A new 25-storey apartment tower proposed for Mercer Street would push Geelong’s western gateway skyline higher, with Morphy Birrell Property Group lodging plans for a project directly beside one of the city’s most significant heritage streetscapes.

The <a href="https://www.apartments.com.au/architects/fk-australia">FK</a>-designed development at <a href="https://www.apartments.com.au/new-apartments/65-67-mercer-street-geelong-vic-3220">65-67 Mercer Street</a> has now been referred to Victoria’s Planning Minister. The site sits opposite the Geelong rail corridor and immediately south of the heritage-listed St Peter and Paul’s Catholic Church and Ashby Hall precinct.

Rather than compete with the neighbouring ecclesiastical buildings, the proposal adopts a sculpted podium intended to reference the materiality and scale of the heritage context. Planning documents note the design draws cues from the “dark stone brick” church and surrounding masonry buildings, while the tower above transitions into a softer, curved form oriented toward Corio Bay and the Geelong waterfront.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="b797d10c-d4a6-47af-b8df-1aeaa3b382be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/public%20square.png?VersionId=QGIpcz1x1hKB6lQLl2iobyHqb6PS2Ztc" />

The development forms “Stage 5” of Morphy Birrell Property Group’s broader Mercer Street precinct strategy, following the completion of the 21-storey Miramar tower on Cavendish Street and several additional approved redevelopment stages nearby. Planning consultants Ratio said the proposal “represents an exemplary development outcome” aligned with the strategic ambitions for Central Geelong’s continued urban renewal.

The mixed-use project would replace an existing low-rise commercial building and surface parking area on the 3,320 sqm corner site. FK’s urban context report describes the proposal as a residential development comprising apartments, resident amenities, commercial space, and integrated landscaping positioned to maximise bay views and northern sunlight access.

Renders show a deeply articulated tower with curved balconies stepping above a lower masonry podium that frames a landscaped forecourt facing Mercer Street. The design intentionally preserves sightlines toward the adjacent church buildings, with the podium scaled to reinforce the heritage edge before the tower recedes upward.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="2bdca91e-66f7-4ac7-8baa-2f93bd5b564e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/geelong%20site.png?VersionId=QOhbino4ZgzKYw5dW3QE14E.2yq.Sv87" />

The planning report highlights the site’s strategic location within 400 metres of key Geelong destinations including Cunningham Pier, the Geelong Station precinct, Deakin University, and the convention centre. Bus services run directly along Mercer Street, while the Corio Bay foreshore sits around 100 metres north of the site.

The proposal arrives amid accelerating redevelopment across central Geelong, where planning policy continues to encourage higher-density housing close to transport infrastructure and the waterfront. Mercer Street in particular has emerged as a focal point for taller apartment development due to its proximity to Geelong Station, the bay, and major civic infrastructure.

Joel Robinson

Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct

Development giant&nbsp;<a href="https://www.apartments.com.au/developers/hamton">Hamton</a> and joint venture partner Hostplus have revealed the next residential stage of their $3 billion Moonee Valley Park masterplan, lodging plans for 512 more apartments within the precinct on surplus racecourse land at 110 Wilson Street, Moonee Ponds.

The proposed development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/trackside-house-110-wilson-street-moonee-ponds-vic-3039">Trackside Gardens</a>&nbsp;in the planning application, follows the <a href="https://www.apartments.com.au/news/vic/first-look-exclusive-hamton-and-hostplus-reveal-sixth-stage-of-moonee-valley-park-masterplan">recent unveiling of the sixth-stage Cox Place Precinct</a> and continues the long-running transformation of the Moonee Valley Racecourse into one of Melbourne’s largest urban renewal projects.

Positioned on the north-eastern edge of the racecourse adjacent to CityLink, Trackside Gardens will comprise three residential buildings rising between 61.8 metres and 86.4 metres within a heavily landscaped precinct shaped by Hamton’s Nature Based Cities framework.

The project forms part of the broader Moonee Valley Park redevelopment being delivered by Hamton, Hostplus and the Moonee Valley Racing Club, which is reshaping the 40-hectare racecourse site into a mixed-use neighbourhood with housing, retail, commercial space, hotels, parkland and community infrastructure.

Trackside Gardens sits separately to the recently proposed Cox Place Precinct, a five-building stage comprising around 1,100 residences, two build-to-rent buildings, two build-to-sell towers, retail, office space, and a hotel overlooking the racetrack. Together, the projects continue to accelerate housing delivery across the precinct.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="5fc1941e-52d3-41c6-abc4-0f13fe8ae5ea" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/DA%20Edits%20%281%29.png?VersionId=7qwRHq5dcvXWNot2hNOgoQhN2GIWudNK" />

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a> with landscape architecture by Tract, Trackside Gardens has been conceived as a botanical-style residential precinct prioritising canopy planting, communal green space, and vertical landscaping.

“The architectural vision for the proposed development centres around buildings in a botanical park setting that champions the important role of nature,” the planning submission states.

“The proposal incorporates principles of biophilic design, with landscape and environmentally sustainable development influencing the ultimate design response of the buildings and prioritising the ground plane to ensure a high amenity for both occupants and visitors.”&nbsp;

Trackside Gardens will deliver 512 apartments across the three buildings, alongside 518 basement car spaces and 523 bicycle spaces. Around 20 per cent affordable housing is proposed across the broader North East Precinct, equating to around 158 dwellings.&nbsp;

The affordable housing component will be concentrated within the Wilson East building, while the remaining apartments are expected to be delivered as build-to-sell residences.

