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

Joel Robinson

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

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

First look: NewQuest Property proposes new St Ives apartment development

<a href="https://www.apartments.com.au/developers/centa-property-group">Centa Property Group</a> has achieved two major milestones at its <a href="https://www.apartments.com.au/new-apartments/bilinga-house-107-golden-four-drive-bilinga-qld-4225">Bilinga House</a> apartment development in the sought-after southern Gold Coast.

They've almost sold 50 per cent of the Golden Four Drive building, while at the same time announcing the commencement of construction through reputable builder Greyburn Construction.

The boutique 10-storey building, with 47 two- and three-bedroom apartments, now has a mid-to-late 2028 completion date.

[smartcode_project:default project_id=150037 project_image_fid=5333]

The <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>-designed project is positioned just 200 metres from Bilinga Beach and brings a relatively rare apartment offering to a market that has seen limited new supply in recent years.

Residences have been designed to maximise natural light and ventilation, with open-plan interiors, generous glazing, and material palettes that reflect the surrounding coastal landscape.

Interiors incorporate engineered timber flooring, stone benchtops, and custom joinery, with layouts designed to adapt to both permanent living and lock-and-leave use.

[smartcode_project:default project_id=150037 project_image_fid=5336]

Rothelowman Senior Project Leader Matthew Tencate said the design approach centres on liveability and community.

“Providing curated on-site amenities and communal spaces for residents that facilitate a sense of community, liveability, and wellness,” Tencate said.

Residents will have access to a suite of private amenities including a pool, gym, sauna, and communal alfresco areas, alongside practical features such as surfboard storage and bicycle facilities.

[smartcode_project:default project_id=150037 project_image_fid=5336]

Centa Property Group Director Jason Yuen said the project has been designed to appeal to a range of buyers seeking flexibility in how they use their property.

“Bilinga House is designed for those who want the best of both worlds – a modern beachside escape with the flexibility to generate income when you're not there,” Yuen said.

[smartcode_project:default project_id=150037 project_image_fid=5338]

Bilinga remains one of the quieter pockets of the Gold Coast, sitting between the more established hubs of Coolangatta and Palm Beach. Its appeal has strengthened in recent years, supported by proximity to the Gold Coast Airport and the Oceanway coastal path.

[smartcode_project_cta:default project_id=150037]

Bilinga House apartments snapped up as Greyburn commences construction

Breaking into the Sydney property market has long felt out of reach for many first home buyers, particularly as median house prices sit above $1.6 million and unit prices push beyond $900,000.

But entry points still exist in pockets of Greater Western Sydney, where pricing, government incentives, and product mix are aligning to make ownership more attainable.

Understanding where those opportunities sit, and how the numbers actually stack up, is becoming increasingly important for buyers weighing up their next move.

<h2>Work out what you can actually afford</h2>

Sydney is expensive, but it isn’t uniformly expensive. The Greater Parramatta region continues to offer comparatively accessible entry points, particularly for buyers open to alternative configurations like studios.

There's an assumption that a first home needs to be a certain size, that anything smaller than a one-bedder is a concession rather than a choice. That assumption doesn't hold up against what well-designed studios in the right location actually offer: immediate liveability, strong urban amenity, and a price point that makes the deposit target realistic rather than theoretical.

At <a href="https://www.apartments.com.au/buildings/mason-main-merrylands-249-259-merrylands-road-merrylands-nsw-2160">Mason &amp; Main</a>, <a href="https://www.apartments.com.au/developers/coronation-property">Coronation Property</a>'s multi-award winning precinct in Merrylands, studio apartments are unlike the typical studio configuration.

Starting from $498,000, the bedroom is fully enclosed, separated from the living area by a cavity sliding door, creating a genuinely private sleeping space that functions more like a one-bedroom apartment than a traditional open-plan studio.

[smartcode_project:default project_id=31751 project_image_fid=359814]

At 42 sqm internally, with an open-plan kitchen, built-in robes, modern bathroom, and separate laundry, the apartments are designed for everyday liveability rather than short-term use.

With a five per cent deposit under the Federal Government's First Home Guarantee, that equates to a deposit of around $24,200, achievable for many first home buyers without the added cost of Lenders Mortgage Insurance.

<h2>Understand the real cost of renting versus buying</h2>

For buyers weighing up the shift from renting to owning, the numbers are closer than many expect.

Here’s how the numbers stack up for a studio at Mason &amp; Main (based on a $498,000 purchase):

<ul>
	<li>Purchase price: $498,000</li>
	<li>Five per cent deposit (First Home Guarantee): ~$24,900</li>
	<li>Loan amount: ~$473,100</li>
	<li>Estimated mortgage repayment (6.29% variable, 30-year term): ~$675–$695/week*</li>
	<li>Estimated rental return: $590–$620/week*</li>
	<li>Rental yield: 6.16% - 6.47%</li>
</ul>

At this level, the gap between renting and owning is relatively narrow, particularly when factoring in long-term equity, with rental returns also making the apartments a viable option for investors.

The rental range reflects current asking rents for remaining studio stock in the development and, based on prevailing asking prices, equates to an indicative gross rental yield of up to 6.47 per cent.

For buyers seeking more internal space, Mason &amp; Main also offers a range of one-bedroom apartments from $629,000, alongside larger one-bedroom plus multipurpose room configurations priced from $680,000 - all priced under $800,000 and eligible for first home buyer incentives.

<ul>
	<li>Purchase price: $629,000</li>
	<li>20 per cent deposit: ~$125,800 (5% deposit on exchange: $31,450)</li>
	<li>Loan amount 80%: ~$503,200</li>
	<li>Estimated mortgage repayment: ~$720–$740/week*</li>
	<li>Estimated rental return: $650–$680/week*</li>
	<li>Rental yield:&nbsp;5.37% - 5.62%</li>
</ul>

One-bedroom apartments continue to present a balanced option for both owner-occupiers and investors, supported by steady rental demand across Western Sydney.&nbsp;

[smartcode_project:default project_id=31751 project_image_fid=359812]

<h2>Make sure you're across the government incentives</h2>

Government incentives continue to play a key role in reducing the upfront cost barrier.

