<p>UAE-based developer Arada has unveiled plans for a $2 billion twin-tower apartment development in Broadbeach, marking its first move into Queensland as it continues its rapid expansion across Australia.</p>

<p>Arada will develop 952 apartments across two towers on a prominent site opposite the Gold Coast Convention and Exhibition Centre, with the project targeted for completion ahead of the Brisbane 2032 Olympic and Paralympic Games.</p>

<p>The project represents Arada's largest commitment to the Australian market since arriving in the country in 2024 and significantly expands a local pipeline that has now grown to eight projects and more than 5,000 homes.</p>

<p>It will also be the first major Queensland project delivered by Roberts Co since the tier-one contractor was acquired by Arada Group in 2025.</p>

<p>Plus Studio has designed the Broadbeach development, which will comprise one, two and three-bedroom apartments across two towers connected by a landscaped podium.</p>

<p>A significant resident amenity offering will include lagoon and lap pools, a gym, sauna and steam room, alongside a mist room, infrared room and salt scrub facilities. Communal terraces, private dining areas, a library, residents' lounge and work-from-home spaces are also planned. Around 1,200 sqm of retail and hospitality space will occupy the ground floor.</p>

<p>The site puts Arada in one of the Gold Coast's most active apartment markets, directly opposite the convention centre and within walking distance of Pacific Fair, The Star Gold Coast and Broadbeach's dining and retail precinct.</p>

<p>It also has immediate access to the Gold Coast light rail network and sits just a few blocks from the beach.</p>

<p>Arada Group Chief Executive Ahmed Alkhoshaibi said Broadbeach represented an opportunity for the developer to expand beyond its initial NSW pipeline.</p>

<p>“Broadbeach is a world-class address that gives us the canvas to create a community of exceptional design and lifestyle quality that genuinely enriches the daily lives of the people who call it home,” Alkhoshaibi said.</p>

<p>“This is our first development outside New South Wales, and it reflects our growing ambition to grow in key urban markets around the country.”</p>

<p>Alkhoshaibi said bringing Roberts Co into the project would give Arada greater control over the development and construction process.</p>

<p>“Delivering this project through Roberts Co, our own tier-one construction business, means we can bring the quality, pace and accountability that our buyers expect.”</p>

<p>The move into Broadbeach comes as Arada accelerates its Australian expansion following its entry into the market two years ago. The developer has assembled a pipeline of eight projects comprising more than 5,000 homes, while the acquisition of Roberts Co last year gave the group its own Australian construction capability.</p>

<p>Globally, Arada has a development portfolio valued at $50 billion comprising more than 55,000 homes across the UAE, United Kingdom and Australia.</p>

<p>The Gold Coast is emerging as the next major market for the developer, with strong population growth and infrastructure spending ahead of the 2032 Games continuing to underpin significant apartment development across the coastal strip.</p>


Joel Robinson

Arada plots $2 billion Broadbeach towers in major Queensland move

<p>Sydney’s downsizer market is changing, with a growing cohort of buyers prioritising the right home over simply finding a smaller one.</p>

<p>Coronation Property Head of Sales Cam Porter says the traditional idea of downsizing does not necessarily reflect what many buyers are now looking for, particularly those moving from established family homes across Sydney.</p>

<p>Instead, he says they are increasingly becoming “right-sizers”, seeking lower-maintenance homes without sacrificing the space, amenity or quality they have become accustomed to.</p>

<p>“We are increasingly seeing buyers who are not motivated by the idea of simply moving into a smaller property,” Porter says.</p>

<p>“They are right-sizers. They want a home that is easier to manage and better connected, but they still expect generosity, quality and a floorplan that supports the way they live.”</p>

<p>It is a subtle but important distinction in a market where apartment developers are increasingly targeting established owner-occupiers.</p>

<p>[smartcode_project:default project_id=135149 project_image_fid=377495]</p>

<p>For many of these buyers, moving from a house to an apartment is not driven by a desire to dramatically reduce their living space. Instead, the appeal is in removing some of the maintenance associated with a larger home while retaining generous living areas, storage and enough flexibility to accommodate family and friends.</p>

<p>Coronation’s sales team is seeing buyers place particular importance on natural light, practical storage and additional rooms that can be used as guest bedrooms, home offices or secondary living spaces.</p>

<p>Kitchens and dining areas are also playing an increasingly important role, particularly for buyers who regularly entertain or have children and grandchildren visit.</p>

<p>[smartcode_project:default project_id=135149 project_image_fid=377494]</p>

<p>“These buyers still want their home to feel generous,” Porter says.</p>

<p>“They may want less maintenance, but they are not looking for less life.”</p>

<p>The challenge for the broader housing market is providing enough of the right stock to encourage that move.</p>

<p>While much of the discussion around Sydney’s housing shortage has centred on the number of homes being delivered, Porter says the diversity of those homes is equally important.</p>

<p>Older homeowners can remain in large family houses for longer when they cannot find an appropriate alternative in the neighbourhoods where they have built their lives.</p>

<p>“The decision is rarely as simple as wanting fewer bedrooms,” Porter says.</p>

<p>“People are weighing up their connection to a neighbourhood, the space they need for family, the quality of the home and whether it will continue to work for them over the long term.”</p>