Trackside Gardens has been designed around Hamton’s Nature Based Cities initiative, founded by Executive Chair Paul Hameister OAM in partnership with the University of Melbourne, Urbis, Ark Resources and Tract. The initiative promotes integrating higher-density urban development with significant biodiversity, tree canopy and landscape outcomes.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="89353449-7b3c-42fd-8fd8-8bf64a5ef80f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_4.png?VersionId=X8jRt0P2L7fIWjLhfX6gPknXToXIBeLj" />

A comprehensive landscape strategy would introduce deep soil planting, vertical greening, communal gardens, and new pedestrian links throughout the site.

Planning documents state the development is targeting a 5 Star Green Star Buildings rating, a 7.5-star average NatHERS rating, and “Exemplary” Nature Based Cities certification.&nbsp;

The proposal joins an expanding pipeline of approved and proposed buildings within Moonee Valley Park, including the recently launched Eveline apartments and the approved Grandstand North and South towers.

Hamton has increasingly focused on precinct-scale, nature-led communities across Melbourne’s middle-ring suburbs, with projects spanning Hawthorn, Kew, and Moonee Ponds.

Hampton unveils Trackside Gardens, latest stage of $3 billion Moonee Valley Park masterplan

The Paul Gedoun-led <a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Group</a> has achieved another milestone in its $1 billion transformation of Rainbow Bay on the southern Gold Coast with the completion of the company’s third project in four years, the $160 million <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a> residences.

Delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a> and designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker Architects</a>, Esprit buyers have now moved into the 94 apartments across two interconnected buildings at 217-227 Boundary Street.

The successful settlement of Esprit marks another astounding chapter in the S&amp;S story, which launched its highly successful Flow apartments three years ago and created its own ultra-luxury branded fingerprint on an area craving new luxury residences.

Most early purchasers have secured gains of well over $1 million since the project launched in 2021.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172129]

S&amp;S Projects Founding Director Paul Gedoun said the completion of Esprit reflects sustained demand for premium apartments in tightly held coastal locations.&nbsp; 
&nbsp;&nbsp; &nbsp; 
“Esprit has attracted buyers seeking a combination of quality design, considered amenity and a location that is becoming increasingly difficult to replicate,” said Gedoun.

“We identified some years ago that Rainbow Bay is a unique market where supply of luxury residences is limited, and we see the settlements in Esprit further underpinning this thinking - that for both owner-occupiers and investors.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172174]

A key feature of the development is ‘Club Esprit’, a 1,000sqm residents-only rooftop level combining wellness and recreation, believed to be a first for the Gold Coast, and which is fast becoming a signature of the S&amp;S brand.

Positioned to capture views across Snapper Rocks, Rainbow Bay and the Tweed River, the rooftop includes a 25-metre lap pool, gym, yoga lawn, sauna and steam facilities, ice bath, private dining spaces, outdoor cinema and landscaped areas for residents.&nbsp;

<a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a> Director Jayde Pezet, who led the sales campaign for Esprit and S&amp;S’s Flow and Awaken apartments, said the project’s performance reflects both the strength of the product and the depth of demand for premium apartments on the southern Gold Coast.&nbsp;

“In some cases, we’ve seen values double since launch, which is a clear reflection of how tightly held Rainbow Bay has become and the level of demand for well-executed projects in this market,” said Pezet.&nbsp;

“Buyers recognised early what S&amp;S Projects was delivering here, and that conviction has been rewarded as the project has progressed towards completion.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=214819]

Esprit offers a mix of two- three and four-bedroom apartments and sits within walking distance of the beachfront, cafés and local amenities, reinforcing its appeal as both a lifestyle and investment destination.

The project is the third completed by S&amp;S Projects in Rainbow Bay, following Flow Residences and Awaken Residences, which together have contributed to the suburb’s emergence as one of the Gold Coast’s most sought-after coastal pockets. &nbsp;

S&amp;S Projects is continuing its investment in the area with Radia, a $215 million development currently under construction.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172175]

Gedoun said the completion of Esprit signals continued confidence in the southern Gold Coast market.&nbsp;

“We’ve seen strong interest in well-located, high-quality apartments, particularly in areas where future development opportunities are limited."

“That’s been a key factor in the performance of Esprit and the broader Rainbow Bay market”.

[smartcode_project_cta:default project_id=102921]

Owners move in as Esprit completes at Rainbow Bay

Few developers can boast a portfolio across South East Queensland's luxury markets quite like <a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a>.

The builder-developer, founded in 2004 by Managing Director Brook Monahan, has projects in planning, on the market, and under construction, from Burleigh Heads and Broadbeach to Kangaroo Point and South Brisbane.

With a pipeline exceeding $2 billion, Mosaic remains highly selective when it comes to development sites, having spent years refining its strategy around feasibility research and product planning. The group is set to continue growing into 2026 and beyond.

In Brisbane, Mosaic currently has three projects in the market. It is in the final release stage at <a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford</a> in Kangaroo Point, which is approaching complete sellout ahead of its late 2027 completion.

[smartcode_project:default project_id=134792 project_image_fid=328123]

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, The Bedford comprises 128 two- and three-bedroom residences. A selection of ultra-luxury Masterpiece Series Skyhomes, positioned across the top levels, offer expansive floor plans and sweeping views of the river and city.

