p>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-Fzr9yrwd84U/Xpa3PsmxG2I/AAAAAAAA1PQ/sX72dYuvdc40IQ0nLSSBnI2KrKNTjKzsQCNcBGAsYHQ/s640/EVmOH_7UMAErMCP.jpg" width="640" height="376" data-original-height="488" data-original-width="828"></div>
<p><em>S</em><em>ource:</em><em> My Housing Market</em></p>
<p>Resi construction is also forecast to all but dry up this year, with annual dwelling commencements tipped to dip below 100,000 over the coming quarters (UBS), which would the lowest rate of new supply since 'at least 1960' (h/t Scutty).</p>
<p>In fact, we're still seeing plenty of competition for the limited amount of new stock in blue chip areas, and even some examples of prices going above price guides.</p>
<p>It's extremely doubtful that's the case in outer suburban areas or regional hubs, though, as rising unemployment and underemployment begin to bite</p>
<p><strong>PETE WARGENT</strong><em> 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>.</em></p>
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International arrivals at multiyear lows: Pete Wargent

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<div>EXPERT OBSERVER</div>
<div> </div>
<div>Less than a month ago, one report suggested Australia might have the 'world's worst management' of the virus, and yet now it has transpired that our results are among the very best in the world, alongside New Zealand. </div>
<div>
<br>Whether that's by luck or by judgement - or most likely a bit of both - may only be known in the fullness of time.</div>
<div> </div>
<div>As to how this is impacting real estate searches, there are three main factors to bear in mind.</div>
<div> </div>
<div>Firstly, there are now record low mortgage rates for new borrowers, from just over 2 per cent, and these look set to persist for<em> at least </em>three years. </div>
<div> </div>
<div>Secondly, there's now some potential return for a return of the cobweb effect we saw before the election last year, which may kill new supply, at least in tightly held or blue chip areas. </div>
<div> </div>
<div> </div>
<div>
<div class="separator"><img src="https://1.bp.blogspot.com/-muLpbzV0YMk/XqeSHzYsCkI/AAAAAAAA1bQ/UiIENyW0HFITZfYPgrsz7LRQGKmXAASWgCNcBGAsYHQ/s640/COBWEB.jpg" width="640" height="402" data-original-height="676" data-original-width="1073"></div>
<br>Dwelling starts look set to slump to around a 70-year low, and while plenty of aged listings remain on the market, quality new listings are now rather thin.</div>
<div> </div>
<div>For example, Real Estate reported that there was just one new apartment listing in Coogee over the course of a week, which is exasperating for anyone wanting for take advantage of the slowdown.</div>
<div> </div>
<div>And thirdly - a point I've alluded to previously - while Canada, the US, and many developed European and Asian countries have grappled with the spread of the virus, the two countries which are emerging with enhanced reputations as the most desirable to live appear to be New Zealand and Australia. </div>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-FCrTsrhS1A8/XqeB4-FGTkI/AAAAAAAA1a0/FNk2h5mGer4YoMzTOD_POJsFl6E9LiKcgCNcBGAsYHQ/s640/BB.jpg" width="640" height="448" data-original-height="517" data-original-width="738"></div>
<p><br><span>A 'Lucky Country' indeed.</span></p>
<p><span><strong>PETE WARGENT</strong><em> 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>.</em></span></p>
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Dwelling starts look set to slump to new low: Pete Wargent