<p>It also has implications beyond the downsizer market. Providing suitable apartments for smaller households can free up established houses for families who need the additional bedrooms and land, creating greater movement through the housing market.</p>

<h2>Lillian targets the next stage of apartment buyer</h2>

<p>It is a buyer Coronation is targeting at <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, its new collection of apartments, terraces and penthouses at Erskineville Village.</p>

<p>Designed by Silvester Fuller, Lillian has been shaped around larger living spaces, natural light and flexible floorplans, alongside landscaped areas, wellness amenity and communal spaces for residents.</p>

<p>The development will form part of Coronation’s broader Erskineville Village precinct, which will combine new homes with green space, retail, hospitality and new pedestrian connections.</p>

<p>[smartcode_project:default project_id=135149 project_image_fid=377688]</p>

<p>McPherson Park will sit at the centre of the precinct, creating a significant new green space alongside the project’s retail and hospitality offering.</p>

<p>For Porter, the opportunity is to give buyers another housing option without forcing them to leave the part of Sydney they already know.</p>

<p>“People should be able to change the type of home they live in without having to change their entire life,” he says.</p>

<p>“For many buyers, Lillian offers the opportunity to remain connected to the Inner West and the city, while gaining access to a more convenient, walkable and considered way of living.”</p>

<p>[smartcode_project:default project_id=135149 project_image_fid=377687]</p>

<p>Coronation will explore the changing <a href="https://lillianresidences.com.au/news/lillian-x-space-x-downsizers-event-27-august/">right-sizer market at an event on August 27</a>, bringing together experts across property, design and lifestyle.</p>

<p>Held in partnership with SPACE, Poliform and Downsizer.com.au, the event will include a property market outlook from economist Michael Blythe alongside discussion around the considerations facing buyers planning their next move.</p>

<p>Attendees will also be able to learn more about the residences and amenity planned at Lillian Erskineville.</p>

<p>[smartcode_project_cta:default project_id=135149]</p>


From downsizing to right-sizing: What Sydney buyers want from their next home

<p>Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.</p>

<p><a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.</p>

<p>Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.</p>

<p>[smartcode_project:default project_id=134873 project_image_fid=376196]</p>

<p>Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.</p>

<p>Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.</p>

<p>At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.</p>

<p>[smartcode_project:default project_id=134873 project_image_fid=376194]</p>

<p>The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.</p>

<p>Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.</p>

<p>Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.</p>

<p>[smartcode_project:default project_id=134873 project_image_fid=376181]</p>

<p>Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.</p>

<p>Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.</p>

<p>Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.</p>

<p>[smartcode_project_cta:default project_id=134873]</p>


The Maybelle brings 27-storey parkside tower to market near North Strathfield

<p>Melbourne developer <a href="https://www.apartments.com.au/developers/pdg-corporation">PDG</a> has unveiled its vision for the former Water Tank Site in Ivanhoe, which would see it transformed into a thriving residential neighbourhood, complete with a 2000 sqm public park.&nbsp;</p>

<p>Delivered in partnership with <a href="https://www.apartments.com.au/developers/development-victoria">Development Victoria</a>, the proposal would transform the prominent corner of Bell Street and Upper Heidelberg Road into a connected community comprising two residential buildings, generous public open space and shared amenities.&nbsp;</p>

<p>The vision includes 287 one, two and three-bedroom apartments, with a minimum of 10 per cent allocated to affordable housing, alongside a 2,000-square-metre publicly accessible park featuring a children's playground, activity lawn, indigenous planting, timber climbing logs, seating areas and a rock gathering circle.&nbsp;</p>

<p>Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a>, the proposal draws on the site's industrial heritage, using a robust architectural language that references the former water tank through expressive structural elements and durable, self-finished materials.&nbsp;</p>

<p>Extensive landscaping has been woven throughout the development, creating a living landscape that strengthens connections to nature while responding sensitively to the surrounding neighbourhood. Two residential buildings ranging from three to 12 storeys are linked by a landscaped forecourt, creating a welcoming arrival experience and improving pedestrian connections through the site.&nbsp;</p>

<p>Residents would also enjoy more than 1,000 square metres of communal open space, including barbecue and dining facilities, vegetable gardens, landscaped seating pavilions and a dedicated coworking space.&nbsp;</p>

<p>PDG Founder and Managing Director Vince Giuliano said the vision reflected an opportunity to transform one of Ivanhoe's most recognisable sites into a place that balanced housing, community and landscape.&nbsp;</p>

<p>"This is an opportunity to reimagine an important site and create a neighbourhood that delivers lasting benefits for Ivanhoe," Giuliano said.&nbsp;</p>

<p>"We're creating much more than new homes. The vision brings together affordable housing, quality architecture, meaningful public open space and shared places that encourage people to connect, while respecting the site's history and its place within the local community."&nbsp;</p>

<p>Development Victoria’s Executive General Manager Precincts, Niall Cunningham, said the application is an important step for the government-owned site.&nbsp;</p>

<p>“This is about delivering more homes in a well-connected location, along with public open space that the Ivanhoe community will benefit from for years to come,” Cunningham said.&nbsp;</p>

