<a href="https://www.apartments.com.au/new-apartments/smith-by-valli-collingwood-224-228-smith-street-collingwood-vic-3066">Smith Collingwood</a> is a new boutique apartment development bringing a refined, design-led approach to one of Melbourne’s most established inner-city neighbourhoods.

Designed by <a href="https://www.apartments.com.au/architects/pandolfini-architects">Pandolfini Architects</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/lisa-buxton-interiors">Lisa Buxton</a>, Smith by Valli sits on iconic Smith Street and comprises just 22 residences tailored toward owner-occupiers seeking a more considered style of apartment living.

[smartcode_project:default project_id=140747 project_image_fid=367540]

The design of Smith focuses on a north-facing orientation across all residences, a relatively uncommon feature in dense inner-Melbourne settings. Each apartment has been planned to maximise natural light and outlook, alongside a material palette defined by warm tones, custom joinery, and a full suite of Gaggenau appliances.

The development comprises a mix of one, two, and three-bedroom apartments, with pricing currently ranging from just under $1 million to around $4.85 million for the premium penthouse-level residences, reflecting growing demand for luxury owner-occupier product in Melbourne’s inner urban market.

Residents will also have access to a private rooftop garden designed as an elevated retreat above the city, &nbsp;featuring curated landscaping, veggie boxes, intimate seating areas and spaces for relaxed gatherings. Sustainability has also been integrated into the project through a 7-star energy rating and two secure bicycle facilities for every residence.

[smartcode_project:default project_id=140747 project_image_fid=367529]

Smith by Valli sits in the heart of one of Melbourne’s most established retail and hospitality strips, within walking distance of venues such as Falco Bakery, Carnation Canteen and Alimentari, alongside parks and everyday services. With a Walk Score of 99, the location reinforces the project’s positioning toward buyers prioritising walkability and access over car dependency.

With only a limited number of residences, Smith reflects growing demand for smaller, highly curated apartment developments that prioritise design quality, liveability, and connection to neighbourhood character.

[smartcode_project_cta:default project_id=140747]

Joel Robinson

Smith by Valli delivers design-led apartments to Melbourne’s inner north

<a href="https://www.urban.com.au/developers/far-east-consortium">Far East Consortium</a>’s 640 Bourke Street stands as a testament to&nbsp;<a href="https://www.urban.com.au/developments/melbourne-vic-3000">Melbourne</a>’s ability to bridge its storied past with a bold vision for the future.&nbsp;

Rising above the heritage-listed Eliza Tinsley building, the development reflects a broader shift toward adaptive reuse in the city, where historical assets are retained and reinterpreted as part of new residential development.

Designed by <a href="https://www.urban.com.au/architects/rothelowman">Rothelowman</a>, <a href="https://www.apartments.com.au/new-apartments/640-bourke-street-melbourne-640-bourke-street-melbourne-vic-3000">640 Bourke Street</a> incorporates the Eliza Tinsley building as its foundation, housing a grand gallery and lobby space that serve as both a functional and symbolic centrepiece. The heritage façade informs the tower’s design, creating a connection between Melbourne’s past and its contemporary skyline.

"It's a significant asset and wants to be celebrated and experienced by all residents every single time they go in and out of the building," Rothelowman Principal Stuart Marsland said.

[smartcode_project:default project_id=509 project_image_fid=365684]

Above this historic base, the 68-storey tower will deliver just over 600 residences, a notable reduction from earlier schemes, reflecting a deliberate move toward larger-format apartments and a stronger owner-occupier focus.

Unlike traditional CBD developments that prioritised investor stock, 640 Bourke Street has been repositioned to respond to changing buyer expectations.

