A full-scale Sky Homes prototype apartment for <a href="https://www.apartments.com.au/new-apartments/zeste-at-the-orchards-norwest-104-fairway-drive-norwest-nsw-2153">Zeste</a> has been opened by <a href="https://www.apartments.com.au/developers/sekisui-house-australia">Sekisui House Australia</a>, offering buyers a look at the final residential release within The Orchards masterplan in <a href="https://www.apartments.com.au/developments/norwest-nsw-2153">Norwest</a>.

The prototype launch coincides with buyer demand for larger apartment living continuing across Sydney’s Hills District.

David Lee, Sales Manager, Apartment &amp; Mixed-Use Developments at Sekisui House Australia said it was evident from the preceding four stages at The Orchards that a large number of buyers were local owner occupiers or downsizers specifically looking for oversized apartments with additional living spaces.

“The majority of buyers prefer to touch, feel and physically sight a full-scale completed apartment, rather than imagining the living spaces from floor plans," Lee says.

"The prototype apartment provides greater clarity and buyer confidence. We expect this will increase sales momentum for Zeste and the Sky Homes in particular.”

[smartcode_project:default project_id=150510 project_image_fid=351878]

Positioned within Stage 5’s Zeste project, the Sky Homes form part of the final opportunity to purchase within the award-winning master-planned community, which will ultimately deliver approximately 1,300 apartments.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, Zeste comprises two residential buildings, Essence and Eden, providing 209 apartments surrounded by extensive landscaping, resort-style amenities and community spaces.

Ben Pomroy, Principal at Rothelowman said Zeste explores a reinvention of the traditional house, in the orchard, synthesising the nostalgic story of the orchard homestead of yesteryear with a contemporary aesthetic inspired by the landscape.

“Natural light and ventilation are key to the design, contributing to a higher quality of life at the human scale. Across all Rothelowman projects, our ethos of ‘a generous eye for life’ drives our consideration of the human experience as the central point of focus of our design process.”

Pomroy says a&nbsp;notable design element is the cathedral glass light boxes incorporated in the joinery, inspired by the idea of wandering the orchard homestead with a lantern in hand, something familiar and nostalgic.

"We took this narrative and gave it a contemporary twist that is both beautiful and functional, creating unique features that unify the kitchen and bathrooms design.”

[smartcode_project:default project_id=150510 project_image_fid=351874]

In addition to the two residential buildings, Zeste comprises a single-story community amenity pavilion nestled in the landscape between Essence and Eden.

“The communal pavilion is a distinctive feature designed to foster a deep sense of community, with nature at its heart," Pomroy added.

"Whether it is watching the football grand final or hosting a family BBQ, the pavilion is designed as a place where residents can create memorable moments with friends, family and neighbours.

Since launching Essence, the first building within Zeste, buyer demand has remained strong with more than 30 per cent of residences already sold. Sky Homes have accounted for nearly 40 per cent of all sales achieved since launch.

“Purchasers are responding positively to the oversized layouts, diverse apartment configurations and the vast range of community facilities that will be available at completion,”David Lee noted.

Zeste Sky Homes represent approximately 35 per cent of the entire Stage 5 offering and are available across both Essence and the yet-to-launch Eden building. Prices for the Sky Homes range from $1,135,000 with one car space through to $1,500,000 for two car spaces.

Apartments across the broader Zeste release start from approximately $715,000, with generous floorplans ranging from 59 to 144sqm. Select residences also feature integrated ‘Max’ spaces, designed to function as flexible areas for home offices, children’s playrooms or additional storage.

Zeste also continues Sekisui House Australia’s sustainability partnership with Altogether Group, delivering integrated water, power and data services alongside passive design initiatives including cross-ventilation, landscaping and water features.

Early purchasers are currently able to access a selection of premium upgrade options, with VIP buyers receiving one complimentary upgrade package. A 2.5 per cent deposit is available for a short time.

Sekisui recently commenced its pre-construction phase. They are expecting an early 2028 completion of Zeste.

[smartcode_project_cta:default project_id=150510]

Joel Robinson

Zeste Sky Homes prototype opens as buyer demand surges for oversized apartment living

Having recently announced its entry into the booming Gold Coast new apartment market with <a href="https://www.apartments.com.au/new-apartments/aere-chevron-island-18-20-mawarra-street-surfers-paradise-qld-4217">Aere Chevron Island</a>, developer Martello™ is offering generous stamp duty savings for buyers before June 30.

Martello™ says the incentive creates a more accessible entry into premium apartment living.

"While incentives in property are nothing new, today’s stamp duty contributions arrive at a particularly important moment," the developer says.

"Buyers are not only seeking quality homes and strong locations; they are also looking for smarter financial entry points. Reducing or offsetting stamp duty can represent tens of thousands of dollars in savings - funds that can instead be directed toward furnishing a home, reducing mortgage pressure, or simply providing peace of mind during the transition into ownership."

[smartcode_project:default project_id=143932 project_image_fid=367517]

Aere is one of the more boutique new developments on Chevron Island, with just 33 apartments across 18 storeys on Mawarra Street

The developer has placed a strong emphasis on wellness, briefing architecture firm Raunik Design to embed this philosophy into the project.