<p>PDG was selected as development partner in late 2025 following a competitive tender process.&nbsp;</p>

<p>A planning submission for the project is currently being progressed through the Victorian Government's Development Facilitation Program, with positive early engagement from both Banyule Council and the Department of Transport and Planning.</p>


PDG unveils plans to transform landmark Ivanhoe Water Tank Site

<p>Shane Wilkinson's <a href="https://www.apartments.com.au/developers/pace-development-group">Pace Development Group</a> has lodged plans for a major residential precinct on the former Presentation College site in Windsor, with an eight-building masterplan ultimately rising to 10 storeys.</p>

<p>The proposal at <a href="https://www.apartments.com.au/new-apartments/167-dandenong-road-windsor-vic-3181">167–187 Dandenong Road</a> spans a substantial 19,027 sqm site and is being progressed across six stages, with the first residential stages comprising 170 homes across four buildings designed by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>.</p>

<p>Stage Two will deliver the bulk of the initial housing, with Building A comprising 81 apartments and Building B 49 apartments, both rising to six storeys.</p>

<p>Stage Three will deliver a further 40 homes. The heritage Nagel Building, identified as Building C, will be converted to 12 dwellings, while a new five-storey Building D will comprise 28 apartments at the Hornby Street and Dandenong Road corner.</p>

<p>The 170 homes across Stages Two and Three will include a mix of one, two and three-bedroom apartments, including townhouse-style dwellings.<img alt="First look: Pace plans landscaped housing precinct on former Windsor school site" data-entity-type="file" data-entity-uuid="83c56e3e-dfb9-4e12-b172-c3f18513ec32" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_9.png?VersionId=xRcRpSZsxX.UX_NDDGcRZktw7HVrzx7u" /></p>

<p>&nbsp;</p>

<p>The longer-term masterplan points to considerably greater density across the site.</p>

<p>Indicative plans show Building E accommodating around 80 dwellings across up to 10 storeys, while Building F is earmarked for around 120 dwellings and also up to 10 storeys. Building G is planned to range between four and 10 storeys, however its apartment yield is yet to be determined. That means the masterplan currently identifies at least 370 dwellings across Buildings A to F before any apartments within Building G are counted.</p>

<p>Across the 1.9-hectare site, that represents an indicative density of at least 194 dwellings per hectare, with the final figure to increase once the yield of Building G is established.</p>

<p>Pace is pursuing the project through the Victorian Government's Development Facilitation Program, with Urbis lodging a combined Section 96A planning scheme amendment and planning application on behalf of the developer, which secured the site earlier this year.</p>

<p>The application seeks detailed approval for Stages One, Two and Three, alongside approval of the broader masterplan framework that will guide the later residential stages. Stage One will see an existing heritage building adaptively reused for a wellness and fitness-related facility, while the broader precinct will retain several significant heritage buildings and established trees as part of the redevelopment.</p>

<p>A minimum 10 per cent affordable housing contribution is proposed across both the initial residential stages and the later masterplan stages, delivered through a discounted rental model.</p>

<p>The project comes immediately after a major change to the site's planning controls.</p>

<p>The site was rezoned to the Housing Choice and Transport Zone through Planning Scheme Amendment GC285, gazetted on July 22, 2026, and now sits within the inner catchment of the Windsor Station precinct under the State Government's Train and Tram Zone Activity Centres Program.</p>

<p>While the new controls identify large sites within the inner catchment for buildings of up to six storeys, Pace's masterplan pushes height to 10 storeys in parts of the site, with the taller buildings concentrated toward the centre and along the Sandringham railway corridor.</p>

<p>Lower-scale built form is proposed toward the site's more sensitive residential and heritage edges, with Buildings A and B generally stepping from three storeys at their interfaces to six storeys at upper levels.</p>

<p>Cera Stribley's masterplan breaks the development into a collection of separate buildings rather than a continuous built form, with landscaped spaces, new pedestrian links and a new publicly accessible road forming part of the precinct.</p>

<p>The planning report says the development will create new pedestrian connections to Elm Place and along the railway corridor, as well as a new publicly accessible road linking Elm Place with Dandenong Road. The proposed buildings will occupy around 54 per cent of the site, leaving a substantial portion available for landscaping, communal areas and permeable surfaces.</p>

<p>Urbis said the scale of the project reflected the site's strategic location close to Windsor Station, tram services and the Chapel Street Activity Centre, with the former school campus identified as a significant opportunity to increase housing supply on an underutilised inner-Melbourne site.</p>

<p>&nbsp;</p>


First look: Pace plans landscaped housing precinct on former Windsor school site

<p>Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.</p>

<p>They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;</p>

<p>Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.</p>

<p>They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.</p>

<p>Even in the low seasons of May and June, occupancy levels reach around 40 per cent.</p>

<p><img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" /></p>

<p>Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor</p>

<p>Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.</p>

<p><img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" /></p>

<p>Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" /></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span><span><span><span><span><span><span>​</span></span></span></span></span></span></p>