At Mason &amp; Main, studio, one, and two-bedroom apartments are priced under $800,000, allowing eligible buyers to access a full stamp duty exemption under the NSW First Home Buyers Assistance Scheme.

On a $498,000 purchase, that represents a saving of roughly $17,900 that would otherwise need to be paid at settlement.

Combined with the First Home Guarantee, which enables purchases with as little as a five per cent deposit, the total capital required to secure a home is significantly reduced compared to traditional lending pathways.

<h2>No waiting, no uncertainty</h2>

For first home buyers who want to move sooner rather than later, Mason &amp; Main removes one of the more common pain points from the purchase process entirely. The development is already complete and move-in ready, meaning buyers can walk through the apartments, inspect the finishes, and have full certainty about what they're purchasing before signing anything.

Coronation brought in renowned architecture firm <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> to design the development.&nbsp;

"The project's design drew inspiration from the area's rich heritage, in particular the nearby brickworks and aqueduct, infusing a contemporary perspective to seamlessly integrate historical influences into the design," Woods Bagot Principal Dom Alvaro says.

[smartcode_project:default project_id=31751 project_image_fid=736]

<h2>Factor in location and lifestyle</h2>

Beyond the apartment itself, the surrounding infrastructure matters, particularly for a first purchase. Merrylands Station sits 350 metres from the development, putting the Parramatta CBD a five-minute drive away and the Sydney CBD roughly 25 minutes via the Western Line. Directly across the road is Stockland <a href="https://www.apartments.com.au/developments/merrylands-nsw-2160">Merrylands</a>, one of Greater Western Sydney's major retail centres.

At street level, Mason &amp; Main's own retail and dining precinct has more than 30 tenants trading, including Iftar, Macelleria, Hayat, San Churro, Yuzu, and Fat Jaks. Residents also have access to a resort-style pool, a Technogym-equipped gym, private dining rooms, and a rooftop terrace with panoramic views across Parramatta, the Sydney CBD, and the Blue Mountains, all exclusive to the building.

Due to the mix of configurations, including studios which are rarely offered in today's new apartment market, first home buyers and investors have driven Mason &amp; Main to over 90 per cent sold.

Coronation Property Managing Director Joe Nahas says the development is driving a revitalisation of Merrylands, setting a high standard for future developments in the area.

Mason &amp; Main is move-in ready and is the latest in a series of award-winning mixed-use developments by Coronation Property.

Disclaimer: Mortgage repayment figures are estimates only, based on a 6.29 per cent variable rate over a 30-year term (Canstar, April 2026). Pricing and rental estimates are indicative and based on current listings and project information. Gross yield figures are indicative and derived from asking prices and estimated rental ranges. Stamp duty savings are indicative only. Buyers should seek independent financial and legal advice before proceeding.

[smartcode_project_cta:default project_id=31751]

How first home buyers can enter the Sydney property market for under $500k

Australia’s housing debate has rarely been more urgent. The National Housing Supply and Affordability Council forecasts the country could fall around 262,000 homes short of housing needs by 2029, underscoring the scale of the challenge facing planners, governments and developers.

In response, much of the conversation has centred on high-density towers around transport corridors and strategic centres.

Diversified developer Coronation Property, while also focused on well-located, strategic sites, is incorporating an arguably underutilised typology, the terrace.

Difficult to integrate into true high-rise developments, terraces have become a defining feature of Coronation’s lower-rise portfolio, including projects in Ashbury and Erskineville. <a href="https://www.apartments.com.au/buildings/ashbury-terraces-165-171-milton-street-ashbury-nsw-2193">Ashbury Terraces</a> places a stronger emphasis on this housing type, forming part of a broader community mix.

At its Erskineville development, <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, terraces are more limited, with just a handful&nbsp;included within the wider, predominantly apartment-led precinct, one of the first developments to launch in Erskineville in several years.

[smartcode_project:default project_id=135149 project_image_fid=368392]

Terrace residents at Lillian benefit from many of the same advantages as apartment owners, the lock-up-and-leave lifestyle and access to shared amenities like the rooftop wellness space, but with significantly more space.

Spanning multiple levels, the terraces also feature front and rear courtyards, providing direct access to the central landscaped gardens within the precinct.

<h3 data-end="212" data-section-id="1n97jye" data-start="191">The terrace model</h3>

Terrace housing has long been part of Australia’s urban fabric. From Paddington and Surry Hills to Glebe and Annandale, rows of terrace homes have shaped neighbourhood streets, offering a housing form that sits between detached houses and apartments.

The contemporary terrace, however, addresses many of the limitations of older designs, where narrow staircases and constrained layouts often compromised liveability.

[smartcode_project:default project_id=135149 project_image_fid=368157]

“Terraces represent one of the city’s most intelligent housing models,” says Joe Nahas, Managing Director of Coronation Property.

“They deliver density without losing the human scale that makes neighbourhoods liveable. In many ways, they provide a bridge between the Sydney we know and the Sydney we need to build. If Sydney is going to grow well, it can’t rely on towers alone.”

<hr data-end="1090" data-start="1087" />
<h3 data-end="1124" data-section-id="1a7l0gw" data-start="1092">The evolution of the terrace</h3>

That thinking has shaped Coronation’s approach at Ashbury Terraces, where the terrace typology has been reinterpreted for modern living.

Designed by SJB, the project recently received recognition at the 2026 Better Future World Design Awards, acknowledging its architectural clarity and response to the surrounding suburban context.

SJB Director Adam Haddow says the intent was to evolve a familiar housing form rather than reinvent it.

“The terrace is one of Sydney’s most familiar housing forms, so our approach at Ashbury was to reinterpret that typology in a contemporary way,” Haddow says.

“The homes are designed to sit comfortably within the existing neighbourhood while introducing more light, landscape and shared spaces that support modern living.”