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<p>EXPERT OBSERVER</p>
<p>In what feels like a repeat of the pre-election period from 2019, there's really not much new stock coming to the capital city housing markets right now.</p>
<p>SQM Research showed that this has been reflected in tighter stock levels across the country as at April 2020, with all capital cities recording substantial year-on-year declines. </p>
<p class="separator"><img src="https://1.bp.blogspot.com/-1EMCEYVnE9o/Xrd9IoMV84I/AAAAAAAA1pY/U9Ev7hxZbiUOzGWnQKfMQ8FqNffTkHvUQCNcBGAsYHQ/s640/SQM1.jpg" width="640" height="372" data-original-height="794" data-original-width="1363"></p>
<p>CoreLogic also reports the lowest level of supply in years. </p>
<p class="separator"><img src="https://1.bp.blogspot.com/-LAywSqFu4mo/Xrd9-heUtvI/AAAAAAAA1pk/c-0u1ixbaY0OBJ2GO-X4wzempH65CNNsACNcBGAsYHQ/s640/CL1.jpg" width="640" height="386" data-original-height="677" data-original-width="1120"></p>
<p>We're still actively searching for properties despite the logistical challenges, and a character home came up for sale on Brisbane's northside this week, which looked as though it may be of some interest for one of our clients. </p>
<p>Saturday open homes aren't allowed just yet, although they will be again very soon given that Queensland is fairly consistently reporting zero new cases of COVID-19 now.</p>
<p>Actually, with the exception of the Cedar Meats cluster in Victoria, Australia is recording close to zero cases per day, while ICU cases have declined to just 17.</p>
<p><img src="https://1.bp.blogspot.com/-v7EGm6iwarc/XreUQkA59HI/AAAAAAAA1pw/03OrdAGUMg4j0OeoAtCVRWiWHkBMEI1zQCNcBGAsYHQ/s640/CV1.jpg" width="640" height="362" data-original-height="800" data-original-width="1408"> </p>
<p>Agents can, however, take people through in groups of up to half a dozen at a time. </p>
<p>This particular house had 27 groups through yesterday and was locked away under offer before the day was out. </p>
<p>Huh.</p>
<p>Pro tip: call your bank and ask for a lower mortgage rate, as there are some extraordinarily attractive deals out there now, starting from a low 2-handle. </p>
<p><strong>PETE WARGENT</strong><em> 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>.</em></p>
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Listings tighten across the nation, a pre-election repeat: Pete Wargent

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<p>EXPERT OBSERVER</p>
<p><span>Job ads were down by -16.4 per cent or -18,400 in April, on a trend basis.</span><br><br><span>It's comfortably the largest fall since the series began in January 2006.</span></p>
<div class="separator"><a href="https://1.bp.blogspot.com/-q35jEtsikg4/XsSE29lhhnI/AAAAAAAA1zY/rzBpzl5sB6M43RJ-2BIFn8jzFyj6QaTTACNcBGAsYHQ/s1600/A1.jpg"><img src="https://1.bp.blogspot.com/-q35jEtsikg4/XsSE29lhhnI/AAAAAAAA1zY/rzBpzl5sB6M43RJ-2BIFn8jzFyj6QaTTACNcBGAsYHQ/s640/A1.jpg" width="640" height="362" data-original-height="801" data-original-width="1409"></a></div>
<p><span>In New South Wales, vacancies have gone from 70k at the cyclical peak to 22k.</span></p>
<p><img src="https://1.bp.blogspot.com/-LfE8GC9eDfQ/XsSE3NbSCiI/AAAAAAAA1zc/miEm0vt-ge0IAGuM0GaOsecptiXgih29wCNcBGAsYHQ/s640/A2.jpg" width="640" height="370" data-original-height="805" data-original-width="1386"></p>
<div>Dreadful numbers, which suggest that the unemployment rate will roughly go from 5 to 10 per cent. </div>
<div> </div>
<div>Australia has done a wonderful job of flattening the curve of COVID-19 cases, to the extent that there are only 9 (nine) cases remaining in ICU. </div>
<p><img src="https://1.bp.blogspot.com/-RCwkp7NkKL4/XsSFV9guKUI/AAAAAAAA1zo/UwIbpjtg2T4NdZQa8L3pvwxmsgddJaadQCNcBGAsYHQ/s640/CV1.jpg" width="640" height="362" data-original-height="801" data-original-width="1409"></p>
<div class="separator"> </div>
<div class="separator"> </div>
<div> </div>
<div>Time to reopen the economy, and then the borders...with quarantine.</div>
<div> </div>
<div>Sensibly managed, Australia will be in a stronger position than ever to welcome the world's best and brightest. </div>
<p><strong>PETE WARGENT</strong><em> 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>.</em></p>
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Largest fall in job ads ever recorded: Pete Wargent