<p>The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;</p>

<p>Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.</p>

<p>With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;</p>

<p>Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.</p>


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

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<p><span>On CoreLogic-RP Data's Index, prices in Melbourne and Sydney have accelerated over the past quarter to an astonishing pace, though this index probably lags.</span><br><br><span>Prices are reported as up for the year, quarter...and even the day...for all capital cities in the index.</span></p>
<p><a href="/images/2015/08/12/RPD%20Sea%20of%20GReen.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/12/RPD%20Sea%20of%20GReen.jpg" alt=""></span></p>
<p> </p>
<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
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pwargent-M4siyDbqQY

A new high for Australian home values: Pete Wargent

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<p><span style="line-height: 1.3em;">How does a property-valuer come up with distinct values of the same property and all within four weeks?</span></p>
<p><strong>Background: </strong></p>
<p>A couple were splitting up amicably and both accepted to explore the opportunity to buying each other out. Each party made loan applications to separate lenders for finance. Both parties agreed to buy the other out at $520,000.</p>
<p><strong>First Valuation - Strike one:</strong></p>
<p>The first attempt at financing the purchase was made and a property-valuer was engaged by lending body to provide a valuation report. The mortgage broker received notice that the valuation report provided to the bank, stated the value of the home was only: $500,000.</p>
<p><strong>Second Valuation - Strike two:</strong></p>
<p>A week later, the second party attempted to obtain finance with a different lender and the lender appointed their panel valuer. The valuer on their panel, so happens to be the same valuer. BINGO!! You guessed it, the valuation came back at $500,000.</p>
<p><strong>Third and Final Valuation - Strike three?</strong></p>
<p>The subject property is placed on the market. The agency suggested a cleanup of the garden and staging of the home. A keen purchaser exchanged contracts at $545,000.</p>
<p>The new purchaser’s lender sent their panel valuer, 4 weeks after the first valuation was obtained, now wait for it: YES, the same valuer appeared on the scene.</p>
<p>This time however, the property valuation report came in at contract price: $545,000.</p>
<p>What happened from the first to the third valuation other than; mowing lawns and a simple make-over?</p>
<p><strong>Leave me your thoughts:</strong></p>
<p>Before you go jumping to conclusions and for the savvy mortgage brokers out there, here is a little more background information;</p>
<ul>
<li>The couple had approximately $180,000 equity in the home.</li>
<li>The new purchaser obtained a 95% LVR on their mortgage. Figures disclosed to the agent at the time of purchase. </li>
<li>The property settled on or about three months ago; time calculated from publishing of this article.</li>
</ul>
<p><strong>Now please: this is your turn to enlighten me with what just happened? I welcome your comments and this with great anticipation. </strong></p>
<p><em><span>EDWIN ALMEIDA</span> is licensee in charge of <a href="https://www.just-think.com.au/" target="_blank">Just Think Real Estate</a>.<a href="https://www.just-thin.com.au/"><br></a></em></p>
<p><em>He is also the creator of <a href="https://www.youtube.com/user/JustThinkProperty" target="_blank">Oz Real Estate.TV</a> and a presenter for <a href="https://propertyinvestingvault.com/" target="_blank">propertyinvestingvault.com</a>.</em></p>
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ealmedia-arK4DBYLjS

How can property valuations be miles apart? Edwin Almeida

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<p>The leasehold of gastro pub The Terminus Hotel in North Fitzroy is being sold through an expression of interest.</p>
<p>On the corner of Queens Parade and Brennand Street, at 492 Queens Parade, it is subject to a long term lease with 26-plus years remaining, inclusive of options. </p>
<p>The business is offered for sale via Expressions of Interest closing Wednseday 23<sup>rd</sup> September through Colliers International.</p>
<p><span style="line-height: 1.3em;">Vendor Russell Griggs said after 11 years he would</span><span style="line-height: 1.3em;"> love to see the Terminus in the hands of someone who can devote the resources and energy it deserves.</span></p>
<p><span style="line-height: 1.3em;">“The Terminus has been an amazing journey. Building the business from only $5,000 a week turnover to where it is today, building a strong local community customer base as well as drawing patrons from all over the state, and even internationally, has been really satisfying."</span></p>
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mick.cee-iDmgDDAmu8

North Fitzroy's Terminus Hotel gastro pub leasehold for sale

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<p>A fully leased retail investment property in Richmond is set to go under the hammer with expectations of around $1.5 million.</p>
<p>The 160 square metre, Commercial 1 zoned site at 142 Bridge Road is currently a restaurant with function area on the first floor.</p>
<p>Teska Carson’s Tom Maule said the property will be sold subject to a three year lease to Chuck Taylor’s Pty Ltd, trading as Mister Jennings, at a current income of $72,100 per annum from June 2014 with two further terms of four years and 3% annual rental reviews with a market review at the option.<span style="line-height: 1.3em;"> </span></p>
<p>The property will be auctioned on Friday, August 21 at 1 pm on site.</p>
<p> </p>
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jonathanchancellor-7SQnKwU6yx