Ashbury Terraces combines terraces, apartments and penthouses across a series of low-rise buildings, integrating contemporary architecture with landscaped communal spaces and resident amenity.

That same typology is now being carried into Coronation’s Lillian development in Erskineville, where a smaller number of terraces sit within a predominantly apartment-led precinct.

<hr data-end="2269" data-start="2266" />
<h3 data-end="2289" data-section-id="cazuws" data-start="2271">Buyer response</h3>

Coronation’s decision to include terraces at Lillian was informed by strong buyer feedback from Ashbury Terraces, where purchasers were drawn to the flexibility and scale the housing type offers.

One resident, Sweta Pursem, purchased a terrace as a single buyer, citing its long-term versatility.

“As a single buyer, it might seem surprising that I chose a terrace over an apartment, but I was thinking long term,” Pursem says.

“The terraces are incredibly versatile, catering to a range of lifestyles while still offering the space and privacy of a house.”

For Pursem, the multi-level layout provides a level of functionality not typically found in apartment living.

“Having a separate living area from the bedroom and home office makes everyday living feel both functional and comfortable. When friends and family come to visit, the layout gives a sense of privacy while still feeling open and spacious.”

Her terrace also supports a more connected, lifestyle-driven way of living.

“I love entertaining, and the courtyard is ideal for relaxed weekend drinks with friends. I tend to use each level differently throughout the day, it creates a natural rhythm between work, downtime and entertaining, which I didn’t have in apartment living.”

Ashbury Terraces is now complete and ready to move in, while Lillian in Erskineville is under construction and expected to welcome residents in mid-2027.

Coronation champions terraces as a key piece of Sydney’s housing mix

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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It's Brisbane, but not its apartments, according to Margaret Lomas when asked which capital city should you invest in?
She suggested Brisbane rather than any other capital city when asked by <a href="http://www.switzer.com.au/the-experts/margaret-lomas/which-capital-city-is-the-best-to-invest-in-right-now/%20" target="_blank">Peter Switzer.</a>
First she ruled out the other capital cities, Melbourne and Sydney not because "the 'boom' had gone on too long" or "that the 'cycle' told us the end was nigh" but rather because the median price has reached a point where it is well above what the average income earner can afford. 
Demand fell away as prices reached this new peak, reducing the potential buyer pool and for these markets its now become a "waiting game" for wages to "catch up".
Margaret then nixed Hobart and Perth.
Hobart because although it has been performing well, its small population and low population growth usually means it has a year or two of growth then much longer stagnation periods.
Perth is a no because even though it is likely at the bottom of it's current cycle, that doesn't mean it's going to start rising any time soon, and if it does, it won't necessarily be quick.
She says that those living in these markets shouldn't necessarily avoid investing just because they don't know the area they are investing in.
She describes this as a fallacy, a mistaken belief.
"This is because what you know about your area relates to lifestyle, not economics."
Margaret correctly states economics is king when it comes to investing.
She says, "my money’s on Brisbane, and it’s all pure economics."
This is because Brisbane is hitting several key points.
Firstly, the average house in Brisbane is still well below what the average income earner can afford.
She claims, "even without wages growth, interest rates could go up, and property prices could increase, and the average wage earner could still afford to buy property there." 
Secondly, changes to the age profile of the population in Brisbane.
Over the next 10 years it is expected to see those aged 20 to 34 move on to the next stage in life and look at buying a home of their own, according to Angie Zigomanis from BIS.
He said the emerging trend would underpin demand for new housing on Brisbane’s suburban fringe and established housing in the inner-city region.
These people will mostly qualify for the first home owner grant of $15,000 (and stamp duty concessions) which is available on many of the houses on the market, due to the high $750,000 cut off for the grant.
Then Brisbane is also benefiting from infrastructure "tons of it". New University campuses, major medical developments in both north and south suburbs, and main roads, making the commute around all parts of Brisbane easier. There’s also the Queens Wharf Precinct, Brisbane Airport Redevelopment, Brisbane Live Entertainment Arena, Northshore Hamilton and a new International Cruise Terminal, plus quite a few others.
There has been strong jobs growth in Brisbane in both the education and medical sectors, as well as improving employment figures after a few years of poor outcomes.
Strong inward migration is also projected to continue, from not only overseas but interstate migration. 
In addition, over the next 15 years, the population of Brisbane is set to double, In 2015, Brisbane’s population was approximately 2.2 million, and is expected to grow to 4.6 million by 2031.
This means that the city will require 40% more homes than it had in 2006, according to government estimates.
Margaret Lomas concludes by stating "It’s an investor’s dream, just waiting to be grabbed. Just be careful what you buy."
She warns, "apartments in the city are not the best choice, nor are high-end properties where demand is subdued. Think families, millennials and migrants, and find the kind of property that they are most likely to demand."
</body></html>