High-end inclusions, such as natural stone benchtops, bespoke cabinetry, and Miele appliances, feature throughout all apartments, alongside the Rooftop Recreation &amp; Retreat Sky Terrace. This includes a resort-style pool with sun deck and loungers, spa, cold plunge pool, sauna, steam room, private dining room with a full kitchen, residents' lounge, multiple barbeque and relaxation zones, an outdoor viewing deck, and landscaped gardens with water features, all oriented to sweeping city and river views.

A gym with indoor and outdoor zones, and a golf simulator, further enhances recreational choice within the building.

[smartcode_project:default project_id=134792 project_image_fid=328119]

A defining feature of the development is its integrated mixed-use component, which will deliver Kangaroo Point's first major supermarket, alongside a café and liquor store, bringing long-awaited convenience to the peninsula.

Monahan says The Bedford represents the culmination of a near-decade-long journey, after first identifying the A-grade Prospect Street site in 2016. While they came close to acquiring it at the time, the site was ultimately purchased by Woolworths' development arm, Fabcot. The opportunity resurfaced in 2024 when the site, vacant for nearly three decades, was brought back to market.

Monahan says Mosaic projects often begin years before any formal plans are drawn. Their new South Brisbane development is no exception, with the site first earmarked in 2018.

"We aren't opportunistic," Monahan says. "Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

[smartcode_project:default project_id=141711 project_image_fid=353495]

A similar story unfolded at <a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter</a> in Kangaroo Point, opposite The Gabba. Like The Bedford, it is also approaching sellout of its 125 two- and three-bedroom apartments. The majority of sales are attributed to returning customers and referrals, with a balanced mix of investors and a strong majority of owner-occupiers.

BDA Architecture was again engaged to design the 22-storey building, which will feature a suite of wellness and lifestyle amenities, including a golf simulator and cinema, a commercial-grade gym, and a rooftop recreation level with a pool, steam room, sauna, cold plunge, teppanyaki bar, private dining spaces, and landscaped terraces.

Construction is on track for completion in mid-2027.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Mosaic's latest offering is its most ambitious yet, boasting a rare, north-facing riverfront position on Montague Road in South Brisbane.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale by Mosaic</a> is a 39-storey tower comprising just over 200 residences and Masterpiece Series Sky Homes. Designed in partnership with Bureau Proberts, it will feature nearly 3,000 sqm of genuine, internationally benchmarked six-star, hotel-style amenities, including a wellness precinct, pool, gym, massage and treatment rooms, cinema, golf simulator, and extensive outdoor dining areas across a two-level rooftop deck.

Early works are underway, with full construction expected to commence in the second half of 2026, and an anticipated late 2029 completion.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Since 2012 alone, Mosaic has completed more than $2 billion in projects and is set to deliver another $2 billion worth of developments, comprising hundreds of luxury apartments, each defined by Mosaic's signature standards of quality, detail, and delivery.

"We never arrive, there is no finish line," says Monahan. "Our ambition is to keep evolving what luxury means, creating design- and lifestyle-led residences in incredible locations, places people genuinely aspire to and want to live, homes that are loved deeply and endure long beyond their moment."

Mosaic's Midas Touch

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> (Urban) has broken ground at Keira Place, its new major mixed-use residential precinct in the heart of Wollongong CBD.

Held at 120-122 Smith Street, the groundbreaking marked the commencement of construction on Stage 1 of <a href="https://www.apartments.com.au/new-apartments/keira-place-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, with the opening of the new display suite. 
&nbsp; 
Keira Place is a State Significant Development that will deliver new housing supply, affordable homes and inclusive living options within walking distance of Wollongong’s CBD, coastline, transport, hospital and education precincts.

[smartcode_project:default project_id=144442 project_image_fid=369868] 
&nbsp; 
Stage 1 is now under construction and will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, along with activated ground-floor retail and commercial space. 
&nbsp; 
Urban Co-CEO Patrick Elias said the groundbreaking represented a significant milestone for Wollongong and reflected Urban’s long-term commitment to regional cities.

“Today’s groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong’s city centre,” Elias said. 
&nbsp; 
“Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection.”

[smartcode_project:default project_id=144442 project_image_fid=369869] 
&nbsp; 
Hon. Paul Scully MP, Minister for Planning and Public Spaces, Member for Wollongong said Keira Place is exactly the kind of development Wollongong needs – delivering new homes close to transport, employment and services, while supporting the continued growth and renewal of the CBD.

"This project reflects the Minns Labor Government's commitment to increasing housing supply in well-located areas." 
&nbsp; 
Wollongong Lord Mayor Cr Tania Brown said Keira Place would deliver lasting community benefits for the city. 
&nbsp; 
"Keira Place is a welcome addition to Wollongong's CBD delivering new housing, affordable homes and activated street-level spaces that will benefit our community for years to come," Brown said. 
&nbsp; 
"Urban Property Group's investment reflects the confidence that quality developers have in Wollongong's future, and I look forward to seeing this precinct come to life."

[smartcode_project:default project_id=144442 project_image_fid=369867] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a>, with interiors by <a href="https://www.apartments.com.au/interior-designers/dko">DKO,</a> Keira Place prioritises liveability and long-term performance, with landscaped shared spaces, generous apartment layouts and a pedestrian-friendly streetscape along Smith Street. 
&nbsp; 
Residents will have access to landscaped podium areas, communal rooftop amenities with views to Mount Keira and the Wollongong skyline, and convenient ground-level retail.