Richmond Hill restaurant has $1.5 million hopes

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<p><span style="line-height: 1.3em;">A retail and commercial property is on the market in Richmond with expectations higher than $850,000.</span><span style="line-height: 1.3em;">  </span></p>
<p><span style="line-height: 1.3em;">The 200 square metre single level property on 335 Swan Street is within three kilometres of the Melbourne CBD.</span></p>
<p><span style="line-height: 1.3em;">The property will be auctioned on Wednesday, September 2 at 1pm onsite. </span></p>
<p>Teska Carson's Anthony Choi said the location benefits from amenities in close proximity including excellent public transport, recreational facilities and major arterial routes.</p>
<p> </p>
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Swan Street, Richmond retail property on the auction block

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<p>A Melbourne private investor has paid $300,000 over reserve for a leased property with five year options at a rental of $74,618 per annum net.</p>
<p>Sold at auction for $1.346 million the property, 1 Newham Grove, Ormond, <span style="line-height: 1.3em;">is 665 square metres with a 37 metre frontage. </span></p>
<p>Teska Carson's Andrew Thorburn said the property had been used as<span style="line-height: 1.3em;"> a gym for over 25 years.</span></p>
<p>"Ormond has become a sought after suburb with a level of demand that has seen the median house price exceed the $1.1 million mark - 10% higher than last year and rising - and it would not surprise to see commercial property values reflect that sort of growth,’’ Mr Thorburn said.</p>
<p> </p>
<p> </p>
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$300k over reserve paid for Ormond gym

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<p><span style="line-height: 1.3em;">A half acre commercial development site on the fringe of Melbourne's CBD is on the market through expressions of interest with expectations higher than $8 million</span></p>
<p>The 2040 square metre Commercially-zoned site, located at 150-152 Bridge Road and 1 Allowah Terrace, has access from three streets.</p>
<p>He said one of Melbourne’s most active and innovative architectural firms, Elenberg Fraser, had prepared a development scheme for the property comprising 97 one, two and three bedroom units for the site. </p>
<p>James Moss, from marketers MPC,<span style="line-height: 1.3em;"> said the property would be sold subject to five separate tenancies at a current income of $191,000 per annum. He said fully let the property had the potential to return closer to $241,000 per annum. </span></p>
<p>"Elenberg Fraser has prepared a development scheme for the property comprising 97 one, two and three bedroom units for the site," Mr Moss said.</p>
<p>Teska Carson's Matthew Feld said the site would be perfect for an apartment developer or hotel development.</p>
<p>The property is being offered for sale by Expressions of Interest closing Thursday, September 3.</p>
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Half acre Richmond site has $8 million expectations