mlomas-KC9MUPZ6Ca

Which capital city should you invest in? Margaret Lomas

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After several years of investors achieving easy growth in our two biggest cities, the national real estate landscape has changed. 
Investors need to look elsewhere to find the upwardly-mobile markets, and it’s not so easy to find them because mainstream media is writing about the Sydney-Melbourne downturn and generally ignoring the rising markets in other parts of the nation.
Hotspotting’s new Top 10 Best Buys reports highlights the new growth markets, which are occurring in our smaller cities and the regions.
Here are five possibilities, many of them places you might not have thought of …
Belconnen District, ACT
I’ve often referred to Canberra as the Goldilocks of Australian real estate - not too hot, not too cold, just right. It continues to show a high level of consistency, especially with sales activity. 
But, amid that familiar consistency, there is evidence of recent uplift. The Winter 2018 survey for The Price Predictor Index identifies an increasing number of Canberra suburbs with growth trajectories. 
That quarterly survey also shows that the Belconnen District is the clear market leader in Canberra, by a considerable margin. It has seven rising suburbs – including Bruce, Florey, Flynn, Holt and Macgregor - and others with steady sales performance.
The strong sales data reflects other statistics depicting a strong Canberra market. Vacancies remain below 1 percent (only Hobart has lower vacancies among the capital cities), rents are rising strongly and there is evidence of solid price growth, notably in the Top End suburbs with median prices above $1 million.
Some forecasters predict Canberra will lead the capital cities on price increases in the next few years, with Belconnen suburbs likely to be at the forefront of the growth.
Port Adelaide precinct, South Australia
Port Adelaide may have missed out on the AFL finals, but its real estate market looks like a winner.
The Port Adelaide Enfield LGA is now one of the busiest markets in the SA capital, with a number of its suburbs attracting rising demand.
Defence Force contracts totalling $89 billion and other government initiatives are set to launch Port Adelaide into a new stratosphere.
The Osborne Naval Shipyard is undergoing a $535 million upgrade to accommodate the building of 40 new Defence craft; 500 public servants are being moved into the precinct; and a new rail spur will link the Port’s commercial centre and the Dock One residential precinct to the Adelaide CBD.
These and several smaller projects are creating much-needed jobs, turning historic Port Adelaide into a thriving residential, commercial and tourist destination.
Bendigo, Victoria
Bendigo (pictured top) has long been one of Victoria’s key regional centres, with growth thanks to its steady local economy, proximity to Melbourne and good transport links to the capital – especially now the $5 billion Regional Rail Link has been completed.
Its economic prospects have improved with the $630 million re-development of Bendigo’s hospital, private sector plans to develop the city’s first master-planned residential community, and the awarding of a $1.3 billion Defence contract to a Bendigo-based business. 
Bendigo benefits economically from a number of major companies which are based locally but perform nationally – including Thales, the company that received the Defence contract recently.
It has had steady long-term price growth (averaging around 5% per year) in its housing market but it remains affordable, with solid rental yields available for investors (most suburbs have median yields between 4.5 and 5.5 percent). 
And recently, sales activity has increased, boosted by both home-buyers and investors out of Melbourne seeking affordability and growth. Most of Bendigo’s suburbs have median house prices between $250,000 and $380,000 – and prices are now starting to rise.
Stirling LGA, WA
The Stirling LGA is one of four precincts in the Perth metropolitan area leading the recovery in the Perth property market, following the city’s four-year real estate downturn. 
Properties across this precinct maintained a steadier performance than most Perth locations throughout the recent economic downturn - and now 10 of its suburbs have rising markets, including Carine, Doubleview, Gwelup, Innaloo, Joondanna and Tuart Hill..
The City of Stirling offers a leisurely seaside lifestyle, being home to the internationally renowned Scarborough Beach. Trendy bars and cafes impart a youthful vibrancy, attracting a steady stream of 20–40-year-olds. 
Further adding to the region’s appeal are the shopping and education facilities, coupled with good transport links to the Perth CBD.
The Stirling LGA has some affordable suburbs with medians in the $300,000s, but most suburbs are middle-market areas with typical prices in the $600,000s and $700,000s.
Queanbeyan, NSW
The proximity of Queanbeyan (now part of the newly-formed Queanbeyan-Palerang Regional Council area) to the nation’s capital is paying dividends for local property markets. 
The region is experiencing strong population growth, unemployment is low, new housing estates are under construction and there are plans for the nearby Canberra International Airport to become a 24-hour freight hub.
But the most appealing aspect of Queanbeyan is its affordability relative to Canberra, with median prices for both houses and units below those in the national capital. It’s also helped by NSW incentives for first-home buyers.
Property sales activity in Queanbeyan increased in 2016, leading it to become a standout region for growth, and the uplift continued in 2017 and into 2018.
With Canberra forecast to be one of the nation’s leading cities for price growth in the next few years, Queanbeyan’s links to the capital are expected to boost the local market.
Good rental yields are another attraction, with several suburbs having median yields around 4–5% for houses and 5.5% for units.
 