The development will have 10-year Latent Defects Insurance by Resilience Insurance.

[smartcode_project_cta:default project_id=144442]

Groundbreaking marks start of construction at Keira Place in Wollongong CBD

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

<html><body>
Malvern East has the highest growth for unit prices in Victoria according to the REIV.
Over the March quarter, Malvern East’s unit median price has risen by 24.1 percent from $621,500 to $771,000.
This is followed by Brighton with 23.50 percent and Reservoir with 21.40 percent.
<table dir="ltr" border="1" cellspacing="0" cellpadding="0">
<colgroup>
<col width="100">
<col width="100">
<col width="100">
<col width="100">
</colgroup>
<tbody>
<tr>
<td data-sheets-value='{"1":2,"2":"Suburb"}'>Suburb</td>
<td data-sheets-value='{"1":2,"2":"Mar-17 Median"}'>Mar-17 Median</td>
<td data-sheets-value='{"1":2,"2":"Dec-16 Median"}'>Dec-16 Median</td>
<td data-sheets-value='{"1":2,"2":"Quarterly Change"}'>Quarterly Change</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"MALVERN EAST"}'>MALVERN EAST</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":771000}'>$771,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":621500}'>$621,500</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.241}'>24.10%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BRIGHTON"}'>BRIGHTON</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1300000}'>$1,300,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1052500}'>$1,052,500</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.235}'>23.50%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"RESERVOIR"}'>RESERVOIR</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":555000}'>$555,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":457000}'>$457,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.214}'>21.40%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BUNDOORA"}'>BUNDOORA</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":400000}'>$400,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":334250}'>$334,250</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.197}'>19.70%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BORONIA"}'>BORONIA</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":571000}'>$571,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":485000}'>$485,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.177}'>17.70%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BOX HILL"}'>BOX HILL</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":571000}'>$571,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":485000}'>$485,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.177}'>17.70%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"MELBOURNE"}'>MELBOURNE</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":532500}'>$532,500</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":455000}'>$455,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.17}'>17.00%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"PRESTON"}'>PRESTON</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":512000}'>$512,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":442500}'>$442,500</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.157}'>15.70%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"CARNEGIE"}'>CARNEGIE</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":620000}'>$620,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":539950}'>$539,950</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.148}'>14.80%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"HAWTHORN EAST"}'>HAWTHORN EAST</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":706000}'>$706,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":614750}'>$614,750</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.148}'>14.80%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"DONCASTER EAST"}'>DONCASTER EAST</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":929000}'>$929,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":824000}'>$824,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.127}'>12.70%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"MARIBYRNONG"}'>MARIBYRNONG</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":510000}'>$510,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":453500}'>$453,500</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.125}'>12.50%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"RINGWOOD"}'>RINGWOOD</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":596000}'>$596,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":530125}'>$530,125</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.124}'>12.40%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"PRAHRAN"}'>PRAHRAN</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":587500}'>$587,500</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":523500}'>$523,500</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.122}'>12.20%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"MITCHAM"}'>MITCHAM</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":731500}'>$731,500</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":660000}'>$660,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.108}'>10.80%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"PASCOE VALE"}'>PASCOE VALE</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":565000}'>$565,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":510000}'>$510,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.108}'>10.80%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"CROYDON"}'>CROYDON</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":542000}'>$542,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":494500}'>$494,500</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.096}'>9.60%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BENTLEIGH"}'>BENTLEIGH</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":842500}'>$842,500</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":770000}'>$770,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.094}'>9.40%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BRIGHTON EAST"}'>BRIGHTON EAST</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1205000}'>$1,205,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1101000}'>$1,101,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.094}'>9.40%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BRUNSWICK"}'>BRUNSWICK</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":530000}'>$530,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":498500}'>$498,500</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.063}'>6.30%</td>
</tr>
</tbody>
</table>
A three bedroom unit at <a href="https://www.realestate.com.au/property-townhouse-vic-malvern+east-125192046" target="_blank">9/602-606 Waverley Road</a>, Malvern East (above) has been listed for between $750,000 to $825,000.
Similarly a two bedroom unit at <a href="https://www.realestate.com.au/property-unit-vic-malvern+east-125278550" target="_blank">1/29 Grant Street</a>, Malvern East (below) has been listed for within the median price range.
<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/2017/05/03/1_29%20Grant%20Street.jpg" alt="">
A two bedroom unit at <a href="https://www.realestate.com.au/sold/property-townhouse-vic-malvern+east-124845238" target="_blank">1/48 Serell Street</a> (below) was recently sold in March this year for $785,000.
<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/2017/05/03/1_48%20Serell%20Street.jpg" alt="">
Similarly a two bedroom unit at <a href="https://www.realestate.com.au/sold/property-apartment-vic-malvern+east-124608158" target="_blank">4/5 Ellison Street</a>, Malvern East (below) was recently sold in February this year for $771,000.
<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/2017/05/03/4_5%20Ellison%20Street.jpg" alt="">
*Only suburbs with at least 25 sales in the relevant quarter are included
</body></html>