<a href="https://www.apartments.com.au/developers/martello">Martello™</a>&nbsp;has positioned Aere as a continuation of its human-centric development approach, with a focus extending beyond amenity to the fundamentals of layout, natural light, and spatial planning.

[smartcode_project:default project_id=143932 project_image_fid=368446]

To bring a heightened level of confidence to the project, <a href="https://www.apartments.com.au/developers/martello">Martello™</a>&nbsp;has already appointed Promax Construction to build the tower. They are expected to start construction in the coming months.

Martello™ says that in any market cycle, confidence matters.

"Buyers who may have been waiting on the sidelines are now reassessing their timing as developers and vendors introduce meaningful incentives designed to support decision-making. For owner-occupiers, it creates an opportunity to secure a premium residence with reduced upfront costs. For investors, it can improve the overall acquisition equation at a time when rental demand remains exceptionally strong across many key markets."

&nbsp;

[smartcode_project:default project_id=143932 project_image_fid=367507]

Aere offers a mix of two-, three-, and four-bedroom apartments, the latter of which occupy half a flor. These layouts prioritise separation between living and sleeping zones, along with increased privacy and storage, features more commonly associated with detached housing than traditional apartment product.

Aere’s private resident amenity spaces centre on wellness. A rooftop level will incorporate a heated swimming pool, sauna and spa, alongside a residents’ lounge, dining areas and barbecue spaces, while additional shared facilities throughout the building include a gym and yoga area.

[smartcode_project:default project_id=143932 project_image_fid=367515]

&nbsp;

"What we are seeing now is a market that rewards readiness," Martello added.

"Buyers who are informed, financially prepared, and willing to act decisively are finding opportunities that may not exist once conditions shift again. Incentives such as stamp duty contributions are typically limited in duration and allocation, particularly within tightly held developments where demand remains high.

&nbsp;

Offer available on selected residences at Aere Chevron Island only. Stamp duty contribution provided by the developer at settlement and cannot be exchanged for cash or combined with any other offer unless approved by the developer. Offer valid for contracts signed on or before 30 June 2026. The developer reserves the right to amend or withdraw the offer at any time without notice. Terms and conditions apply.

[smartcode_project_cta:default project_id=143932]

Martello™ offers limited time stamp duty concessions at Aere Chevron Island

New development specialists Lachlan Cottee and Ben Dalgleish have unveiled their new development firm, Dalcott, following several successful projects delivered under the Pyco banner across the region.

Pyco is currently delivering Atelier in nearby West End, Nouveau in Albion, and Onde at Kirra, its debut Gold Coast apartment development in the booming Kirra Beach precinct.

Its first plans under the new Dalcott banner are in South Brisbane, which has been Brisbane’s most enquired-on suburb so far in 2026, while neighbouring West End has also continued to record strong demand.

The developer already has approval for an 11-storey building with 65 apartments on Browning Street, however has recently acquired the adjoining 910 sqm site at the rear, creating a combined 2,746 sqm footprint that will now allow for two 11-storey buildings with 92 large-scale apartments, a configuration Cottee and Dalgleish have focused on across their local portfolio.

The project, known as <a href="https://www.apartments.com.au/new-apartments/marrone-south-brisbane-39-browning-street-south-brisbane-qld-4101">Marrone</a>, will comprise 84 three-bedroom apartments, 16 of which will include an additional multipurpose room, and just eight two-bedroom residences.

DAH Architecture has led the design of Marrone, which will include more than 330 sqm of communal open space and rooftop recreation areas.

<img alt="Marrone" data-entity-type="file" data-entity-uuid="7eeea1a0-be23-47c8-80fb-3409428241fd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-21%20at%209.36.38%E2%80%AFAM.png?VersionId=pZW7o.tB7oJovYCRIFSxrZbMr6QdpHy." />

Cottee told Apartments.com.au the project reflects a gap in Brisbane’s apartment market.

"It is an area we know well with Atelier, another development which focuses on large apartments, less than 300 metres away," Cottee says.

"There's limited supply of large-scale apartments of this size in a single building in Brisbane. The majority of apartments in this category are in considerably smaller buildings, on the water, and are only really accessible to the deepest of pockets.

"Marrone will offer the same size and scale, but with greater amenity and at a much more realistic price point for the market."

The architectural approach reflects the continued evolution of South Brisbane’s higher-density residential character. Renders show a heavily landscaped façade composition with curved balconies, textured brickwork, deep recesses, and integrated planting aimed at softening the scale of the twin towers.

The revised proposal builds on the design narrative established in the original scheme. In the earlier submission, Gatehouse Architects described the project as a continuation of Browning Street’s long-term urban transformation.

“The proposal echoes the spirit of early developments like Watson Terrace (built in 1888), by contributing to the growth and diversification of the local population,” the original design statement noted.

“Just as Watson Terrace played a role in the area’s early gentrification, this development continues that trajectory, delivering contemporary housing that addresses the evolving needs of South Brisbane’s expanding community.”

The updated proposal, designed by DAH Architecture, spans a 2,746 sqm corner site with frontages to Browning and O’Connell Streets. The development will comprise two 11-storey residential buildings delivering 92 apartments, replacing the previously proposed 65-unit scheme.