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

Five hotspots you may not think of: Hotspotting's Terry Ryder

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A quick look at half a dozen of the more interesting housing finance slides for January 2018.
Total housing finance increased by +0.7% in seasonally adjusted terms to $33 billion, but was pretty flat in trend terms, with investor loans continuing to decline and owner-occupier lending growing at +7% per annum to fill the breach.
Click here <a href="https://3.bp.blogspot.com/-M24lH5yOIb0/WqdKC1BohRI/AAAAAAAAo3Y/uStoaGTkvc0KHaEzNHMWx4EbCygq9IxBACEwYBhgL/s640/HF4.jpg" target="_blank">to enlarge. </a>
<img src="https://3.bp.blogspot.com/-M24lH5yOIb0/WqdKC1BohRI/AAAAAAAAo3Y/uStoaGTkvc0KHaEzNHMWx4EbCygq9IxBACEwYBhgL/s640/HF4.jpg" width="640" height="376" data-original-height="812" data-original-width="1377">
January is generally a quiet month due to summer holidays, but first homebuyers continue to be drawn into the market by concessions, now accounting for a market share of 18% in the month. 
Click here <a href="https://4.bp.blogspot.com/-ag8KiMutZ-8/WqdLJLhxNrI/AAAAAAAAo4A/3-pDL-QN38ITRbwAKoRjKZRiNWwSYJ3xQCLcBGAs/s640/FHB.jpg" target="_blank">to enlarge.</a>
<img src="https://4.bp.blogspot.com/-ag8KiMutZ-8/WqdLJLhxNrI/AAAAAAAAo4A/3-pDL-QN38ITRbwAKoRjKZRiNWwSYJ3xQCLcBGAs/s640/FHB.jpg" width="640" height="382" data-original-height="818" data-original-width="1367">
While first homebuyers are on average struggling to increase their loan sizes due to serviceability caps and stress-testing at above 7% mortgage rates, established owners have been able to use more leverage. 
Click here <a href="https://4.bp.blogspot.com/-ruSrZ6NBTT0/WqdKCqS0GnI/AAAAAAAAo3U/j7Bj1E2K1wI0ovyEfh9IzQ9JT_gqM0PqgCLcBGAs/s640/HF1.jpg" target="_blank">to enlarge.</a>
<img src="https://4.bp.blogspot.com/-ruSrZ6NBTT0/WqdKCqS0GnI/AAAAAAAAo3U/j7Bj1E2K1wI0ovyEfh9IzQ9JT_gqM0PqgCLcBGAs/s640/HF1.jpg" width="640" height="372" style="font-size: 12.16px;" data-original-height="809" data-original-width="1390">
That's especially true in Victoria where the average loan size for non-first homebuyers hit a record high. 
Click here <a href="https://1.bp.blogspot.com/-J8LLXGMj_SM/WqdKCR0vYCI/AAAAAAAAo3Q/tt-VaLWXam0tMPaj2XM1cmbUe6deQYlQQCLcBGAs/s640/HF2.jpg" target="_blank">to enlarge.</a>
<img src="https://1.bp.blogspot.com/-J8LLXGMj_SM/WqdKCR0vYCI/AAAAAAAAo3Q/tt-VaLWXam0tMPaj2XM1cmbUe6deQYlQQCLcBGAs/s640/HF2.jpg" width="640" height="380" data-original-height="819" data-original-width="1377">
Surge of completions
A number of indicators have suggested that the Sydney market saw a huge number of dwelling completions in or around the final quarter of 2017, as construction activity now drops back from record highs and a spike in vacancy rates is observed. 
The number of finance commitments for new dwellings is coming down off four-decade highs.
Click here <a href="https://2.bp.blogspot.com/-8h3hCJlrxJM/WqdKDkn_fDI/AAAAAAAAo3c/GJx-yaHcc0c2Eq7JbEfbZMNOUrViqXVdQCLcBGAs/s640/HF5.jpg" target="_blank">to enlarge.</a> 
<img src="https://2.bp.blogspot.com/-8h3hCJlrxJM/WqdKDkn_fDI/AAAAAAAAo3c/GJx-yaHcc0c2Eq7JbEfbZMNOUrViqXVdQCLcBGAs/s640/HF5.jpg" width="640" height="380" data-original-height="801" data-original-width="1342">
New South Wales has seen more new dwellings financed by homebuyers than ever before over a 12-month stretch, underscoring the point. 
Click here <a href="https://3.bp.blogspot.com/-k9QfN15EP3s/WqdKEO_HtDI/AAAAAAAAo3g/_20z2zxy8N4Ik_9evFiPhEKP-GPba0g4QCLcBGAs/s640/HF6.jpg" target="_blank">to enlarge.</a>
<div class="separator">
<img src="https://3.bp.blogspot.com/-k9QfN15EP3s/WqdKEO_HtDI/AAAAAAAAo3g/_20z2zxy8N4Ik_9evFiPhEKP-GPba0g4QCLcBGAs/s640/HF6.jpg" width="640" height="388" data-original-height="831" data-original-width="1364">The wrap
Overall, if you piece this together with other figures out recently including from APRA, the stats point toward a surge in apartment completions in Sydney, and investor lending being quelled as first homebuyers are increasingly drawn into the market by stamp duty and other concessions.
PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.
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pwargent-M4siyDbqQY

Investor loans in decline: Pete Wargent

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After just 20 months ownership, the test cricket legend Shane Warne seems to have profited handsomely from flipping his Melbourne home.
It was the heritage Brighton trophy home he bought in August 2016 for $14.2 million and sold last month for a reputed $20 million.
The spin king's off market sale was flipping at its best.
Flipping is a popular term used to describe short term property trading.
Perhaps Warne didn't have the intent of reselling the property in a short time frame for a profit, but he certainly knew how to ride the capital growth curve.
Without any marketing photos it's not possible to confirm the before and after, but it doesn't appear he spent much adding value to the property second time around.
That was done when he owned Melville the first time, paying $3.6 million in 2000, then spending that amount again on a major renovation and extension, and selling the matrimonial home in 2007 for $8.8 million.
Property analysts, CoreLogic which now produce a flipping report, found flipping most prevalent in Sydney and Melbourne.
Across Sydney 6.8 per cent of all property re-sales over the past year were flips between one and two years of property ownership.
<div>Regional Queensland (6.6 per cent) and Melbourne (6.4 per cent) also recorded a higher percentage of property sales as flips.</div>
<div> </div>
<div>Although values have been rising there had not been an accompanying substantial increase in flipping behaviour.</div>
<div> </div>
<div>Certainly not like the rise witnessed during the early 2000s housing boom.</div>
<div> </div>
<div>But when Sydney vendors do flip, they are in most instances flipping for a profit. </div>
<div> </div>
<div>In Sydney, only 5.7 per cent of flips within one to two years of purchase were at a loss, compared to 37 per cent a decade or so ago. </div>
<div> </div>
<div>At close to 95 percent, regional NSW last year recorded the highest percentage of flips at a profit within one to two years of purchase, followed by Sydney (94 percent) and Melbourne (93 percent).</div>
<div> </div>
<div>The national average was 89 percent.</div>
<div> </div>
<div>Interestingly it was the Illawarra region that experienced the highest level of flips in NSW - 8.7 per cent of resales - along with the highest annual increase in flipping - and Illawarra was among the most profitable regions in NSW, with only around two per cent of properties flipped at a loss.</div>
<div> </div>
<div>The NSW Southern Highlands and Shoalhaven regions also saw profits, actually recording no losses for flips less than a year, and just 0.9 per cent from one to two years.</div>
<div> </div>
<div>In order to make a profit, flippers need to recoup their transactional costs including stamp duty, conveyancing, the marketing and real estate agent commission.</div>
<div> </div>
<div>Vendors in Perth, Hobart, Darwin, and the regions of SA, WA, Tasmania and the NT were the most likely to flip their properties for a loss, given value growth has been sluggish for a number of years.</div>
<div> </div>
<div>This article was first published in the Saturday Daily Telegraph.</div>
<div>
 
</div>
<div> </div>
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jchancellor-FAypfDUnLy