j.ballantyne1990-6AQqhLzZaK

Malvern East tops REIV unit median price growth with 24 percent

<html><body>
The Coolibah Hotel in Merrylands has sold for a rumoured $40 million by the Vlandis Group.
According to reports in the Australian Financial Review, the property sold for around $40 million, with the off-market deal, netting a yield of about 8 percent.
Andrew Jolliffe, Asia Pacific Director of the Ray White Group said the sale of the hotel marks the highest freehold going concern sale achieved nationally to date in 2017.
"Our client identified this time in the market as a suitable exit point at which to conclude its long term investment in what is truly an outstanding hotel property spanning some 8500 symmetrical sqm," he said.
"The profile of the purchaser, much like the vendor, is one of an established and very well respected hotel group.
"The market has been patently well supported by sophisticated on and off-shore investor groups, and we feel this trend will continue.
"We've spoken openly, regularly and confidently in the past about the emergence of the Super A-Grade hotel category, and the applicable yields associated with irreplaceable hospitality assets such as the Coolibah Hotel."
The sale beats Merivale's Justin Hemmes paying $37.05 million for the Tennyson Hotel in Mascot late last year.
</body></html>

jonathanchancellor-7SQnKwU6yx

Sydney's Coolibah Hotel sold for record $40 million

<html><body>
Burnie is the cheapest Tasmanian locality to purchase a unit, according to Investar’s latest report.
The property investment firm says that units in Burnie can be purchased at around a $139,000 median.
This is followed by East Devonport with $149,000 and Launceston with $155,000.
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="95">
Suburb
</td>
<td valign="top" width="64">
Postcode
</td>
<td valign="top" width="81">
Bedrooms
</td>
<td valign="top" width="122">
Current median price
</td>
</tr>
<tr>
<td valign="top" width="95">
Burnie
</td>
<td valign="top" width="64">
7320
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$139,000
</td>
</tr>
<tr>
<td valign="top" width="95">
East Devonport
</td>
<td valign="top" width="64">
7310
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$149,000
</td>
</tr>
<tr>
<td valign="top" width="95">
Launceston
</td>
<td valign="top" width="64">
7250
</td>
<td valign="top" width="81">
Studio and 1
</td>
<td valign="top" width="122">
$155,000
</td>
</tr>
<tr>
<td valign="top" width="95">
Upper Burnie
</td>
<td valign="top" width="64">
7320
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$160,000
</td>
</tr>
<tr>
<td valign="top" width="95">
Newnham
</td>
<td valign="top" width="64">
7248
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$162,500
</td>
</tr>
</tbody></table>
A two bedroom unit at <a href="https://www.realestate.com.au/property-unit-tas-burnie-124780074" target="_blank">5/47 North Terrace</a>, Burnie (above) has been listed for $112,500.
Similarly a two bedroom unit at <a href="https://www.realestate.com.au/property-apartment-tas-burnie-124390686" target="_blank">25/47 North Terrace</a>, Burnie (below) has been listed for $109,000.
<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/2017/04/12/25_47%20North%20Terrace.jpg" alt="">
</body></html>