The apartment mix has shifted further toward larger owner-occupier residences, continuing Dalcott’s established strategy across South East Queensland. The plans include 68 three-bedroom apartments, 16 three-bedroom apartments with multipurpose rooms, and eight two-bedroom residences. Two basement levels will provide 142 car spaces, alongside bicycle parking for 115 bikes.

The larger Marrone proposal arrives amid sustained redevelopment momentum across South Brisbane and the wider Kurilpa precinct, where developers are increasingly targeting owner-occupiers seeking larger apartments close to the CBD, cultural precincts, and riverfront amenity.

The site sits within walking distance of South Bank, the Queensland Performing Arts Centre, Brisbane State High School, and several major transport connections, while nearby Fish Lane and West End continue to drive demand for higher-end inner-city apartments.

Cottee is expecting Marrone to launch around August with Realm Projects.

Exclusive: Dalcott doubles down on South Brisbane with twin-tower Marrone plans

<section data-scroll-anchor="false" data-testid="conversation-turn-2" data-turn="assistant" data-turn-id="request-WEB:9894702f-d5ab-4186-930d-8f794421c3c4-0" data-turn-id-container="request-WEB:9894702f-d5ab-4186-930d-8f794421c3c4-0" dir="auto">
<a href="https://www.apartments.com.au/developers/doma-group">DOMA Group</a> has unveiled plans for Newcastle Quay, a major waterfront precinct set to reshape Newcastle’s harbourfront and further cement the city’s evolution into one of Australia’s fastest-growing urban destinations.

Positioned on a prominent site within the Honeysuckle Precinct, Newcastle Quay will span both sides of Honeysuckle Drive, connecting directly to the Foreshore Promenade and sitting within walking distance of Newcastle Interchange.

The mixed-use precinct is planned to include around 1,000 apartments, more than 28,000 sqm of commercial office space, 6,000 sqm of retail, and a 180-room hotel anchored by a 500-seat conference and exhibition centre, a move expected to significantly lift Newcastle’s ability to attract major business and tourism events.
</section>

<img alt="DOMA Group unveil Newcastle’s future with transformative Newcastle Quay Precinct" data-entity-type="file" data-entity-uuid="0642ca09-67cc-4920-8a7e-d18df9729b4e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/%3D.png?VersionId=CnDmZxQnOV5LN0ePu7jaFBXC9tPGTrWm" />

The proposal builds on DOMA’s growing Newcastle pipeline, where the developer has already delivered 866 apartments and more than 19,000 sqm of commercial and retail space since entering the market in 2013. A further $2 billion pipeline is also in the works across the city.

The masterplan and executive architecture are led by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, with building concepts developed alongside Stewart Architecture, Architecture AND and Curious Practice, and landscape design by <a href="https://www.apartments.com.au/landscape-architect/turf-design">Turf Design Studio</a>. More than 11,000 sqm of open space is planned, including a new waterfront park known as Honeysuckle Green, upgrades to Tree of Knowledge Park, and new pedestrian and cycling links throughout the precinct.

At the centre of the development will be the heritage-listed Wickham School of Arts, which DOMA plans to reposition as the civic and cultural heart of the precinct through restaurants, bars, events and public gathering spaces.

The broader vision is to create a genuine day-to-night precinct, blending residential, hospitality, retail, commercial and cultural uses in a way Newcastle has yet to experience at this scale.

DOMA Group Managing Director Jure Domazet said the aim was to create a precinct that becomes synonymous with Newcastle itself.

“Our vision is to create a precinct that not only delivers high-quality commercial, residential, and cultural spaces, but also defines Newcastle’s waterfront for generations to come,” Domazet said.

DOMA’s Chris Farrington said the project would fundamentally change how Newcastle is perceived nationally.

“Newcastle Quay is more than a waterfront precinct, it is a national announcement for this city,” Farrington said.

“A world-class Conference and Exhibition Centre will open Newcastle and the Hunter Region to a national and international audience for the first time, delivering something this city has long deserved.”

The project is expected to generate more than 4,000 full-time equivalent jobs and act as a major economic driver for the Hunter region through tourism, business events, hospitality and commercial investment.

&nbsp;

&nbsp;

Minister for Planning and Public Spaces Paul Scully said the final parcel of harbourfront land will be a "true mixed-use precinct destination that includes housing, hospitality and entertainment, commercial spaces, retail, economic and social outcomes."

DOMA Group unveils 1,000-apartment Newcastle Quay precinct

ASX-listed developer Stockland is continuing to ramp up its return to the apartment market.

In late 2024, <a href="https://www.apartments.com.au/developers/stockland">Stockland</a> announced it would resume apartment development after a 13-year absence, launching with Stanton Place in Rosebery, a 144-apartment project now under construction.

Last week, the developer unveiled plans alongside the NSW Government for a <a href="https://www.apartments.com.au/news/nsw/first-look-stockland-nsw-gov-unveils-plans-for-3-300-home-waterloo-south-renewal">3,300-home precinct in Waterloo</a>.

Now, Stockland has shifted its focus in St Leonards, lodging a State Significant Development Application (SSDA) to replace an approved 42-storey office tower with a 52-storey residential development comprising more than 500 apartments.

