<p>Apartment developers in the Gold Coast are finding new, creative ways to differentiate themselves from competing projects, as new supply starts to flow through up and down the Coast.</p>

<p>Developer Big Projects brought in the renowned Sydney-based design studio YSG to craft the interiors for The Frederick, Big Projects' new Mermaid Beach project and YSG's first move into the multi-residential development space.</p>

<p>[smartcode_project:default project_id=110588 project_image_fid=5346]</p>

<p>It was a strategic move for Big Projects to bring in a Sydney eye to the development.</p>

<p>“Our role is to give our design partners the space and freedom to explore,” says Matt Barrett, Director of Big Projects.</p>

<p>“We wanted YSG Studio to capture the essence of Nobby’s, to design a building that embraces life, light and connection, while creating a genuine sense of place.”</p>

<p>There are only 39 apartments in The Frederick, including a striking beach house, just 100 metres from the booming Nobby Beach precinct.&nbsp;</p>

<p>[smartcode_project:default project_id=110588 project_image_fid=5347]</p>

<p>Yasmine Ghoniem, Director of YSG Studio, says their vision&nbsp;for The Frederick "reinvents coastal living."</p>

<p>“Nobby’s has such an iconic energy, it’s one of those rare pockets of the Gold Coast where the community, the beach, and the streets all feel connected,” Ghoniem says.</p>

<p>"Responding to the neighbouring coastline, soothing curves add a relaxing regional overlay, while unique detailing really sets it apart. It’s a place that feels lived in from the moment you step inside.”</p>

<p data-end="236" data-start="64">A standout feature of The Frederick is its rooftop terrace, an uncommon inclusion for a boutique, low-rise building, where amenity is typically concentrated at ground level.</p>

<p>[smartcode_project:default project_id=110588 project_image_fid=5360]</p>

<p data-end="523" data-start="308">Positioned to capture panoramic views from the hinterland to the ocean, the rooftop has been designed as a series of intimate zones. It includes a pool, sauna, sun decks, workspaces and dedicated entertaining areas.</p>

<p data-end="670" data-start="525">“The rooftop was conceived as a collection of spaces where residents can unwind and connect, an extension of the Nobby’s lifestyle,” Barrett says.</p>

<p data-end="760" data-start="672">Architecture for the project was led by Plus Architecture, with landscape design by LDG.</p>

<p data-end="951" data-start="762">SRQ Projects Director Nick Clydsdale, who is handling sales at The Frederick, says the majority of enquiry is coming from South East QLD and Victorian buyers who have been actively searching between Broadbeach and Mermaid Beach for some time.</p>

<p data-end="951" data-start="762">"They’ve reviewed a number of projects, however this one has stood out for its design flair/ appeal,"&nbsp;Clydsdale says.</p>

<p data-end="951" data-start="762">Site demolition is slated for this month, with construction commencing soon after. Big Projects is targeting a late 2027 completion.</p>

<p>[smartcode_project_cta:default project_id=110588]</p>


Joel Robinson

Big Projects taps Sydney’s YSG for first multi-residential project at The Frederick Mermaid Beach

<p>Melbourne-based property developer ALTA Property has this week achieved planning approval for the adaptive re-use of a former commercial tower into a $200 million, 169-apartment project at 10 Queens Road, one of the last developable sites along the Albert Park Lake-fronting boulevard.&nbsp;</p>

<p>Set within one of Melbourne’s most sought-after precincts and designed by <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser and Partners</a>, the illustrious building will offer unparalleled views across Albert Park Lake, Port Phillip Bay and Melbourne CBD.&nbsp;</p>

<p>The mix of 1, 2 and 3-bedroom residences will be complemented by a ground-floor amenity featuring private dining, a lounge bar, gym and wellness spaces, co-working, outdoor communal gardens, and retail.&nbsp;</p>

<p>The 17-storey building is a masterclass in adaptive re-use, with the existing commercial building’s façade, shell and internal structure to be retained, before high-end residences are built from the ground up in a newly built Albert Park facing addition to the building.&nbsp;</p>