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<p>EXPERT OBSERVER</p>
<p>Melbourne markets have held up better than most against the forces of Covid-19. The number of growth markets has dropped but it remains at solid levels – and prices have continued to perform well, in defiance of predictions (by the usual suspects) of a collapse.</p>
<p>The latest quarterly survey of sales activity by Hotspotting has found fewer growth suburbs than the previous survey, but still better than all other quarters since the Melbourne market peak in 2017.</p>
<p>This tells us that the Melbourne market has dropped in terms of sales activity, thanks to the restrictions imposed for the coronavirus, but remained stronger than during the post-boom downturn phase that extended throughout 2018 and early 2019.</p>
<p>Melbourne has done particularly well with price performance – with houses coming back strongly in the most recent quarter, but with apartments doing better than houses in annual terms.</p>
<p>In the past 12 months, two-thirds of Melbourne suburbs with apartment markets recorded growth in their median unit prices – and most of those growth suburbs increased their median prices by more than 5%.</p>
<p>House markets were less positive in annual terms, with only one-third recording price growth over the past months.</p>
<p>But the situation with house prices is starkly different when looking at the most recent data: 88% of Melbourne suburbs recorded growth in their median house prices in the most recent quarter.</p>
<p>This reflects the overall trend in the market. In the first half of 2019, Melbourne prices generally were falling, following the end of the previous boom and impacted also by the lead-up to the Federal Election.</p>
<p>Markets started to recover in the second half of 2019 and the early months of 2020 – so that most suburbs were recording price growth in their housing markets, but two-thirds still remained below the levels of 12 months earlier.</p>
<p>The data suggests Melbourne markets have been resilient price-wise in the Covid-19 period, despite the fall in sales activity which is reflected in our Winter 2020 survey of sales volumes.</p>
<p>In the circumstances, a result of 32 suburbs with growing sales activity is a solid performance and is better than all the quarterly surveys of 2018 and 2019.</p>
<p>The Mornington Peninsula has been the standout performer in our Winter 2020 survey: seven suburbs have continued to deliver growth in sales activity. Growth suburbs include Blairgowrie, Hastings, McCrae, Rye, Safety Beach, Sorrento and Tootgarook.</p>
<p>Quarterly sales in Safety Beach have been 33 46 45 47 54 and 64 over the past 18 months and the median house has risen 3% in the latest quarter while the median unit price is up 25% over the past 12 months.</p>
<p>In Hastings, quarterly sales have been 43 49 67 69 and 73 – and the median house price has increased 4.6% in the most recent quarter.</p>
<p>The next best LGA in terms of the number of suburbs with growing sales activity is the upmarket Glen Eira LGA, with three growth suburbs and two consistency markets. The growth suburbs are Carnegie, Caulfield North and Ormond.</p>
<p>There are seven municipalities with two growth suburbs each, including the Moreland LGA where both Brunswick East (63 79 80 83 and 86) and Brunswick West (52 60 63 76 and 83) are growth markets.</p>
<p>The Brunswick West unit market has been particularly strong, with notable growth in its median price both for the most recent quarter and over the past 12 months (up 18%).</p>
<p>This Winter 2020 survey has identified 11 suburbs as declining markets – a surprisingly small number given the Covid-19 circumstances – and three danger markets.</p>
<p>The locations we have ranked as danger markets are the Melbourne CBD, Southbank and Docklands, all inner-city apartments markets where sales activity has dropped markedly at a time when vacancy rates have spiked because of the Covid-19 impacts.</p>
<p><em>Terry Ryder is the founder of hotspotting.com.au </em><br><em>ryder@hotspotting.com.au</em><br><em>twitter.com/hotspotting</em></p>
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Melbourne market holding up better than most during Covid-19: Hotspotting's Terry Ryder

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<p>First home buyers in Sydney can look to ‘rent-vest’ as a way to enter the market, while buying conditions are better than ever, says Colliers International. </p>
<p>‘Rent-vesting’ refers to the concept of buying a property as an investment in an area which is affordable and experiencing significant boom conditions, while choosing to rent in a preferred, more expensive area. </p>
<p>According to Colliers International, while many Sydney first home buyers choose to buy in expensive, popular areas such as the Eastern suburbs and Lower North Shore, inner west areas such as St George, Canterbury, Bankstown and Gladesville, have seen a significant price drop and are experiencing booming conditions. </p>
<p>“The St George Canterbury and Bankstown areas currently offer some of the highest rental returns in Sydney and at the moment there is a lot of choice in these areas,” said Peter Kerras, Director, Residential at Colliers International.  </p>
<p>“First home buyers seeking capital growth should be looking in these areas to bag a bargain not compete with other buyers to pay a premium with the prospect of modest growth.</p>
<p>“With rent returns now higher than interest rates in some areas, it has never been a better time to buy an investment property and the strategy of ‘rent-vesting’ – buying in a more affordable area with great returns and stay renting where you know - can be a great way for young people to enter the market.”</p>
<p>Currently, the price difference between a new property and an older property has never been less.</p>
<p>“Traditionally you would be paying 20% more for a new property as opposed to second hand property, however the unsure lending environment has brought down the price of new property in certain areas, which is great news for investors,” Kerras said.</p>
<p>“There is a lot of misconception and fear around buying off the plan; however, many of these are unfounded. New properties have much better noise insulation, sound proofing, fire safety, plumbing and wiring and the latest modcons.”</p>
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j.ballantyne1990-6AQqhLzZaK