Burnie the cheapest Tasmanian locality for units: Investar

<html><body>
Templestowe has the highest house quarterly median price growth in Victoria, according to the REIV.
In the March quarter Templestowe's housing price has grown by 17 percent.
This is followed by Mount Eliza with 15.5 percent and Cranbourne North with 14.90 percent.
<table dir="ltr" border="1" cellspacing="0" cellpadding="0">
<colgroup>
<col width="100">
<col width="100">
<col width="100">
<col width="100">
</colgroup>
<tbody>
<tr>
<td data-sheets-value='{"1":2,"2":"Suburb"}'>Suburb</td>
<td data-sheets-value='{"1":2,"2":"Mar-17 Median"}'>Mar-17 Median</td>
<td data-sheets-value='{"1":2,"2":"Dec-16 Median"}'>Dec-16 Median</td>
<td data-sheets-value='{"1":2,"2":"Quarterly Change"}'>Quarterly Change</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"TEMPLESTOWE"}'>TEMPLESTOWE</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1552000}'>$1,552,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1320000}'>$1,320,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.176}'>17.60%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"MOUNT ELIZA"}'>MOUNT ELIZA</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1270444}'>$1,270,444</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1100000}'>$1,100,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.155}'>15.50%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"CRANBOURNE NORTH"}'>CRANBOURNE NORTH</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":518000}'>$518,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":451000}'>$451,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.149}'>14.90%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"KILSYTH"}'>KILSYTH</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":699950}'>$699,950</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":610000}'>$610,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.147}'>14.70%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"MORNINGTON"}'>MORNINGTON</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":870000}'>$870,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":760000}'>$760,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.145}'>14.50%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BRUNSWICK"}'>BRUNSWICK</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1271000}'>$1,271,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1125000}'>$1,125,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.13}'>13.00%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BUNDOORA"}'>BUNDOORA</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":746625}'>$746,625</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":663000}'>$663,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.126}'>12.60%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"NORTHCOTE"}'>NORTHCOTE</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1462000}'>$1,462,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1300000}'>$1,300,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.125}'>12.50%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"CRANBOURNE"}'>CRANBOURNE</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":487000}'>$487,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":434990}'>$434,990</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.12}'>12.00%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"CAMBERWELL"}'>CAMBERWELL</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":2295000}'>$2,295,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":2055000}'>$2,055,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.117}'>11.70%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BALWYN NORTH"}'>BALWYN NORTH</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1925000}'>$1,925,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1731000}'>$1,731,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.112}'>11.20%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"PRESTON"}'>PRESTON</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1000000}'>$1,000,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":900000}'>$900,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.111}'>11.10%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"KEW"}'>KEW</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":2165000}'>$2,165,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1950000}'>$1,950,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.11}'>11.00%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"HAMPTON PARK"}'>HAMPTON PARK</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":476500}'>$476,500</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":430000}'>$430,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.108}'>10.80%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"RICHMOND"}'>RICHMOND</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1482500}'>$1,482,500</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1340000}'>$1,340,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.106}'>10.60%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"SUNBURY"}'>SUNBURY</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":455500}'>$455,500</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":412625}'>$412,625</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.104}'>10.40%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"PAKENHAM"}'>PAKENHAM</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":450000}'>$450,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":410000}'>$410,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.098}'>9.80%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"BENTLEIGH EAST"}'>BENTLEIGH EAST</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1270000}'>$1,270,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":1165000}'>$1,165,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.09}'>9.00%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"MOOROOLBARK"}'>MOOROOLBARK</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":697000}'>$697,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":640000}'>$640,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.089}'>8.90%</td>
</tr>
<tr>
<td data-sheets-value='{"1":2,"2":"ROSEBUD"}'>ROSEBUD</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":550000}'>$550,000</td>
<td data-sheets-numberformat='{"1":4,"2":"\"$\"#,##0","3":1}' data-sheets-value='{"1":3,"3":506000}'>$506,000</td>
<td data-sheets-numberformat='{"1":3,"2":"0.00%","3":1}' data-sheets-value='{"1":3,"3":0.087}'>8.70%</td>
</tr>
</tbody>
</table>
A four bedroom house at <a href="https://www.realestate.com.au/property-house-vic-templestowe-125341554" target="_blank">12 Clays Court</a>, Templestowe (above) has been listed for between $1.6 million to $1.75 million.
Similarly a four bedroom house at <a href="https://www.realestate.com.au/property-house-vic-templestowe-125087666" target="_blank">44 Unwin Street</a>, Templestowe (below) has been listed for between $1.68 million to $1.75 million.
<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/2017/05/03/44%20Unwin%20Street.jpg" alt="">
A four bedroom house at <a href="https://www.realestate.com.au/sold/property-house-vic-templestowe-124950934" target="_blank">254 Serpelis Road</a>, Templestowe (below) was sold recently in April for $1.505 million.
<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/2017/05/03/254%20Serpelis%20Road.jpg" alt="">
Similarly a five bedroom house at <a href="https://www.realestate.com.au/sold/property-house-vic-templestowe-124913290" target="_blank">26 Bali Hi Boulevard</a>, Templestowe (below) was sold recently in April for $1.51 million.
<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/2017/05/03/26%20Bali%20Hi%20Boulevard.jpg" alt="">
In January this year Property Observer reported <a href="/news/ringwood-caulfield-and-toorak-price-growth-lead-melbournes-median-house-to-750-000-plus-reiv">Melbourne</a>'s housing median rose to $750,000.
*Only suburbs with at least 30 sales in the relevant quarter are included
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Templestowe homes top REIV quarterly median price growth list

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ANZ reported an interim cash profit of $3.4 billion for the half, an improvement of 23 percent - the prior year result having been hit by write-downs - but missing market expectations of a $3.5 billion result. 
The group's net interest margin was only impacted to a very small extent by funding costs, but did decline nevertheless.
ANZ announced rate hikes on investor and owner-occupier loans last week, with steep increases of up to 40bps on interest-only products (but some cuts being applied to principal and interest mortgages).
Over the next year we can expect to see lenders forcing borrowers away from interest-only loans as I looked at in more detail here. 
This isn't the place for a detailed review of the ANZ interim financials, but below I'll take a quick look at the home loan portfolio. 
ANZ's 90+ day home loan delinquencies have been relatively contained to date in the Australia division, though they have tracking at somewhat higher levels than seen in recent years. 
<a href="https://www.propertyobserver.com.au/images/2017/05/04/ANZ1.jpg" target="_blank">Click to enlarge</a>
<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/2017/05/04/ANZ1.jpg" alt="">
A closer look at the portfolio performance for the Australia division reveals the concerning rate of deterioration in home loans that are 90 days past due in Western Australia.
Since 2013 home loans that are 90 days past due in the state have risen sharply from as close to zero as you will see across a loan book towards 1.4 per cent of home loans. 
<a href="https://www.propertyobserver.com.au/images/2017/05/04/ANZ2.jpg" target="_blank">Click to enlarge</a>
<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/2017/05/04/ANZ2.jpg" alt="">
Queensland has typically had a higher rate of delinquency than elsewhere since severe flooding in the state in 2010-11. 
Now more than half a decade on the flood-related delinquencies have mostly either been impaired or resolved, but loans that are 90 days past due remain higher than elsewhere in Australia due to the very poor economic conditions in many parts of regional Queensland.
Vacancy rates are also elevated in Perth and many parts of regional Western Australia and Queensland, a knock-on impact from the end of the resources construction boom.
The ANZ share price took a knock from yesterday's results, dropping by 2.12 percent by the close to $32.25. 
Genworth Mortgage Insurance (ASX: GMA) dropped 4.19 percent to $3.20 yesterday, having been down by 7 percent in early trade. 
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/">blogger</a>.
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx">Four Green Houses and a Red Hotel</a>.
 