<img alt="Stockland" data-entity-type="file" data-entity-uuid="8979095e-9072-432b-a7da-58b180cf994d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-20%20at%204.27.36%E2%80%AFPM.png?VersionId=_jbRXYOafCSHjwsz.yQCNIymMyCj8zkF" />

An existing 14-storey commercial office building would make way for a 264.5-metre tower designed by <a href="https://www.apartments.com.au/architects/bates-smart">Bates Smart</a>. The project would deliver 538 apartments, including 30 affordable housing units, alongside retail and commercial uses at the podium and ground plane.

It will rise from&nbsp;<a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">601 Pacific Highway</a>, a prominent 2,844 sqm triangular site adjoining Mitchell Plaza and fronting Pacific Highway.

The development is being pursued under the Housing Delivery Authority pathway after Stockland’s proposal was declared State Significant Development earlier this year.

<img alt="First look: Stockland plans 52-storey mixed-use tower with 538 apartments in St Leonards" data-entity-type="file" data-entity-uuid="67f40f35-0458-47ab-80c0-a4e98a31838a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%201.png?VersionId=rxXe3njr.auuGDuiR0k42uI8Zr4K.gZA" />

The apartment mix includes 217 one-bedroom apartments, 191 two-bedroom apartments, 122 three-bedroom apartments, and eight four-bedroom residences. Six basement levels would accommodate 300 car spaces, bicycle parking, loading areas, and building services.

Bates Smart said the project has been shaped around a series of urban design principles intended to improve the pedestrian experience and respond to the evolving character of St Leonards.

“With a boundary length of almost 75m along Pacific Highway and 70m along Atchison Street to the north, complying simply with the LEP envelope and required setbacks would result in a very wide tower form on the skyline,” the architects noted in the Design Report.

“We propose breaking the tower form into two defined volumes rather than a singular form.”

The podium has similarly been articulated into separate forms to reduce perceived bulk and create a finer-grain response to Mitchell Plaza and Atchison Street. Retail tenancies would activate the lower levels, while commercial space is proposed across the podium floors.

<img alt="First look: Stockland plans 52-storey mixed-use tower with 538 apartments in St Leonards" data-entity-type="file" data-entity-uuid="90149990-0551-40d2-bd48-14b69a015d12" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%202.png?VersionId=MJC2KIIWFvU9FPGr3IVq09gkRN_gX3m8" />

The design also places a significant emphasis on communal amenity and environmental performance. Residents would have access to landscaped terraces, wellness areas, flexible workspaces, and rooftop communal facilities, while the all-electric building is targeting an average 7-star NatHERS rating. Bates Smart said the project incorporates passive design measures including natural ventilation, integrated shading, and lightweight façade systems.

Planning documents note the site is around 350 metres from St Leonards Station and 400 metres from the metro entrance, placing it within one of Sydney’s most connected emerging residential precincts.

The project arrives amid a wave of large-scale redevelopment proposals reshaping the St Leonards and Crows Nest skyline. Several nearby sites have recently been approved, lodged, or declared under the Housing Delivery Authority pathway as the precinct absorbs significant residential density uplift tied to transit-oriented development policies.

<img alt="Stockland" data-entity-type="file" data-entity-uuid="7805bd7c-dfd7-4b35-8e15-ec4a8bf8e61b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-20%20at%204.27.26%E2%80%AFPM.png?VersionId=iY12K2m2bQ6EeDnshqfZC9rbLx_oEugP" />

Bates Smart’s report describes St Leonards as transitioning away from its historical commercial identity toward a more mixed-use urban environment.

“In recent years, the character of St Leonards has started to evolve, driven by new development trends along the Pacific Highway corridor,” the report said.

“These projects have increasingly focused on residential accommodation, marking a shift from its purely commercial roots.”

Sekisui House Australia is currently selling Waterstone down near Newlands Park, in a pocket being branded "St Leonards South." Hyecorp recently completed Audrey in the same pocket.

First look: Stockland plans 52-storey, 538-apartment St Leonards tower

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

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

<html><body><div class="page" title="Page 9">
<div class="section">
<div class="layoutArea">
<div class="column">
Foreign investors are no longer primarily seeking prime and super prime retail assets as a result of the high demand and low supply of quality retail assets in Melbourne, according to valuers, Herron Todd White.
"Foreign and domestic investors are becoming increasingly willing to invest in retail assets that represent a higher degree of risk," the July report noted.
"This is one reason why much of the retail market in Melbourne is currently experiencing yield compression."
The recent sale of 415-417 Collins Street, a partially vacant three- level office building with ground floor and basement retail, confirmed to HTW that investors are now prepared to accept sub 4% yields for quality retail assets.
"Selling for $8,888,888, which was $2.5 million above the reserve, this demonstrates a yield of only 2.2%," it noted.
The first quarter of 2015 had seen Melbourne large format retail experience rental increases.
"And it should also be noted that vacancy rates for large format retail have fallen significantly over the previous two years.
"The increased demand for large format retail is due primarily to the resurgence in household goods spending and increased residential construction activity," it added.
</div>
</div>
</div>
</div></body></html>