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<div>The Lending Finance data released yesterday for the month of June 2015.</div>
<div> </div>
<div>Total lending was once again superficially very strong at a seasonally adjusted $74.7 billion for the month.<br><br>While this was only a moderate increase for the month, on a rolling annual basis total lending has increased to a new high of $857 billion.</div>
<div> </div>
<div>Note that the "commercial loans" category includes property investment loans, so the recovery in credit growth is rather more housing-focused than first it may appear.</div>
<p><a href="https://3.bp.blogspot.com/-hLjERfYhiNk/VcgOlQzorcI/AAAAAAAAXg4/GdmpPCJx3a4/s1600/A4.jpg" target="_blank">Click to enlarge</a></p>
<p><br><a href="https://3.bp.blogspot.com/-hLjERfYhiNk/VcgOlQzorcI/AAAAAAAAXg4/GdmpPCJx3a4/s1600/A4.jpg"><img src="https://3.bp.blogspot.com/-hLjERfYhiNk/VcgOlQzorcI/AAAAAAAAXg4/GdmpPCJx3a4/s640/A4.jpg" width="640" height="280"></a></p>
<p> </p>
<p><strong><span style="text-decoration: underline;">nvestor loans - Sydney investor credit explodes</span></strong><br><br></p>
<div>Drilling into the commercial lending figures we can see that the property investment loans by state data is telling. </div>
<div> </div>
<div>Up until the month of June, while the investor loan crackdown by the regulator APRA may have had an impact in aggregate, investor lending in Sydney was still rising fast.</div>
<div> </div>
<div>In fact, New South Wales investor loans accelerated in June to a record $6.55 billion to record a rolling annual total of an astounding $64.9 billion.</div>
<p><a href="https://3.bp.blogspot.com/-Abb1wPadxP0/VcgOkqurF_I/AAAAAAAAXgs/o7VArJh790s/s1600/A3.jpg" target="_blank">Click to enlarge</a></p>
<p><a href="https://3.bp.blogspot.com/-Abb1wPadxP0/VcgOkqurF_I/AAAAAAAAXgs/o7VArJh790s/s1600/A3.jpg"><img src="https://3.bp.blogspot.com/-Abb1wPadxP0/VcgOkqurF_I/AAAAAAAAXgs/o7VArJh790s/s640/A3.jpg" width="640" height="278"></a></p>
<div>Thus while investor lending growth in aggregate had begun to slow by June, Sydney investors are now sitting on deep pools of equity following years of strong capital growth and this equity can often be used as 20 per cent deposits.<br><br>As a result as this stage investor loans may have been more impacted in other capital cities and regional centres where capital growth has been much weaker or in many cases non-existent.</div>
<div> </div>
<div>My information is that we should start to see investor loans slowing in the July and particularly August figures.</div>
<div> </div>
<div>However, as I looked at last week, the housing finance data also shows that owner-occupier commitments in New South Wales have now responded to low interest rates in booming to a record high $6.6 billion on a seasonally adjusted basis in June.</div>
<div> </div>
<div>Housing markets are the sum of their parts and therefore below I have charted the raw unadjusted "Original" data for New South Wales in a stacked columnar format.</div>
<div> </div>
<div>As you can see in the chart below, the month of June was by a significant margin the biggest month of lending on record for any state in Australia's history.<br><br>
</div>
<div><a href="https://3.bp.blogspot.com/-pPjg2ax1nkM/VckXlsIKhOI/AAAAAAAAXiA/764PBQJU-qc/s1600/A9.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div class="separator"><a href="https://3.bp.blogspot.com/-pPjg2ax1nkM/VckXlsIKhOI/AAAAAAAAXiA/764PBQJU-qc/s1600/A9.jpg"><img src="https://3.bp.blogspot.com/-pPjg2ax1nkM/VckXlsIKhOI/AAAAAAAAXiA/764PBQJU-qc/s640/A9.jpg" width="640" height="276"></a></div>
<div class="separator"> </div>
<div class="separator"> </div>
<div class="separator">
<span>A couple of observations here.</span><br><br><div>Firstly, note that the ABS Lending Finance data series records loans written domestically, suggesting that the boom in Sydney dwelling prices has been primarily driven by domestic investors (and now homebuyers).</div>
<div> </div>
<div>That said, foreign capital is playing its part to some extent too, as I've written here previously, particularly relating to new dwellings.</div>
<div>
<br>Recall that foreign buyers without Australian residency are generally granted permission to buy new residential property.</div>
<div> </div>
<div>Foreign buyers with no Australian residency typically cannot buy established residential property unless they have specific permission to do so from the Foreign Investment Review Board (FIRB).</div>
<div> </div>
<div>This permission may be granted in some instances, such as for development projects.</div>
<div> </div>
<div>Licensed real estate agents, buyers agents and solicitors have simple procedures in place to ensure that they only deal with legal purchasers of established property.</div>
<div>
<br>As the above chart clearly shows there is more than enough domestic business from Australian residents without needing to seek business from buyers without Australian residency. </div>
<br><strong><span style="text-decoration: underline;">Around the states</span></strong><br><br><div>As noted above New South Wales investor loans accelerated in June to a new high of $6.5 billion in June. </div>
<div> </div>
<div>On a 12mMA basis investor loans in New South Wales rose to a record high $5.4 billion.</div>
<div> </div>
<div><a href="https://1.bp.blogspot.com/-7KU4Mf3dxnY/VcgOkrmanCI/AAAAAAAAXgo/XHBtOBINfEE/s1600/A1.jpg" target="_blank"><span style="line-height: 1.3em;">Click to enlarge</span></a></div>
<div><span style="line-height: 1.3em;"> </span></div>
<div>
<div class="separator"><a href="https://1.bp.blogspot.com/-7KU4Mf3dxnY/VcgOkrmanCI/AAAAAAAAXgo/XHBtOBINfEE/s1600/A1.jpg"><img src="https://1.bp.blogspot.com/-7KU4Mf3dxnY/VcgOkrmanCI/AAAAAAAAXgo/XHBtOBINfEE/s640/A1.jpg" width="640" height="276"></a></div>
<br><div>Low interest rates and expectations of future price growth have also impacted investor loans in Victoria. </div>
<div> </div>
<div>It's impossible to call the market peak accurately, but it's my belief that - unlike Sydney - Melbourne has been overbuilding in the unit and apartment market in particular, and this will result in stagnant rents and prices in due course for certain sectors of the market. </div>
<div> </div>
<div>There may be a material price correction in time too, especially for new and off-the-plan builds.</div>
<div> </div>
<div><a href="https://4.bp.blogspot.com/-CqPJELW4MwI/VcgVHrv8GeI/AAAAAAAAXhY/WgovxM2s70o/s1600/A6.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div class="separator"><a href="https://4.bp.blogspot.com/-CqPJELW4MwI/VcgVHrv8GeI/AAAAAAAAXhY/WgovxM2s70o/s1600/A6.jpg"><img src="https://4.bp.blogspot.com/-CqPJELW4MwI/VcgVHrv8GeI/AAAAAAAAXhY/WgovxM2s70o/s640/A6.jpg" width="640" height="290"></a></div>
<br><div>Queensland's resources regions and regional centres may be struggling as the mining investment boom turns to bust, but house prices are now rising in inner Brisbane.</div>
<div> </div>
<div>For my money, Brisbane may well be the best performing capital city housing market in 2016, although asset selection will be important here (there is much high-density building taking place).</div>
<div>The trendline below which records investor loans on a 12mMA basis shows that Queensland investor lending in aggregate is now tracking at their highest level since April 2008.</div>
<p><a href="https://3.bp.blogspot.com/-QTEbjM-b_nE/VcgOklLIqVI/AAAAAAAAXgk/5ASN33dV5wE/s1600/A2.jpg" target="_blank">Click to enlarge</a></p>
<div class="separator"><a href="https://3.bp.blogspot.com/-QTEbjM-b_nE/VcgOklLIqVI/AAAAAAAAXgk/5ASN33dV5wE/s1600/A2.jpg"><img src="https://3.bp.blogspot.com/-QTEbjM-b_nE/VcgOklLIqVI/AAAAAAAAXgk/5ASN33dV5wE/s640/A2.jpg" width="640" height="282"></a></div>
<div class="separator"> </div>
<div class="separator"> </div>
<div class="separator">Western Australia's property markets are now demonstrably into their downturn phase, and consequently despite low interest rates investor loans volumes are trending down.</div>
<div class="separator"> </div>
<div class="separator"><a href="https://1.bp.blogspot.com/-tG0quakkE9U/VcgVOTlEbGI/AAAAAAAAXhg/wiGMtYBNMMw/s1600/A7.jpg" target="_blank">Click to enlarge</a></div>
<div class="separator"> </div>
<div class="separator"><a href="https://1.bp.blogspot.com/-tG0quakkE9U/VcgVOTlEbGI/AAAAAAAAXhg/wiGMtYBNMMw/s1600/A7.jpg"><img src="https://1.bp.blogspot.com/-tG0quakkE9U/VcgVOTlEbGI/AAAAAAAAXhg/wiGMtYBNMMw/s640/A7.jpg" width="640" height="288"></a></div>
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<div class="separator"> </div>
<div class="separator">
<div class="separator">Some property experts have painted themselves into a corner with regards to South Australia and will continue to recommend investing there come hell of high water.</div>
<div class="separator"> </div>
<div class="separator">With very little building activity in the detached housing sector the Adelaide market has certainly been tightening nicely, yields are comparatively strong, and after 7 or 8 years of weak dwelling price growth there is plenty of value of money to be found, even close to the centre of Adelaide.  </div>
<div class="separator"> </div>
<div class="separator">On a 12mMA basis investor loans in South Australia are now tracking at their highest ever level at $437 million.</div>
<div class="separator"> </div>
<div class="separator">A word of warning, however,</div>
<div class="separator"> </div>
<div class="separator">Barely a week passes without further news of redundancies in South Australia, with the unemployment rate having trended up alarmingly from 5.2 per cent in October 2011 to 7.9 per cent today...and rising.</div>
<div class="separator"> </div>
<div class="separator"><a href="https://4.bp.blogspot.com/-Le2eMkeS8hE/VcgPuFZEDMI/AAAAAAAAXhI/C47G2MUkGGY/s1600/A5.jpg">Click to enlarge</a></div>
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<div class="separator"><a href="https://4.bp.blogspot.com/-Le2eMkeS8hE/VcgPuFZEDMI/AAAAAAAAXhI/C47G2MUkGGY/s1600/A5.jpg"><img src="https://4.bp.blogspot.com/-Le2eMkeS8hE/VcgPuFZEDMI/AAAAAAAAXhI/C47G2MUkGGY/s640/A5.jpg" width="640" height="280"></a></div>
<div class="separator"> </div>
<div class="separator">In fact, if you have a low budget, my personal belief is that a combination of foreign capital, a n ongoing depreciation of the Aussie dollar, record Chinese tourism spend and a tightening market will see Hobart emerge as the surprise package capital city housing market over the short term.</div>
<div class="separator"> </div>
<div class="separator"><a href="https://4.bp.blogspot.com/-52HagQS2jvg/VcgWP183naI/AAAAAAAAXhs/SA2l0ue8a6g/s1600/A8.jpg" target="_blank">Click to enlarge</a></div>
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<div class="separator"><a href="https://4.bp.blogspot.com/-52HagQS2jvg/VcgWP183naI/AAAAAAAAXhs/SA2l0ue8a6g/s1600/A8.jpg"><img src="https://4.bp.blogspot.com/-52HagQS2jvg/VcgWP183naI/AAAAAAAAXhs/SA2l0ue8a6g/s640/A8.jpg" width="640" height="288"></a></div>
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<div class="separator"><span>The longer term economic and demographic fundamentals in Tasmania are admittedly uncertain.</span></div>
<div class="separator"><span> </span></div>
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<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
</div>
</div>
</div>
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Pace of NSW investor lending accelerates: Pete Wargent