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pwargent-M4siyDbqQY

WA home loan portfolio deteriorating: Pete Wargent 

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The May 31 Ray White commercial auction day will take on a regional theme with hotels from Wollongong, Maitland and Picton coming to market.
Blake Edwards from Ray White said the major regional markets are hot spots for hospitality investors seeking yield in growing economies.
"Last year we sold a hotel in Maitland to a very experienced Sydney hotel group for a record Hunter Region price of around $11 million and I think it caused the industry to re-evaluate where there might be better opportunities in the market place," he said.
"Particularly given the quality of the offerings we are showcasing at our May 31 auctions in the form of Maitland CBD's outstanding Belmore Hotel.
"The fact is that a similar quality hotel in Sydney would sell for considerably more than the market price for the Belmore Hotel, and investors are awake to the opportunity to place equity in an investment underpinned by commercial property and strong gaming revenues at more attractive returns," he said.
<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/2017/05/03/Belmore%20Aerial.jpg" alt="" style="font-size: 12.16px;">
Also being sold at the Ray White Auction Day is Wollongong's Unanderra Hotel, which is situated on a 3700 sqm land parcel.
Daniel Dragicevich of CBRE said the recent hotel renovation has attracted a new level of patronage to the offering.
"Hotels in close proximity to large, successful Registered Clubs often do very well; particularly in respect of gaming revenues,where the Unanderra Hotel has recently attributed some strategic capital to," he said.
Andrew Jolliffe, director, Ray White Asia Pacific said recent sales are strong evidence of market health.
"With our catalogue of recent on and off market sales over the past 12 months containing several category sale price records, it is not difficult to draw confidence from our strong transactional dealings," he said.
“We’re a business with international representation via a 1000 office network, hence our market receptors are able to provide us with real-time connectivity to the pulse and strength of various commercial property asset classes; and both recent and immediate future sales we are due to announce will underwrite our continued confidence in the sector."
Also being auctioned on 31 May 2017 are several high quality commercial properties, with Head of Ray White Commercial Jeff Moxham tipping the level of interest on the day to be very high.
"Auctions are at the very core of this company's DNA, and have been for over 100 years; accordingly our strategic auction process has seen outstanding results achieved for our valued client base," he said.
"When managed properly, there really is no substitute for this method of sale, and our recent results both in terms of prices enjoyed and clearance rates achieved, bears clear testimony to the high regard and level of confidence in which we hold our strategic auction process" Moxham commented.
Also being auctioned by Ray White's Blake Edwards on 31 May is the George IV Hotel in Sydney's satellite suburb of Picton.
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Regional hotels at Ray White's May auction day

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Online retailing is set to increase resulting in retail sales facing difficulties, according to Mirvac’s latest report.
While retail sales are facing headwinds from lower wages growth and an increase in online retailing, quality urban-based centres with an attractive tenancy mix are expected to continue to perform well.
New South Wales continues to record above trend levels of economic growth, with a large infrastructure investment pipeline, low interest rates and a lower currency supporting a positive outlook.
With a 64 per cent exposure to Sydney, Mirvac is positioned well in this environment.
<a href="https://www.propertyobserver.com.au/images/2017/04/27/Screen%20Shot%202017-04-27%20at%2011.40.40%20am.jpg" target="_blank">Click to enlarge</a>
<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/2017/04/27/Screen%20Shot%202017-04-27%20at%2011.40.40%20am.jpg" alt="">
Retail Highlights:
<ul>
<li>maintained high occupancy of 99.5 per cent 1 (99.7 per cent at 31 December 2016);</li>
<li>solid comparable moving annual turnover sales growth of 3.5 per cent and comparable specialty sales growth of 3.6 per cent;</li>
<li>achieved total sales productivity of $9,934 per square metre and remain on track to achieve a sales productivity target of $10,000 per square metre in FY17;</li>
<li>increased comparable specialty sales productivity to $9,749 per square metre with specialty occupancy costs of 14.9 per cent;</li>
<li>executed 69 leasing deals across approximately 17,500 square metres, with leasing spreads remaining positive. More than 250 lease deals have been executed in the retail portfolio in the nine months to 31 March 2017, representing approximately 36,600 square metres;</li>
<li>Broadway Sydney, NSW ranked No.1 in the Shopping Centre News’ Big Guns Awards for annual turnover per square metre for the fifth consecutive year;</li>
<li>East Village, Zetland, NSW ranked No.1 in the Shopping Centre News’ Little Guns Awards in its first year of entry;</li>
<li>progressed with the $19 million Flinders Gallery development at Birkenhead Point, NSW. The 3,500 square metres of recon figured retail space is 95 per cent pre-leased and includes several premium international brands; and</li>
<li>received development approval for a 6,800 square metre expansion at Kawana Shoppingworld, QLD, delivering cinemas and an expanded dining precinct. The project, which is expected to commence in FY18, is 85 per cent pre-leased 1. This follows the successful $85 million expansion completed in 2014, which saw sales increase 28 per cent in the 12 months post completion. Mirvac has also commenced a campaign to sell-down a 50 per cent interest in Kawana Shopping world, in line with the Group’s capital partnering strategy.</li>
</ul>
Ms Lloyd-Hurwitz commented last week that its focused urban retail strategy continued to support a solid performance during the quarter, with high occupancy and strong sales productivity maintained.
"We remain on track to achieve our FY17 targets as we continue to grow a resilient urban income stream and extract further value from our existing high quality assets.”
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Online shopping begins to impact on retail sales: Mirvac