jonathanchancellor-7SQnKwU6yx

Melbourne retail yield secondary in foreign $8,888,888 prestige purchase: HTW

<html><body>
Brisbane’s market has been busy recently, without delivering strong capital growth. It has in common with most of the nation’s capital cities a reluctance to join Sydney in a property boom.
It’s overdue for a period of growth because it’s been an under-achiever in the recent past. It ranks fifth among the eight state and territory capitals for long-term capital growth, well behind (in order of ranking) Perth, Melbourne, Darwin and Sydney.
Based on Domain figures for the average annual growth in median prices over the past 10 years, the top 20 suburbs in Perth all have growth rates between 9% and 10% per year. Brisbane’s top 20, bar one, are between 6% and 7% per year.
Brisbane averages have been dragged down by poor performance in the past four years. City markets took time to recover from the floods of early 2011. In the years since, Perth, Darwin, Sydney and Melbourne have all had periods of price growth ranging from solid to strong, but Brisbane has yet to join the growth party.
Parts of the Brisbane metropolitan area have out-performed, but the average citywide performance has been lukewarm.
Looking at the figures describing growth rates for the past 10 years, Brisbane currently has only one suburb with a growth rate above 7% (Hendra, which averages 7.6%). All of the other Top 20 suburbs have long-term growth rates between 6.0% and 6.9%. 
The leading precinct is Brisbane Northside – the northern suburbs of the Brisbane City Council area – which provides the top four suburbs and six of the top 10. This area is prominent in terms of capital growth rates because it led the upturn in sales activity in the city market in 2013 and 2014 – and many suburbs have recorded double-digit annual price growth in the past 12 months, lifting their long-term growth rates.
The Brisbane Northside suburbs, and indeed most of the suburbs on the Top 20 list, represent Brisbane’s middle market. The 12 most expensive suburbs in the Brisbane region have median house prices in the range from $900,000 to $1.2 million. The middle market is the next tier below that – and that’s the market that leads on capital growth rates.
All but one of the Top 20 have median prices below $900,000. Fourteen of the Top 20 have median prices in the $600,000s and $700,000s. There are currently no bottom-end suburbs on the list – only two have medians below $600,000. 
I expect a different result a year from now, as many of the cheaper markets are now rising across the Brisbane metropolitan area and are likely to experience good price growth, lifting their long-term growth rates.
Brisbane’s most expensive suburbs have been mediocre performers – only one of the 12 priciest suburbs features on the Top 20 list for capital growth rates. Only four of them have capital growth rates above 6%.
The worst performing precinct has been the Moreton Bay Regional Council area in the far north of the Greater Brisbane area. Seven of the Bottom 20 suburbs are located there. This may change in the near future, as this precinct is one of the areas with elevated sales activity, as the momentum ripples out from the neighbouring Brisbane Northside precinct.
BRISBANE TOP 20 – ANNUAL GROWTH % OVER 10 YEARS
<table style="height: 293px; width: 392px;" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="middle">
No.
</td>
<td valign="middle">
SUBURB
</td>
<td valign="middle">
MUNICIPALITY
</td>
<td valign="middle">
  MEDIAN
</td>
<td valign="middle">
GROWTH RATE %
</td>
</tr>
<tr>
<td valign="middle">
1
</td>
<td valign="middle">
Hendra
</td>
<td valign="middle">
Brisbane-North
</td>
<td valign="middle">
 $815,000
</td>
<td valign="middle">
    7.6
</td>
</tr>
<tr>
<td valign="middle">
2
</td>
<td valign="middle">
Newmarket
</td>
<td valign="middle">
Brisbane-North
</td>
<td valign="middle">
 $740,000
</td>
<td valign="middle">
    6.9
</td>
</tr>
<tr>
<td valign="middle">
3
</td>
<td valign="middle">
Gordon Park
</td>
<td valign="middle">
Brisbane-North
</td>
<td valign="middle">
 $700,000
</td>
<td valign="middle">
    6.8
</td>
</tr>
<tr>
<td valign="middle">
4
</td>
<td valign="middle">
Northgate
</td>
<td valign="middle">
Brisbane-North
</td>
<td valign="middle">
 $610,000
</td>
<td valign="middle">
    6.7
</td>
</tr>
<tr>
<td valign="middle">
5
</td>
<td valign="middle">
Paddington
</td>
<td valign="middle">
Brisbane-Inner
</td>
<td valign="middle">
 $865,000
</td>
<td valign="middle">
    6.6
</td>
</tr>
<tr>
<td valign="middle">
6
</td>
<td valign="middle">
Cannon Hill
</td>
<td valign="middle">
Brisbane-East
</td>
<td valign="middle">
 $705,000
</td>
<td valign="middle">
    6.5
</td>
</tr>
<tr>
<td valign="middle">
7
</td>
<td valign="middle">
Lutwyche
</td>
<td valign="middle">
Brisbane-North
</td>
<td valign="middle">
 $697,000
</td>
<td valign="middle">
    6.5
</td>
</tr>
<tr>
<td valign="middle">
8
</td>
<td valign="middle">
Doolandella
</td>
<td valign="middle">
Brisbane-South
</td>
<td valign="middle">
 $460,000
</td>
<td valign="middle">
    6.3
</td>
</tr>
<tr>
<td valign="middle">
9
</td>
<td valign="middle">
Gaythorne
</td>
<td valign="middle">
Brisbane-North
</td>
<td valign="middle">
 $618,000
</td>
<td valign="middle">
    6.3
</td>
</tr>
<tr>
<td valign="middle">
10
</td>
<td valign="middle">
Bardon
</td>
<td valign="middle">
Brisbane-West
</td>
<td valign="middle">
 $840,000
</td>
<td valign="middle">
    6.2
</td>
</tr>
<tr>
<td valign="middle">
11
</td>
<td valign="middle">
Fig Tree Pocket
</td>
<td valign="middle">
Brisbane-West
</td>
<td valign="middle">
 $934,000
</td>
<td valign="middle">
    6.2
</td>
</tr>
<tr>
<td valign="middle">
12
</td>
<td valign="middle">
Holland Park
</td>
<td valign="middle">
Brisbane-South
</td>
<td valign="middle">
 $619,000
</td>
<td valign="middle">
    6.2
</td>
</tr>
<tr>
<td valign="middle">
13
</td>
<td valign="middle">
Woolloongabba
</td>
<td valign="middle">
Brisbane-Inner
</td>
<td valign="middle">
 $645,000
</td>
<td valign="middle">
    6.2
</td>
</tr>
<tr>
<td valign="middle">
14
</td>
<td valign="middle">
Camp Hill
</td>
<td valign="middle">
Brisbane-South
</td>
<td valign="middle">
 $748,000
</td>
<td valign="middle">
    6.1
</td>
</tr>
<tr>
<td valign="middle">
15
</td>
<td valign="middle">
Fairfield
</td>
<td valign="middle">
Brisbane-South
</td>
<td valign="middle">
 $678,000
</td>
<td valign="middle">
    6.1
</td>
</tr>
<tr>
<td valign="middle">
16
</td>
<td valign="middle">
Upper Mt Gravatt
</td>
<td valign="middle">
Brisbane-South
</td>
<td valign="middle">
 $550,000
</td>
<td valign="middle">
    6.1
</td>
</tr>
<tr>
<td valign="middle">
17
</td>
<td valign="middle">
Albion
</td>
<td valign="middle">
Brisbane-North
</td>
<td valign="middle">
 $687,000
</td>
<td valign="middle">
    6.0
</td>
</tr>
<tr>
<td valign="middle">
18
</td>
<td valign="middle">
Eight Mile Plains
</td>
<td valign="middle">
Brisbane-South
</td>
<td valign="middle">
 $619,000
</td>
<td valign="middle">
    6.0
</td>
</tr>
<tr>
<td valign="middle">
19
</td>
<td valign="middle">
Norman Park
</td>
<td valign="middle">
Brisbane-East
</td>
<td valign="middle">
 $760,000
</td>
<td valign="middle">
    6.0
</td>
</tr>
<tr>
<td valign="middle">
20
</td>
<td valign="middle">
Seven Hills
</td>
<td valign="middle">
Brisbane-East
</td>
<td valign="middle">
 $618,000
</td>
<td valign="middle">
    6.0
</td>
</tr>
</tbody></table>
 