New South Wales showing strong flipping figures

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Most property-watchers are aware of the Tasmanian property boom, with attention focused on Hobart as the national leader for capital city price growth, for suburbs with the shortest time-on-market and for the nation’s lowest vacancy rates.
But there’s more to the Tassie story than Hobart. The second city Launceston is also thriving.
Launceston has seen good price growth in the last 12 months, with double-digit increases in the median house prices of several suburbs. This market also features vacancies below 2% and strong rental yields above 5.5%. 
And the future looks strong, starting with the underlying economy – always pivotal in the fortunes of property markets.
The Launceston City Deal, financially supported by all three levels of Government, has secured Launceston’s future as a “University Town”. 
Under the plan, Launceston will be the recipient of serious spending on infrastructure for industries such as education, construction, the Defence Force, transport and forestry. Launceston General Hospital is being upgraded, new industrial estates are emerging and new housing estates are opening up. 
In the 2016 Census, the population of Launceston was 81,000. Other reports suggest around 100,000 live in and around Launceston. 
It is one of Australia’s oldest cities and is home to many historic buildings, including the General Post Office. It’s the commercial hub for northern Tasmania’s agricultural and pastoral activities which, in recent years, have evolved from the growing of apples to viticulture. 
Wool is also an important industry while $130 million has been spent on the Meander Dam and irrigation infrastructure to support the agricultural sector. 
Launceston has a diverse range of industries, including manufacturing, minerals and resources, commercial shipping, tourism and educational facilities. 
Human pharmaceuticals manufacturing earns the region about $130 million each year. Tasmanian Alkaloids, located near Westbury, is the largest exporter of opiates from which codeine and morphine are derived. The company employs 200 local people. 
Premium beer drinkers will be familiar with the name James Boag. The Brewery employs around 150 and produces 76,000,000 litres of beer annually. 
Manufacturing makes the largest contribution to the local economy, earning over $1 billion per year. George Town Seafoods announced in April 2016 that it will double production at its processing facility. The business employs 70 people in peak production periods. 
The Bell Bay Aluminium smelter, about 45km from Launceston, is one of the state’s biggest employers claiming 1,500 direct and indirect jobs. 
Tourism employs 2,500 and is worth $340 million a year to the local economy. Around 1.29 million passengers used Launceston airport in 2015, and following a redevelopment completed in mid- 2016, the airport expects to cater for two million passengers each year by 2030. 
Numerous wineries operate along the Tamar Valley which produces about 40% of Tasmania’s premium wines. Another main attraction is Cataract Gorge, home to the longest single span chairlift in the world while Launceston is often called the ‘Garden City’ because of its many parklands. 
Launceston Airport offers regular flights to Melbourne (where travellers can connect with international flights), Sydney and Brisbane. 
Launceston is now one of the leading property markets in regional Australia, attracting mainland investors. The city features prominently in The Price Predictor Index published by hotspotting.com.au, as it has several suburbs with growing sales activity, while the nearby West Tamar LGA also has growth markets. 
Affordable Invermay (median house price $248,000) typifies the growth in this region, the number of annual sales leaping from 64 in 2017 to 99 early in 2018. 
The increased sales activity has delivered a median price rise of 8% in the last 12 months. 
On the other side of the North Esk River, the inner- city of Launceston has seen the median house price grow 23%, resulting in a median price of $449,000. 
The median house price in Newstead, another inner- city suburb with 121 annual sales, has risen 13% to $365,000, while Norwood is up 13% to $348,000. Further out, the median house price in Hadspen is $315,000 following a 14% rise in 12 months. 
Interstate buyers have become common, attracted by the state’s affordability, combined with positive developments in the city. 
Agents have reported that about 30% of buyers in Launceston hail from Sydney - and many intend to move to Launceston rather than buying for investment purposes. 
 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
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More to Tasmania than Hobart as Launceston also thrives: Terry Ryder

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Major projects are in the planning pipeline for Darwin and the Northern Territory and Darwin’s real estate market desperately needs some of them to proceed.
The local economy lacks activity, jobs creation and population growth – and, as a consequence, property market statistics remain highly negative. 
The regular data on prices and rents continue to show the Darwin market in reverse. Unit prices in Darwin, for example, are down 10.6% (CoreLogic) or 11.7% (SQM Research) in annual terms. The trends also remain negative for house prices and rentals.
Unlike the other downturn capital city, Perth, there are as yet no signs of recovery for Darwin.
The Darwin market downturn has coincided with the end of the resources investment boom and the consequent decline in the Northern Territory economy. As a result, jobs creation and population growth has suffered.
This inevitably has fed through to Darwin real estate, with sales activity falling away dramatically. In Darwin City, residential sales totalled between 435 and 565 in every quarter of 2014 and 2015. But in 2017, quarterly sales been regularly below 330. 
In the apartment market, the rate of sale in 2014 and 2015 was well over 200 sales per quarter, but in 2017 the average was less than 150 per quarter.
The slump has been even more dramatic in the Palmerston LGA adjoining Darwin City. Residential sales totalled over 1,200 in 2014 and 1,100 in 2015, but below 500 in 2017. 
Given that Palmerston is where most of the new residential suburbs have been emerging, these figures illustrate the slump in buyer demand for new homes in the Darwin market.
This has pushed down prices markedly. Virtually every suburb in the Darwin metropolitan area has recorded price decline in the past quarter, the past year and the past three years. 
Most suburbs in the Darwin region have house price levels lower than five years ago.
Examples include the suburb of Alawa, where the median house price has dropped 9% in the latest quarter, 10% in the past year and 22% in the past three years. Its median house price is now $465,000.
In Karama, the median price has dropped 6% in the past quarter, 11% in the past year and 22% in the past three years, and is now $430,000. The Moulden median house price is down 2% (quarter), 11% (12 months) and 20% (three years) to reach $310,000.
There are similarly negative results in the apartment market.
There are two exceptions to this story of decline: the upmarket suburbs of Nightcliff (median house price $770,000) and Rapid Creek ($720,000) have each recorded growth in the past quarter, year and three years - and, unlike most Darwin suburbs, have median prices higher than five years ago.
Significantly, Nightcliff and Rapid Creek show up in Hotspotting’s quarterly surveys of sales activity as suburbs with fairly consistent sales performance. This is in contrast to our overall findings, where most suburbs are classified as danger markets (which means sales activity has dropped markedly and remain well below the peak levels). 
Beyond the Darwin metropolitan area, Alice Springs continues to be the strongest market in the Territory, based on the consistency of its sales performance. It has recorded between 100 and 130 dwelling sales in most of the past 12 quarters - and lately has shown an upward trend.
The Alice house market was at its strongest in 2015 and now quarterly sales (rising from 62 to 73 to 77 to 88 house sales in the past four quarters) are approaching those levels again.
As a result, and in sharp contrast to Darwin, most suburbs in Alice Springs have shown solid growth in median house prices. Braitling, East Side, Larapinta and Gillen have all recorded growth in the past quarter, year and three years.  
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
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Darwin sales falling away dramatically