"The discussion was all around making 640 Bourke Street the best residence to live in, to be much more focused on the people in the building rather than people looking at the building," Marsland explained.&nbsp;

This shift is evident in the development’s interiors, which emphasise practical luxury with spacious layouts, high ceilings, and floor-to-ceiling windows framing sweeping views of Melbourne and Port Phillip Bay.&nbsp;

“What it's meant for 640 Bourke is we've actually reduced the number of apartments. We've increased the overall size of the apartments. We don't have any studios in here, and what that does for a project is it elevates it," Lauren Sheldon, Far East Consortium’s Director of Sales and Marketing, said.&nbsp;

[smartcode_project:default project_id=509 project_image_fid=365687]

Rothelowman Associate Jun Chang added, "We were given the opportunity to be more generous. The apartments became bigger and squarer than any other apartments which had been designed in the CBD before that."&nbsp;

Amenities spanning more than 3,000 sqm across multiple levels further reinforce this focus on resident experience. These include a pool, gym, co-working areas, and a range of hospitality-inspired spaces such as a whisky lounge, library, and private dining rooms, many drawing reference from traditional bathhouses and Melbourne’s laneway culture.

"We wanted to make both the pool and the gym area to be absolutely destinational, and when you traverse across to these spaces, there is a gentle familiarity to the beautiful notions of the hammams and the Roman baths, a gentle nod to history," Chang noted.

At street level, the project contributes to the ongoing transformation of the western CBD, with upgrades to Langs Lane and the introduction of retail, hospitality, and gallery spaces designed to activate the precinct and strengthen its connection to the surrounding city fabric.

[smartcode_project:default project_id=509 project_image_fid=365689]

The location places residents within walking distance of Southern Cross Station, Flagstaff Gardens, Queen Victoria Market, and the Docklands waterfront, positioning the development within a rapidly evolving inner-city neighbourhood.

"We believe it's the best site left in the city of Melbourne," Craig Williams, Executive Director at Far East Consortium, said.&nbsp;

640 Bourke Street is Far East Consortium’s 14th building in Melbourne’s western CBD.

"A very elegant designed building. It's going to be a Melbourne statement for many, many years to come."

One-bedroom apartments are priced from around $640,000, with 640 Bourke Street targeting completion in 2029.

Renders shown are Artist's Impressions correct as of May 2026.

[smartcode_project_cta:default project_id=509]

Heritage-led design anchors Far East Consortium’s 640 Bourke St, Melbourne

<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]

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 Studio to craft the interiors for The Frederick, BIG Projects' new Mermaid Beach project and YSG Studio'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 Studio, with landscape design by LDG Landscape Architecture.

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 unique detailing and compelling design,"&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]

Sydney’s YSG Studio makes Gold Coast multi-residential debut with BIG Projects at The Frederick

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

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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Cricket Victoria has sold its East Melbourne headquarters for $15 million.
It is a low-rise office on a 1,114 square metre block at <a href="https://www.realcommercial.com.au/property-offices-vic-east+melbourne-502769314" target="_blank">86-90 Jolimont Street.</a>
It was listed through Colliers International.
The cricket body hopeD to attract investors willing to spend above $10 million.
Cricket Australia has occupied its Jolimont site for around three decades.
It moved to the Citipower Centre at the Junction Oval in St Kilda on Lakeside Drive in St Kilda earlier this year.
The development opportunity is opposite a public park next to the Melbourne Cricket Ground.
The property has been listed in conjunction with transaction advisors Charter Keck Cramer.
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j.ballantyne1990-6AQqhLzZaK

Cricket Victoria sells East Melbourne HQ

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The corporate headquarters of 7-Eleven, Starbucks and the Withers Group is set to relocate from Mt Waverley to Richmond.
The move to Building 2 at PodCo and Terraplex’s 658 Church Street (pictured above) will come in 2019 after a leasing deal negotiated by Colliers International.
The 7-Eleven, Starbucks and Withers Group offices will move to 7,400 square metre vacated by Just Group, which has moved to St Kilda Road after 21 years in Richmond.
“It was our expectation that Just Group’s departure would pave the way for the building to be multi-tenanted over a number of floors but we are thrilled 7-Eleven, Starbucks and the Withers Group are moving into the whole building giving us the opportunity to undertake a full refurbishment of the asset over six levels and reposition the building for the next 20 years,” PodCo/Terraplex’s Anthony Wilson said.
Travis Myerscough one of the agents who negotiated the deal said 7-Eleven, Starbucks and the Withers Group would join a growing number of businesses gravitating towards Richmond from the outer suburbs including MYOB, Fonterra and Reece Plumbing.
“We’ve seen a shift in demand with the rag traders who have historically been the key occupiers in Cremorne, such as Just Group, Country Road and Colorado, now vacating and making way for an increasingly diverse mix with groups such as Disney, Tesla and Iveo Group recently moving into the area,” Myerscough said.
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7-Eleven, Starbucks, Withers Group moving HQ to Richmond in 2019