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<p>Once again I’m baffled by the ongoing antics of our real estate industry in its practice of bait advertising.</p>
<p>Some of us were so hopeful that this practice would be curved: the unlawful behavior of some of the rogue-agents that work among us that is. The real estate agents (REA) that persist in misleading the general public by implementing under-quoting practices. </p>
<p><span><strong>Weekend auction:</strong></span></p>
<p>A sale of a property is advertised and marketed as a “deceased state”. A client and very good friend of mine (DG) makes contact with agent/agency and enquires about the price-guide. This event took place within a week prior to the auction. </p>
<ul>
<li>The agent replied with words to the effect: “…the home is being sold by the public trustee, the reserve has been set at $560,000. [This will be the guide] …” </li>
</ul>
<p>DG calls me and asks for my opinion on the subject property. </p>
<ul>
<li>I reply to his enquiry with words to the effect: “…if you get it for $1,400,000 it will be a steal…”. An off the cuff remark and without researching area and subject property in detail.  </li>
<li>DG, somewhat confused replies: “… but the agent should know more or less what it’s worth, shouldn’t he? … He is quoting the reserve only at $560,000 and won’t say anything beyond this…” Believing that a low reserve will pull the properties’ true vale down, as hinted by the agent.</li>
</ul>
<p>Unfortunately, the agent/agency can and some will, hide behind what they reason to be (safe and reasonable) instructions from their clients. In this case a reserve set at $560,000. </p>
<p>Understandably, and similar to the $1 Valentine’s Day Auction, it appears agents can hide behind vendor’s instructions, but this only puts a spot light on both their: industry-ignorance and sleight-of-hand tactics to be seen as delivering great results. </p>
<p>How much did the property sell for, on the luckiest day for the believers of Feng Shui? It sold for just over $1,800,000. A price difference of 320% over the so called reserve. </p>
<p>DG, also informed me that there where well over 100 people in attendance. Regardless of the demographic and even if the majority were developers and so called: sophisticated investors. It is time FT NSW and State Government bodies acted on these out of line property sales. </p>
<p>Furthermore, it’s time the Real Estate Industry operate in a more conscionable manner. Here are my questions to the REA.</p>
<ul>
<li>What stopped the REA from providing a more realistic price-guide, other than hiding behind a reserve price, although set by their client? </li>
</ul>
<p>Perhaps the only thing was, their need for a moment of grandeur in delivering a so called, great result. An opportunity to beat their chests in glory. </p>
<ul>
<li>When were the terms “conscionable” and “professional guidance and practice” taken out of our training manuals and regulations? </li>
</ul>
<p>Last I checked, they hadn’t but for some offices, we can say that these have been buried along with their reputation, some years ago.  </p>
<p>Friends, the property tide will turn soon enough and vendors won’t be as forgiving as what they appear to be with the results posted by auction campaigns. We will soon be speaking about “over-quoting” or “buying-the-listing” as “under-quoting” takes a back seat on a down-turn market. This, is when vendors will be the first to demand REA’s be punished for their wrongful actions. </p>
<p> </p>
<p><em><span>EDWIN ALMEIDA</span> is licensee in charge of <a href="https://www.just-think.com.au/" target="_blank">Just Think Real Estate</a>.<a href="https://www.just-thin.com.au/"><br></a></em></p>
<p><em>He is also the creator of <a href="https://www.youtube.com/user/JustThinkProperty" target="_blank">Oz Real Estate.TV</a> and a presenter for <a href="https://propertyinvestingvault.com/" target="_blank">propertyinvestingvault.com</a>.</em></p>
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Lucky for believers in Feng Shui but unlucky for industry: Edwin Almeida