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I’ve been trying to convince people, without much success, that Adelaide is an economy and property market worthy of serious attention.
There’s rising potential in the South Australian economy, based on its status as the Australian capital for high-tech innovation and alternative energy, and great value-for-money in the Adelaide real estate market.
This week there was some support for my position from Deloitte Access Economics. In its latest assessment of the state and territory economies, it says that South Australia is poised to become the nation’s fastest-growing economy this financial year, as it achieves its best growth since before the GFC.
“South Australia continues to sprint ... so much so that it may wrest the title of ‘fastest growth in the nation’ this year from the ACT,” the Deloitte Access Economics’ Outlook for March says. “The news will come as a surprise to many …”
Yes, many would be surprised, but South Australia and Adelaide tend to be largely ignored in a media that’s obsessed with Sydney and Melbourne.
The tendency to report city real estate markets in terms of a single growth figure gives the impression that not a lot is happening in Adelaide.
It’s easy to be misled by generalised price data, which distils all the market activity in a major city into a single figure describing what prices are allegedly doing.
As one stark example, there are over 700 suburbs in the Sydney metropolitan area but it’s deemed sensible and meaningful to describe this vast urban area as a single market with one figure claiming that “Sydney house prices” have fallen 3.8% in the past year (according to one source).
But a breakdown of individual market precincts show that some are still rising, others are stagnating, still others are falling a little and one or two are declining rather a lot (mostly the near-city areas like the inner western suburbs and the inner south).
So it’s easy to be turned off Adelaide, because the generalised data suggests that “Adelaide house prices” have risen only 2 or 3 percent in the past year. Not much growth there, it seems.
But individual suburbs and sub-markets are doing considerably better. The secret to success for buyers is to find the out-performers, which exist in most situations.
It’s noteworthy that several millionaire suburbs have recorded major growth in their median house prices in the past 12 months. 
Uplift in the premium market is often an early signal of a strong market up-cycle (we’ve seen this also in the recovering Perth market).
Glenelg South, Gilberton, Hawthorn, Kensington Gardens, Rosslyn Park and Hazelwood Park all have median prices above $1 million and all have recorded median price growth above 20% in the past year. 
Other million-dollar suburbs like Glenunga, Toorak Gardens and Unley have had growth above 10%.
Other up-market suburbs with median prices above $800,000 have had double-digit growth, including Glenelg East, Linden Park, Lower Mitcham, Parkside and Stoneyfell. Mitcham’s median is up 25%.
The above-average growth is not all confined to the top end: there are suburbs with median price growth between 10% and 20% spread across all price ranges. 
This reinforces the reality that out-performing locations can be found even when the overall market appears to be moderate.
Lower-end markets with strong median price growth in the past 12 months include Elizabeth (up 16% to $250,000), Parafield Gardens (up 11% to $335,000), and Salisbury (up 13% to $330,000).
I’m expecting more strong growth in Adelaide because, as I have observed previously, there is momentum in the state economy and this will give impetus to the capital city property market.
This week’s assessment by Deloitte Access Economics tends to support that view.
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
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Adelaide economy and property market worthy of serious attention