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The ACT Government is releasing two city centre sites located on Northbourne Avenue, Braddon and Turner.
With a combined 39,000 square metres of prime mixed-use land, these blocks are the last of the former multi-unit public housing sites on Northbourne Avenue being sold by the ACT Government.
 “The ACT Government wants to ensure there is an integrated design that unites the two sites," Colliers International Associate Director Residential, Josh Reid said.
Proposals will need to provide a masterplan for the two sites that considers the location; its constraints; interface with adjacent Haig Park; and a site design, known as the Weave Design, that was the winner of a design competition in 2011.
They also need to demonstrate how they will adopt a "people focused approach to the redevelopment; and include a place proposition plan and community consultation plan".
Colliers International is leading the sales campaign for Braddon and Turner on Northbourne in conjunction with JLL.
These sites are being sold through tender and tenders close October 4.
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Former Canberra public housing block sites for sale

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Melbourne-based property investment companies PodCo and Terraplex have continued the sell down of their Emerald Hill Terrace portfolio.
There have been two sales with a third property confirmed for July auction.
A local investor purchased 338-340 Clarendon Street in South Melbourne (pictured above) at an onsite auction for $3.95 million.
The 276 square metre property has a short-term lease in place to Bendigo Bank.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/7/9/Claremont%202.jpg" alt="">
Meanwhile, in an off-market process, a 184 square metre retail/residential property at 342 Clarendon Street (pictured above) was purchased by a local investor for $2.175 million, reflecting a return of 3.8%.
PodCo and Terraplex acquired the portfolio in early 2015, and over the course of three years have subdivided the landholding into 15 separately titled retail/residential offerings.
CBRE’s negotiated the latest transactions, and will be selling the third property conjunctionally with Dixon Kestles with the agents suggesting confidence in Clarendon Street as "one of Melbourne’s top performing retail strips".
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/7/9/Claremont%203.jpg" alt="">
The next property to come to market as part of the portfolio sell down is 350-352 Clarendon Street, South Melbourne (pictured above).
It is a double fronted, multi-tenanted retail/residential property, comprising four apartments and two retail shops.
The auction is projected to achieve a sale result in the high $3 million range.
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PodCo and Terraplex continue South Melbourne terrace sales