Rent-vesting could be key to the market for first home buyers: Colliers International 

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<p>RBA liaison believes it can see through the downturn in construction to the other side.</p>
<p>Below Scutty reports on the latest AiG construction index gauge:</p>
<p class="separator"><img src="https://1.bp.blogspot.com/-XgQZzrxcIIM/XenLm_8jMII/AAAAAAAAzOk/ysAVnkMDPoMCnM41cdRqrZxiiHZVAFM9QCNcBGAsYHQ/s640/AIG1.jpg" width="640" height="136" data-original-height="142" data-original-width="663"></p>
<p class="separator">Apartments (37), engineering (33.3) and commercial (43.7) all came in with very contractionary readings. </p>
<p class="separator"><img src="https://1.bp.blogspot.com/-l136Sd1V4sw/XenLm0vwVNI/AAAAAAAAzOo/L8SgToObOWQzHb4nrfOYEQtYB-oLGwlpACNcBGAsYHQ/s640/AIG2.jpg" width="640" height="204" data-original-height="513" data-original-width="1600"></p>
<p class="separator">Perhaps house building is due to lift soon, but otherwise, it's another stinker.</p>
<p class="separator"><em>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>. </em></p>
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Construction continues crashing: Pete Wargent

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<p>EXPERT OBSERVER</p>
<p>Retail turnover missed expectations of a 0.3 per cent increase in October, instead recording a decline (although the result rounded to 0.0 per cent, after an increase of just 0.2 per cent in September). </p>
<p><img src="https://1.bp.blogspot.com/-fRlgDvETnfo/XejDNMrF7SI/AAAAAAAAzM4/WdfpBKe6ADcoogB09uIFwHT1xSL6eyW7wCNcBGAsYHQ/s640/RT1.jpg" width="640" height="352" data-original-height="815" data-original-width="1481"></p>
<p>The annual turnover increase continued to decline to a 2-year low of just 2.1 per cent.</p>
<p><img src="https://1.bp.blogspot.com/-owUayf-hqCY/XejDMgYWAiI/AAAAAAAAzMw/yePFAgvBZn4gsu6pVNgHFLv0eGDSuVrBQCNcBGAsYHQ/s640/RT2.jpg" width="640" height="374" data-original-height="811" data-original-width="1386"></p>
<p>The monthly decline was driven by clothing and footwear (-0.8 per cent), department stores (-0.8 per cent), and household goods (-0.2 per cent). </p>
<p><img src="https://1.bp.blogspot.com/-poYDqyXkXWk/XejDMwanRrI/AAAAAAAAzM0/s0QdBarf6ecabeAK-Cpx53yWn3DnvjE0ACNcBGAsYHQ/s640/RT3.jpg" width="640" height="360" data-original-height="791" data-original-width="1403"></p>
<p>At the state level there were monthly declines in New South Wales and Victoria, as well as in South Australia, perhaps in line with the asymmetric wealth effect thesis. </p>
<p><img src="https://1.bp.blogspot.com/-I7RSCOh_YSg/XejDNa4522I/AAAAAAAAzM8/fFi9dFRtJOAW0QML8-TaElQCA8I2PLCvACNcBGAsYHQ/s640/RT4.jpg" width="640" height="360" data-original-height="785" data-original-width="1394"></p>
<p>For excellent analysis of online retail sales from data king James Foster, see here:</p>
<p>'Meanwhile, online retail spending lifted by a healthy 8.5% in October to $1.930bn according to the ABS's estimates to be up by 13.9% over the year. </p>
<p>At 6.5% of total retail turnover, the online segment seems poised to rise to a record high next month on the back of Black Friday sales promotions.'</p>
<p>Overall, though, this was frankly another terrible result, with the only potential (if dubious) 'silver lining' argument being that some savings were being held back for Black Friday and Xmas shopping. </p>
<p><strong>Occam's Razor, but...</strong></p>
<p>This calendar year began with the RBA still talking of the next move in interest rates being up, despite years of below-target inflation.</p>
<p>The experiment could have worked, but now that the central bank forecasts are being shredded the baying mob is growing increasingly restless.</p>
<p>Recent national accounts figures showed a healthy rise in government spending, but private demand sinking into the abyss. </p>
<p><em>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>. </em></p>
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