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If you can believe the headlines, Australian property values are falling. The thing is, you can’t believe the headlines. In most of our major markets, values are not falling at all. 
The problem is the way research firms and economists like to generalise about price data, with a single number describing movements in the mythical thing they call “Australian property prices”. Like most generalised figures, this serves only to create confusion and misinformation. 
According to recent headlines, national values are falling, which means the average situation with prices is a small decline. This was an annual decrease of 0.4 percent, according to one source.
But, lurking behind this pointless and misleading single figure which apparently depicts our entire vast nation, are the following factors:
<ul class="ul1">
<li class="li1">Regional areas overall are rising.</li>
<li class="li1">Five of the eight capital cities are rising.</li>
<li class="li1">The only significant market showing annual decline is Sydney, but the size of that market is dragging down the overall average.</li>
</ul>
The truth is that Australia abounds with major cities, some capital, some regional, with growth markets. Inspired by that reality, here are my ten leading cities with growth trajectories in 2018:-
Hobart: The Tasmanian capital is currently recording double-digit growth in its house prices and is likely to continue showing growth, underpinned by a vastly improved state economy. Property is selling faster there than any other capital city, vacancies are lower there than anywhere else and there’s no sign of activity slowing down. 
Canberra: Most research sources have Canberra values rising steadily. SQM Research’s index has Canberra up 8.5 percent. This is not surprising as the ACT economy is strong, Canberra vacancies are almost as low as Hobart’s, rents are rising and land prices are high (as a result of the ACT Government controlling land releases). All things considered, Canberra should be a national leader on price growth this year.
Brisbane: Overall, Brisbane isn’t showing much growth, but values are rising. When you look behind the generalised data, there are precincts with strong price rises. I expect Brisbane growth to gradually pick up this year because the underlying economy is improving, population data is favouring South-East Queensland again and infrastructure spending is rising. The affordability comparison also favours Brisbane.
Adelaide: The SA capital is similar to Brisbane. The generalised data shows only minor price growth, but individual precincts are doing much better, especially the top end. The SA economy is stronger than most realise and its steady improvement will boost the property market. I expect price growth is pick up as the year progresses. Adelaide offers great value-for-money and much better yields than the biggest cities.
Perth: The WA capital is one of those cities where values overall are still down, but it depends on whose figures you believe. SQM records a 3 percent annual rise in its Asking Prices Index for Perth. My own research shows that most of the million-dollar suburbs have had double-digit growth in the past year. There’s no doubt the Perth downturn is over and we will see further evidence of growth as the year unfolds.
Melbourne fringes: The single-growth figure to describe an entire large city never tells the full story. Melbourne overall has passed its peak but the outer ring suburbs are still very strong. The price growth in the past year in the northern fringes around Epping, the far south-east including Cranbourne, and the south-western regions around Werribee and Wyndham Vale, has been exceptional. 
Newcastle/Hunter Region: The City of Newcastle has been one of the nation’s outstanding markets recently. Values overall have increased in double digits and many suburbs have grown their median house prices by over 20 percent. The local economy is thriving and the affordability comparison with Sydney has helped. Now the growth is rippling out to nearby areas, including the towns of the Hunter region.
Geelong and nearby regions: Geelong has been the outstanding market in Victoria in the past year or so, and continues to deliver strong sales activity and price growth. It’s part of a wider trend, in which regional centres close to Melbourne are attracting spill-over population growth and demand for homes. Locations north and south of Melbourne continue to attract extraordinary sales activity and price growth.
Ballarat: This strong regional city could be included the previous paragraph as a regional centre near the state capital, but it deserves its own exclusive mention. More and more Melbourne buyers are targeting Ballarat because it’s well-connected to the big city and offers attractive affordability and a different kind of lifestyle. This is now a very busy market and I expect prices to show solid rises this year.
Sunshine Coast: I know many who followed our advice and bought into the Sunshine Coast market 12-18 months ago: they’re happy punters. The region’s economy is transitioning to a place of greater diversity and strength – and this is driving real estate demand. It’s attracting lots of new residents. This process is still in its infancy and there’s plenty more growth to come. Noosa, which has under-achieved for 10 years, has joined the growth party.
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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Australia's top 10 real estate growth cities in 2018: Hotspotting's Terry Ryder

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Entrenched habits die hard and it’s difficult to shake people’s rigid views about certain locations.
This, despite everything that’s happened recently, applies to the hottest market in Australia right now, Hobart.
Hobart has been leading city Australia for some time on a number of parameters, including highest price growth, fastest-selling locations, lowest vacancy rates and highest rental yields, as well as having the lowest prices among the state and territory capitals.
Many remain unconvinced for a host of entrenched but out-of-date reasons: it’s not sustainable, the economy is weak, there’s no population growth, the city is too small, no one wants to live there, etc.
The reality is that much has changed. And it’s because of these fundamental changes that Hobart has a booming property market. It also provides clues as to which city will rise next.
Tasmania previously ranked as the weakest economy in the nation. It consistently ranked last or second last on most of the key parameters. But that’s old news. Tasmania’s economy has improved markedly and it now is entrenched in fourth ranking among the eight state and territory economies, according to CommSec.
Previously Tasmania generated little or no population growth, because of the once weak economy, but that has changed too. Now Tasmania is a net gainer from interstate migration and overseas migration – not with the big numbers of Victoria or Queensland, but now growing again.
Housing affordability is partly the cause. Hobart has been easily the cheapest of the capital cities for houses and apartments, but perhaps not for much longer. Such has been the strength of its price growth that it may soon overtake cities like Adelaide and Darwin in terms of its median house price.
According to one source, Hobart has been the price growth leader for 10 consecutive months. Its median prices now are around $450,000 for houses and $350,000 for units.
Price growth has been underpinned by that strong state economy and an increased level of spending on infrastructure, as well as growing numbers of buyers attracted by the relatively low prices.
Recent research suggested that Hobart is now the most unaffordable capital city for renters – that’s typical rents relative to typical local incomes (May Rental Affordability Index). This is bad news for local tenants but good news for investor owners.
Hobart rents have been rising because vacancies have been well under 1 percent for a long time – the lowest among the capital cities, challenged only by Canberra.
A recent survey found 40 Hobart suburbs with no rentals available at all, while another 31 suburbs had only three or fewer available for rent. It’s been suggested that local councils have been very slow to approve new dwellings, creating a shortage of rental supply.
So should you be rushing off to buy in Hobart? Not necessarily. Two years ago would have been a great time to buy there but there’s already been a lot of growth. There’s a case for building new dwellings there, if you have high levels of patience.
The smartest of investors will look at what’s happened in Hobart, understand why it’s risen and then ask the core question: where next?
Given that Hobart’s run has been driven by affordable prices, low vacancies, a strengthening economy and elevated infrastructure spending, I’d suggest the next place to look for uplift is Adelaide.
But, like Hobart, Adelaide is a hard sell. Many people have entrenched negative views about Adelaide, as they do about Hobart. And no level of change in circumstances will change the unshakeable views.
But I’m increasingly bullish about Adelaide, with its improving economy, strengthening confidence levels, growing status as the national capital for hi-tech innovation and alternative energy - and all that’s coming up in the construction pipeline, including those big contracts to building submarines and other vessels for the Navy.
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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Australia's hottest property market - and where's next?

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Prahran had the top Melbourne auction result on the weekend with a mooted development site selling at $3.6 million.
<a href="https://www.realestate.com.au/sold/property-house-vic-prahran-128438542" target="_blank">The 76 Williams Road offering</a> (pictured above) was listed through RT Edgar inconjunction Gross Waddell.
It was a block of five, two bedroom apartments, on separate titles returning $98,016 p.a.
The total land area of 975m2 featured two street frontages, with access via Russell Street.
It was within a short walk to the High Street shops and restaurants, nearby parklands and transport.
Each apartment comprises two bedrooms, open plan kitchen/living room, one bathroom and one car space.
It came with four monthly tenancies and one lease terminating February next year.
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