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<p>There’s little doubt that the Sydney slowdown is under way.</p>
<p>I note that the boffin who runs APRA is trying to claim credit for a reduction in investor activity, but the wind-down in Sydney sales volumes pre-dated his misguided measures to prevent investors from buying real estate.</p>
<p>In terms of sales activity, Sydney peaked way back in the December Quarter of 2013. Auction frenzy and price growth has continued because sales levels have fallen away only gradually. And history shows that markets take time to adjust to new circumstances. Sales activity can be falling for six months or more before prices start to react.</p>
<p>Transactions in the March Quarter 2015 were down on the December 2014 Quarter and also below the March 2014 Quarter. The June 2015 Quarter has shown a further gradual decline.<span style="line-height: 1.3em;"> </span></p>
<p>The most telling barometer of the Sydney slowdown is the number of individual growth markets, as revealed by Hotspotting’s quarterly research for the Price Predictor Index. </p>
<p>The February research found 118 suburbs with rising sales activity across the Sydney metropolitan area. The May survey found 72. The latest research finds only 36 suburbs with a growth trajectory.</p>
<p>The dominant market type in Sydney now is what we call “plateau” markets. These are suburbs where sales activity was previously rising, but now sales levels have tapered off – still at a healthy level, but below the peak activity.</p>
<p>This is an indicator that the market is beginning to loose its heat.</p>
<p>Another indicator that the cycle has almost run its course is that the leading growth markets are on the fringes of the metropolitan area.</p>
<p>The leading precincts, still with growth markets, are the Campbelltown (far south-west) and Penrith (far west) municipalities.</p>
<p>Other areas still hanging in there (lots of plateau markets) include the Bankstown, Blacktown and Parramatta municipalities.</p>
<p>Yet another sign that the boom cycle has moved on is the performance of regional New South Wales markets. I’ve reported previously that Sydney’s momentum has rippled out into regional centres – firstly those close to Sydney, like Wollongong, Gosford and Newcastle, and more recently those further afield.</p>
<p>The latest survey shows that Regional NSW has considerably more growth markets than Sydney does – almost double the number, in fact. </p>
<p>Sydney is declining, but doesn’t know it, while the state’s regional cities are increasingly buoyant.</p>
<p><span style="line-height: 1.3em;">Tuned-in investors will have moved on from Sydney some time ago. The price growth of the near future will be found in places like Port Macquarie, Albury, Goulburn, Coffs Harbour and Tweed Heads.</span></p>
<p><em> </em></p>
<p><em>TERRY RYDER is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a></em></p>
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