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> 
Terry was recently joined by Property Observer editor at large Jonathan Chancellor for a webinar on why research is the key to successful property investing in 2015. You can download slides and audio from the webinar here.
 
 
 
</body></html>

terryryder-YECXbqmri2

Top 20 Brisbane growth suburbs of the decade: Terry Ryder

<html><body>
The sovereign wealth fund China Investment Corporation (CIC) has secured Investa Property Group's portfolio of nine office towers.
It came after a knockout bid of more than $2.45 billion.
The Australian Financial Review described it as the biggest direct real estate transaction in Australian history.
It attracted more than 20 bids, nearly half of those came from Asia, including from China's biggest privately owned business, Fosun International Ltd. 
Bankers running the sale, Morgan Stanley and UBS AG secured bids from the United States and South Africa.
CIC and its partner LaSalle Investment Management, had been tipped as the consortium to win the battle for Investa.
China’s largest state investment fund bought 10 shopping centres in France and Belgium this month for about €1.3 billion, one of its biggest acquisitions in Europe along with affiliate AEW Europe.
Following the announcement of CIC’s acquisition of the Investa property portfolio, Colliers International have complied the charts below on Chinese investment in Australian commercial property.
<a href="/images/2015/07/28/Screen%20Shot%202015-07-28%20at%2010.51.09%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/28/Screen%20Shot%202015-07-28%20at%2010.51.09%20AM.png" alt="" width="753" height="478">
 
<a href="/images/2015/07/28/Screen%20Shot%202015-07-28%20at%2010.51.14%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/28/Screen%20Shot%202015-07-28%20at%2010.51.14%20AM.png" alt="">
</body></html>

jchancellor-FAypfDUnLy

Chinese sovereign wealth fund buys Investa's nine office towers

<html><body>
A developer has paid $3.22 million for a double-fronted street level Ashburton property with the intention of seeking approval to build a multi-level residential block.
The site, 237-239 High Street Ashburton property is on a 460 square metre site, has two levels split between 194 square metres in total and features ground floor retail space with 12 metre frontage onto High Street. It was sold subject to a short term tenancy at $74,807 per annum.
Around 100 onlookers attended the Teska Carson auction.
It last sold in 1995 at $570,000 when sold by Westpac.
</body></html>

Developer pays $3.22 million for Ashburton property

<html><body>
A 243 square metre three level office block on Melbourne's inner fringe is up for auction with expectations expected to exceed $800,000
127 Chestnut Street Cremorne goes under the Teska Carson hammer Thursday August 13 on site, less then two kilometres from the CBD. 
The property has a west facing balcony, and four undercover car spaces. It is zoned Commercial 2 and has 7.5 metres of street frontage.
</body></html>