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GUEST OBSERVER
Whether or not the government removes the ability of self managed super funds (SMSFs) to borrow to purchase property or other investments, the implications for investors are relatively minor.
With rare exceptions, borrowing to purchase assets outside super is far simpler and more tax-effective than borrowing in an SMSF.
Even ignoring the strict regulations governing limited recourse borrowing by an SMSF, the maximum tax benefit from deductions including borrowing costs, depreciation allowances and other expenses is the superannuation fund tax rate of 15 per cent. In pension funds there’s no tax benefit.
In personal names, the tax benefit ranges from 34.5 percent to 49 percent, providing a much larger benefit from borrowing, especially to purchase low-yielding property assets.
Complicating matters for SMSF property purchasers, regulations prohibit related party transactions except in the case of business rental property. In practical terms, the restriction on related party use reduces the tenancy options, preventing use of the property by owners or their children.
No such limitations apply to the use of negative-geared personally owned properties which can be used as a future personal residence by the owner or children. Even after the regulator’s tightening of individual investment borrowing, providing the collateral and obtaining a high loan-to-valuation ratio is much easier than borrowing in an SMSF.
The low 15 percent superannuation tax rate increases the attractions of owning high-yielding assets in super funds instead of in personal names. Property assets generating low current income and steady or even spectacular capital gains are better suited to personal portfolios, especially for longer-term investors.
In superannuation, any capital gains tax rate on gains realised after 12 months is only 10 per cent compared with up to 24.5 percent on gains realised in personal names. Given that capital gains tax is only payable when assets are sold, this advantage is most significant when assets are bought and sold regularly.
Property investments are generally held for longer, particularly compared with shares. For this reason, as well as the higher annual income including franking credits, borrowing to purchase shares in a super fund can help reduce capital gains tax bills.
Borrowing to purchase investments increases the risk of losses if the investments perform poorly. Investors need to be cautious when contemplating gearing their portfolios. Losses generated in superannuation and pension funds are difficult to recover as are losses in personal names. The one consolation for personal investors is the greater value of carry-forwarded capital losses as an offset to future capital gains.
Considering all the above factors, borrowing in an SMSF has major drawbacks.
Daryl Dixon is executive chairman of Dixon Advisory and can be contacted <a href="https://www.dixon.com.au" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Borrowing to purchase investments increases the risk of losses

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Retail is hot property in and around Melbourne, suggest a number of recent sales.
The latest to go on the market is a retail freehold located at Armadale in Melbourne’s inner east.
Savills Australia opened up expressions of interest for the sale of the <a href="https://commercialpropertysearch.savills.com.au/searchdetailplainnew2noborder.aspx?id=690caa7e-9f0e-e711-80cf-005056816353&amp;jt=For%20Sale&amp;com=False&amp;ret=False&amp;ind=False&amp;lan=False&amp;addr=941-951%20High%20Street%20Armadale%20%20VIC%203143" target="_blank">941-951 High Street</a> property expecting it would fetch more than $5.5 million. It came with a May 18 deadline, but sold within days of its listing.
It will be sold subject to a short term leaseback to antiques retailer, Capocchi.
Occupying 809 sqm, the commercial 1 zoned site comprises a single-level retail building.
The listing agents are Savills’ Nick Peden, Clinton Baxter, Jesse Radisich and Benson Zhou.
"Its position in High Street Armadale is regarded as Melbourne’s most high profile, luxury shopping strip – opposite Armadale Railway Station, and within close proximity of Glenferrie Road retail and Malvern Central Shopping Centre and some of Melbourne’s best schools,” said Baxter.
Peden described the property as a prime opportunity because of its development potential and being located in one of Melbourne’s most affluent suburbs.
“This is one of those opportunities that comes up very rarely presenting an extraordinary investment as it is, but then also offering significant redevelopment potential given the zoning and the resounding success of other development ventures in the precinct,’’ he said.
Recently, a restaurant in Armadale sold at auction for $1.22 million through Ray White Commercial Oakleigh. 
The 857 High Street property is leased to Zia Rina’s Cucina. It fetched a yield of 3.46 percent and sold $120,000 over the vendor’s reserve.
 
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Armadale High Street retail offers development potential: Savills

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Bali-via-Melbourne womenswear brand Mister Zimi has leased prime retail space in Melbourne’s South Yarra for its latest boutique.
The shop at 555A Chapel Street will be label’s fourth outlet.
The lease for the shop which has an area of 121 sqm, was negotiated for $145,000 per annum plus GST and outgoings. It was signed for four years with options for another four.
The deal was brokered by Jordan Ceppi of Fitzroys, who said the strong rental and long-term lease achieved in the prime section of the iconic retail strip demonstrated the confidence businesses have in Chapel Street’s future prospects.
“A label of the calibre of Mister Zimi selecting Chapel Street for its next site is the latest show of faith that the precinct is on its way up,” said Ceppi.
The Chapel Street shop will be the husband-and-wife run label’s fourth outlet, following Melbourne sites in nearby suburbs Armadale and Albert Park, as well as Byron Bay.
The business grew from a leather jacket designed by Zoe Paul and handmade by a local tailor on a trip to Bali with her husband Jimi in 2007.
The Pauls established the label in 2008 and relocated to Bali in 2010 to focus on their business. Designs are a fusion of Australian and Balinese influences and feature patterned and exotic prints, and offer inter-seasonal dresses, swimwear, footwear and accessories. Each is created individually, catering to individual needs, look and body type.
As well as having grown to four stores, the label has a strong social media following, with more than 123,000 Instagram followers and 42,500 Facebook page likes.
“The local residential population has continued to boom and is underpinning the future upside of the strip, led by the nearby Forrest Hill project that is home to nearly 4,000 residents and has seen around $2 billion worth of construction take place,” he said.
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