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For the majority of property investors, it is very difficult to accept the concept of buying investment property in another city or state. In fact, <a href="https://theconversation.com/three-charts-on-who-is-the-typical-investor-in-the-australian-property-market-81319" target="_blank">recent studies</a> show that only 11% of investors are investing in property interstate. As much as we all want to be logical and rational in our investment decisions, for many of us, emotion does come into play and the comfort that comes with knowing an area well does impact where and what we invest in. This can have significant effects on your return on investment.
At some point, as an investor you will be challenged by something that encourages you to look at another city. Perhaps it is affordability, or the need to diversify your portfolio – but when this challenge presents itself, if you are able to recognise the benefits of looking beyond your home city, the next steps will be easier than you initially thought, and you will be able to move forward with your investment decisions and continue to build your portfolio.
<h4>THE BENEFITS OF INVESTING IN MULTIPLE CITIES</h4>
Market conditions and cycles continually fluctuate between each state and city, so that when values are rising in one market, another area may be flat while another may be poised for growth. For many investors, diversifying across multiple cities enables them to take advantage of the different market cycles.
Investing in another city or state also offers a wider variety of choice in affordable investment options. For many who are increasingly being priced out of Sydney, the relative <a href="https://www.ironfish.com.au/blog/2017/06/07/better-lifestyle-half-cost-australias-popular-capital-city-move/" target="_blank">affordability of the other major capital cities</a> has strong appeal.
There are also differences in capital growth and rental yields at varying times across the different cities. For example, according to <a href="https://www.corelogic.com.au/news/capital-city-dwelling-values-rise-0-8-over-june-quarter#.WY0kJFEjGUl" target="_blank">figures from CoreLogic</a>, in the last year to 30 June 2017, Melbourne houses had the highest capital growth (15%) of all the capital cities and all housing types. On the other hand, Brisbane apartments had the highest rental yield (5.2%) out of the 5 major Australian capital cities. By diversifying your portfolio across multiple cities, you will have a better opportunity of targeting your desired capital growth and rental yield across your portfolio.
Another important consideration is the varying taxes across the different states. Each state has its own stamp duty rates and differing land tax thresholds – as well as continually changing Government incentives and grants. By diversifying across the states, investors can take advantage of the different thresholds and incentives on offer.
<h4>SO, WHERE AND HOW TO BEGIN?</h4>
Once you’ve decided to invest in another city, the next steps are similar to the process you would go through in buying residential property in your own city or state, with a few key factors to consider. Here’s our top 5 property investment tips for investing in another city or interstate.
<ol>
<li>
<h4>Research</h4>
</li>
</ol>
Read as much as possible. For most people, it’s an impossible task to go and personally visit every city you may plan to invest in – both in terms of time, and money spent – and without any potential payback. Instead, consider reading up online; there are many wonderful resources and <a href="https://www.ironfish.com.au/property-outlook-report/" target="_blank">reports</a> to equip you with knowledge of the different cities and how the markets are performing.
<ol start="2">
<li>
<h4>Talk to experts with local knowledge</h4>
</li>
</ol>
Get an understanding of how locals live – do they want to be close to the beach, or close to cafes? Do locals catch the train or bus or tram to work? Gain insights into what locals want from a property – keeping in mind this may vary significantly to what you might want from a property, or what people in your city may want from a property.
<ol start="3">
<li>
<h4>Know your budget</h4>
</li>
</ol>
There is no point looking for a penthouse in New York if your budget is $300,000! Understand your limits and look for what you can afford. The table below is a good guide to understanding what your money may be able to buy in each city.
<img src="https://www.urban.com.au/images/2017/08/08/Affordability-index.png" alt="">
<img class="alignnone wp-image-6495 size-full" src="https://www.ironfish.com.au/wp-content/uploads/2017/08/affordability-disclaimer.png" alt="" width="867" height="79">
You should also factor in the different costs of ownership in different cities, as each state has different stamp duty rates, and also different thresholds for land tax payable. By diversifying your portfolio you can limit land tax payable – although this shouldn’t be the main driver for your investment strategy, it is certainly a benefit of diversification.  
<ol start="4">
<li>
<h4>Take the emotion out of your investment</h4>
</li>
</ol>
Buying investment property is, of course, an inherently different type of decision to buying your own home. Remember that the things you may love about living in a particular type, size or location of a property may be very different to what others may value in their local city. Stay focused on the research, and of course, make sure that the fundamentals of the property are sound – that you are investing in quality.
<ol start="5">
<li>
<h4>Get the support of a good team</h4>
</li>
</ol>
The challenges of investing with confidence in another city or state can feel insurmountable when you’re doing it on your own. That’s why it’s important to get the support of a team of professionals who can help to guide you through the process. We know the importance of local knowledge when it comes to property investment, and as an investor you can leverage our national network of 9 offices located across the 5 major Australian capital cities. Also ensure that you have a great solicitor, accountant and mortgage broker on your team – with the right support in place, investing in another city is well within reach.
If you’re interested in buying investment property and would like more information on interstate property markets, you can download our national residential property report <a href="https://www.ironfish.com.au/property-outlook-report/" target="_blank">“My Market.</a>”
Or if you would like specific reports about each of the major Australian property markets (Sydney, Melbourne, Brisbane, Adelaide and Perth), please <a href="https://www.ironfish.com.au/contact-us/" target="_blank">contact your local strategist</a> who will be able to give you a copy of the relevant “MyCity” report.
 