$800,000 plus hopes for Melbourne inner fringe office

<html><body>
Sydney's Barangaroo Tower 1 is Australia's most expensive building and replace Melbourne's Rialto Towers as our largest.
According to CoreLogic RP Data Cityscope, the $2 billion price tag is spit between $1.4 billion of equity commitments and $600 million of debt financing.
</body></html>

Australia’s largest and most expensive office tower: CoreLogic RP Data Cityscope 

<html><body>
Sydney CBD office sales increased 78% to the year ending June 2015 when compared to the previous year, according Savills Research.
Sales totalled $5.8 billion, with $2.4 billion from foreign investment, approximately 40%.  
<a href="/images/2015/07/syd_savills.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/syd_savills.jpg" alt="" width="722" height="273">
 
<a href="/images/2015/07/25/Screen%20Shot%202015-07-25%20at%2011.54.13%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/25/Screen%20Shot%202015-07-25%20at%2011.54.13%20PM.png" alt="" width="768" height="491">
<div class="page" title="Page 5">
<div class="layoutArea">
<div class="column">
Leasing deals were down compared to the previous 12 months, with 47% of leases in the western part of the CBD. The finance and insurance sector was responsible for 45% of leases.
<a href="/images/2015/07/25/Screen%20Shot%202015-07-26%20at%2012.06.56%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/25/Screen%20Shot%202015-07-26%20at%2012.06.56%20AM.png" alt="">
</div>
</div>
</div>
</body></html>

40% of of Sydney CBD office sales bought by foreign investors: Savills

<html><body>
Hi Margaret, My wife and I are in our late 20's and have a small mortgage and a lot of equity in our Sydney home. We are keen to use the equity in our home to invest. A while ago I heard you talking with Steve Price on 2GB about investing around Logan or about 25km outside Brisbane. But we have had a few discussions with people and they have suggested to keep out of that area. Do you still think it is a good place to invest? From memory you also mentioned to search for a place where population growth exceeds the national average, is this still the case? Do you have a new list to keep and eye out to invest in and one to keep away from? Thanks for your help.
Mike
 
Hi Mike,
It's great news that you are ready to invest in property and I am really glad that you wrote to me before you took the plunge.  So many people leap right in without getting good, independent advice, and later suffer the consequences of having purchased a property from a spruiker who subsequently got a greater financial advantage  from the sale than the investor ever will! While that statement is likely to raise the hackles of the majority of self- styled property experts, that's ok - I'd rather have you forewarned than make friends! So, having said that, now for a pep talk!  If you are serious about building a portfolio of sound, well performing properties, then you should not be deciding where to buy based on some expert's hotlist, and that includes my own!  If you are only going to be buying according to what any expert has to say about an area, then you are very likely far too late, as everyone else is also hearing that expert and buying there too. You should also not be buying, or as is your case, NOT buying based on your discussions with 'people' who say not to buy in an area.  I'll hazard a guess that those people are well meaning friends, or perhaps locals who are providing suspect 'advice' based on their emotional feelings about an area.  Using Logan as an example, if you know what drives growth it's easy to see that Logan has growth drivers in spades, and these same drivers are likely to exert influence over the area for many years to come.  If you live in Brisbane, though, your view is likely tainted by the unpopularity of the area as a place to live in, and this view does not allow people to see past this inappropriate summary of an area's investing potential.  For my money, I'd prefer to buy in an area which can offer to me years of what I like to call 'generational' growth, than follow the sheep into the latest, upmarket area which may go great guns in the good times and plummet dismally the moment the economy turns in any way. And so for you, your first port of call is education!  Learn how to become a successful property investor before you even start - all the ins and outs, what drives growth, how to negotiate, spot a bargain, and put in place the right structure - and this way, you won't need to ever take advice from anyone again.  You'll be less exposed to the danger presented by the spruikers, and more able to find, on your own, the next hotspot, buying there before the crowd descends and enjoying the very early growth that you get when you buy into a not-yet-known future hotspot. You'll also learn all of the factors which result in a great long -term investment, including how quickly the population grows, how the demographic mix affects property prices, how to identify meaningful infrastructure and much more. But, be warned - spruikers are wolves in sheep's clothing.  They look just like the good guys and they certainly have an amazing gift which will seduce you and make you feel like your best interests are foremost in their minds. A good way to start in weeding out the opportunists is to ask a simple question - Does the advice being given also have a property sale attached to it?  It's simply not possble for any expert who ultimately sells a property to you, for which they gain a commission, to be providing independent advice which is also appropriate for your own personal circumstances!
Have a property question?      <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
</body></html>

mlomas-KC9MUPZ6Ca

Ask Margaret: Where is a good place to invest with home equity?

<html><body>
Bubble Talk seems to have eased off (finally) as most headline avoiding commentators acknowledge we are not in a bubble, if a bubble is defined by illogical price increases and/or unsustainable longer term prices.
Yes we are in a run of price increases (beginning in the 1900’s – pushing along since the GFC 2009 recovery, accelerating further since October 2012 and the foot to the floor since Christmas); but the price increases have been largely due to deep overseas demand as the world says “Melbourne – you are an International Property Market we want to invest in”.
At some time the market will ease, it will have falls and that would more than likely be caused by changes in migration/population/overseas demand. That could be tomorrow and if it does, then prices will drop.
The government has begun to tinker around the edges trying to control this boom, by getting banks to alter interest rates for investors. As far as Inner Melbourne homes go, this should have minimal effect on the market, just as the stamp duty tinkerings of a few months ago, as predicted, have made zero difference to overseas investment.
We are not saying that trying to ease the boom is not a good a thing, its just the real driver of our current Inner Melbourne market boom is Asian investment combined with increasing wealthy migration / population, not local investor interest rates. All altering interest rates for locals will do, is make it easier for Asian investors to buy.
Understanding these concepts is critical for buyers – as acting or not acting based on fear, rather than reason usually means poorer decisions.
Example: For decades Western society as a whole has believed that fat is bad and fat makes you fat. Accordingly we have all made dietary decisions based on that assumption and as a society we have got fatter and fatter, despite not wanting to. “Bubble” headlines are very similar to “Fat” headlines if it means you as a buyer make poor decisions, based on false assumptions.
If/when a significant market change occurs, it will be due to a lessening of demand (it will be understandable); not due to a bursting of some artificial, unexplainable bubble. It is important to differentiate that there is no truth based on fact, that we are in an artificial or illogical price situation as far as Inner Melbourne houses go.
There are very real and logical reasons why prices are increasing and it’s called overseas demand and limited local supply.
Yes a boring headline, but a truthful one. It’s important for buyers to understand the current market, so as they can make informed decisions; not ones based on the more exciting, but less accurate headlines of Bubble, Bubble, Price Falls and Trouble.
Our advice to buyers is when the developing markets of India, China and others start to falter and the money flow to Australia changes and both Liberal and Labour espouse restrictive migration and population policies; then, as buyers we would be sitting up and taking notice re possible long term land value deflation; as we saw in Japan (no migration, no population increases). Until then, the more pressing problem is how are we going to secure our dream home in Inner Melbourne in the next year.
Word of warning: Please understand our comments are based on the Inner Melbourne Market, not the overall Melbourne market. Please do not assume prices will always increase and therefore stretch too far.
Yes treasury officials said there are risks right now, but there are risks in buying in any market. We feel you can best mitigate your homebuying risks by making well informed decisions, and that is true in any market. In our opinion a decision not to enter the market is not necessarily a well informed one if your longer term desired outcome is one of emotional and financial security through good home buying.
We feel the Inner Melbourne Market risks are not “bubble” related, they are demand and supply related. We cannot see any evidence that says the risk in buying a home now is more elevated than a year ago or anymore elevated than we perceive the risks might be in 2016. Please don’t think in the next six months that the market must fall or please don’t think the market cannot rise any further, because there are no facts to support either theory with certainty. 
The only certain thing in 2015 is, we are in a market.
Markets at times are flat and at times rise and fall.
Every property decision should be an informed individual one, with a sharp eye on mortgage payments/interest rates, as at some stage interest rates will go up and/or prices will fall; but balanced with the fact that getting in now, as in almost all cases over the last 30 years, has proven to be a good home buying decision (if the home was a good buy, meeting the individual’s shorter and longer term desired outcomes – with good PPP’s).
Summary: There are risks in individuals buying homes in any Inner Melbourne market (interest rate/employment/health changes) – the risks in 2015 do not appear to be elevated as implied by some Treasury officials. Homebuying risks are not mitigated by inaction, they are mitigated by making informed action decisions. In our opinion, unless there is a change in migration, Asian money flow and/or population policies, the real elevated risk maybe in not at least considering getting into the current Inner Melbourne market (with the right PPP’s and FFF’s of course).
Mal writes weekly auction reports, advice and in-depth market analysis on <a href="https://www.jamesbuyeradvocates.com.au/" target="_blank">James' website</a>.
</body></html>

maljames-vHwm28JUAa

Buyer's agent Mal James on house price bubble risks 

<html><body>
Perth office transactions fell 64% for the year ending June 2015, down to $134 million from $424 million in the previous year.
According to the latest Perth office briefing from Savills Research, five properties were sold during the year to June, down from the previous year of nine, and less than half than the five year average of 11. 
<a href="/images/2015/07/27/Screen%20Shot%202015-07-26%20at%208.45.19%20PM.png" target="_blank">Click to enlarge </a><img src="/images/2015/07/27/Screen%20Shot%202015-07-26%20at%208.45.19%20PM.png" alt="" width="857" height="513" style="line-height: 1.3em;">
 
 
<a href="/images/2015/07/27/Screen%20Shot%202015-07-26%20at%209.23.09%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/27/Screen%20Shot%202015-07-26%20at%209.23.09%20PM.png" alt="" width="777" height="529">
<div class="page" title="Page 4">
<div class="layoutArea">
<div class="column">
 
Up to June 2015 an average of 53% of spaces leased were in the Mid CBD precinct, with 54% of the deals were new tenants, 23% subleases and 17% renewals. 
 
<a href="/images/2015/07/27/Screen%20Shot%202015-07-26%20at%209.29.40%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/27/Screen%20Shot%202015-07-26%20at%209.29.40%20PM.png" alt="">
</div>
</div>
</div>
</body></html>

Latest Investing Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Investing Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News