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jrobinson-rf4aSBido9

How to invest in property in a city you’ve never been to

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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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Several leasing opportunities in Melbourne’s Federation Square are on the market.
The tenancies range from 48 to 276 square metres, with including internal and external spaces, some of which have views of the Yarra River.
Prices for the tenancies start at $26,500 per annum.
According to leasing agent, Teska Carson’s Richard Munday, the tenancies on Federation Square are tightly held, such as Kirra Gallery’s 15 year current lease. 
Two spaces, Tenancies 27 (183 square metres) and 28 (276 square metres), are only available on 18 month leases.
"In terms of inquiry we have had so far with 50 calls on the first day of advertising," Munday said.
Federation Square hosts 10 million visitors more than 2000 events annually, including New Year’s Eve celebrations, Melbourne Festival, Melbourne International Comedy Festival, Melbourne Food and Wine Festival.
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"Very rare" Federation Square leasing opportunities on the market

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There is an increasingly active east coast hotel market, according to iPG's first quarter 2018 report.
The market is characterised by tight conditions in the Sydney CBD, new supply in Melbourne and near double digit growth in inbound tourism.
iPG, an advisory for investors, expects buoyancy in the hotel sector to continue for the remainder of the year, driven by Chinese investor led acquisitions.
Group CEO, Michael Gu, noted Sydney remains the most significant location for investors and developers with many buyers seeking forward purchase agreements.
Melbourne recorded the highest number of transactions during the quarter.
According to Gu, an emerging trend in Sydney and Melbourne is developments converting from residential to hotels as the housing market cools.
"This should help the hotel market meet burgeoning demand for accommodation," he said.
"Sydney and Melbourne are likely to continue to be the markets with the highest activity levels and strongest ADRs, while Brisbane will also experience improving market conditions."
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Activity rising in east coast hotel market: iPG

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Global architectural firm Buchan has created a sustainably-designed facility design of Swimming WA’s latest aquatic centre, WestSwim Lakelands.
Buchan was appointed on behalf of PEET Ltd to provide architectural, master-planning and interior design services to the project.
It was completed in May.
WestSwim is a business unit of Swimming WA – a not-for-profit organisation dedicated to growing the sport of swimming in Western Australia.
The 724 square metre facility includes, a pool hall featuring a five-lane, 25 metre graded-depth swimming pool, with specialised in-built teaching ledge, retail space and office facility with an additional 48 square metre outdoor entertainment area.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/7/5/WA%20Pool%202.jpg" alt="">
WestSwim Lakelands is located on the corner of Mandurah Road and Lake Valley Drive in the new Lakelands Town Centre.
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Architectural firm Buchan designs WA aquatic centre in Lakelands

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Langley Hall, one of Bendigo's most historic residences, has been listed for sale.
It has been operating as a B&amp;B, fetching between $175 and $200 a night for a room.
The Edwardian landmark in White Hills was built in the early 1900s for Henry Langley, the first Anglican Bishop of Bendigo.
The mansion and its collective buildings comprise over 1,200 square metres, including a grand manor and chapel.
There are 15 bedrooms. In World War I the large living and dining areas were used as medical residential accomodation and the hall was a recuperation centre for returned soldiers.
The 9045 square metre grounds have been restored to maintain the vision of architects William Vahland and John Beebe.
Vahland is regarded as being the principal 19th century architect in Bendigo.
Castran Real Estate father and son agents John and Lachlan Castran seek offers by July 25.
Langley Hall last traded for $1.61 million in 2010.
It has been operating as a B&amp;B, fetching between $175 and $200 a night for a room.
Langley Hall, built in 1903 by the Anglican Church, is expected to sell for about $3 million with scope for a commercial redevelopment or residential subdivision.
The <a href="https://www.realestate.com.au/property/484-488-napier-st-white-hills-vic-3550" target="_blank">484-488 Napier Street</a> premises have been listed by Anthony Gurry.
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