<p>Sitting atop the building will be two 320+sqm penthouses with private rooftop terraces, which are expected to be priced between $9 - $11 million.&nbsp;</p>

<p><img alt="ALTA Property achieves permit approval for $200 million Queens Road tower" data-entity-type="file" data-entity-uuid="aa11211b-5581-43f9-940c-fc84d30a0e61" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/C_04.png?VersionId=Yhf5p_1EgGDu_zOIMFgvA8Ug8j3sTFQs" /></p>

<p>Architecturally, the building will feature a curved, geometric façade that celebrates and elevates the existing structure, with warm, muted tones which were selected to extend the materiality of the existing building rather than contrast it.&nbsp;</p>

<p>Interiors will bring together three metre high ceilings with waffle concrete in some spaces, natural timber, granite and Australian materials, culminating in crafted, generous and considered spaces that are defined by authenticity.&nbsp;</p>

<p>The adaptive re-use means that the Queens Road project will be a sustainability led, high-quality finished product, with a 62% saving in carbon emissions by re-using the existing structure rather than knocking it down and rebuilding.&nbsp;</p>

<p>ALTA Property was launched by Nigel Givoni in 2023, bringing over 25 years of experience in multi level residential delivery.&nbsp;</p>

<p>Melbourne’s property market growth is currently led by apartments. According to RPM VIC Apartments &amp; Townhomes Market Report (April 2026), units are outpacing houses, especially in the middle ring suburbs where median prices hit $757,500 – a four-year high that represents 2.9 percent growth quarter-on-quarter.&nbsp;</p>

<p><img alt="ALTA Property achieves permit approval for $200 million Queens Road tower" data-entity-type="file" data-entity-uuid="647e13d7-b4bc-433a-9bc9-fe3c3dd4f2ec" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/V_06.png?VersionId=ou4NUCWUgA3NAy.6CQJlEdKX50j3dOk6" /></p>

<p>For ALTA Property Founder Nigel Givoni, this performance speaks to the confidence he has in the Melbourne market.&nbsp;</p>

<p>“Queens Road represents a rare opportunity to continue to shape our presence in the Melbourne market.,"&nbsp;Givoni says.</p>

<p>"With a considered project team and a premier site along one of the city’s most sought-after boulevards, we look forward to contributing to the fabric of this established address.</p>

<p>“Other Australian markets are getting a lot of attention, but I believe the depth of value in Melbourne is being overlooked. The fundamentals are strong, population growth is steady and, based on our preliminary conversations with a leading builder, construction costs are beginning to normalise, creating further opportunity."</p>

<p>Givoni says the project is a&nbsp;highly considered example of adaptive re-use, delivering quality, high-end residences, premium hotel-inspired amenities and an architecturally striking façade, all achieved without the need to remove the existing structure.</p>

<p>"We are really looking forward to the market’s response,” he said.&nbsp;</p>


ALTA Property to deliver $200 million Queens Road apartment tower

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


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

<p data-end="150" data-start="66">A rare new apartment development has been proposed on the fringe of St Ives Village.</p>

<p data-end="370" data-start="152">Developer Newquest Property has lodged plans for a low-rise apartment project designed by well-regarded architecture firm Warren &amp; Mahoney, which is best known for its work in the multi-residential sector in Melbourne.</p>

<p data-end="370" data-start="152">The building, proposed for a 1,916 sqm site on <a href="https://www.apartments.com.au/new-apartments/st-ives-residences-3-5-memorial-avenue-nsw-2075">Memorial Avenue</a> opposite St Ives Village Green, has been designed to blend into the surrounding natural environment.</p>

<p data-end="370" data-start="152"><img alt="St Ives" data-entity-type="file" data-entity-uuid="5c1c7437-2fba-4345-a6d7-05321714ad3e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-04%20at%201.28.46%E2%80%AFPM.png?VersionId=KrYyMaJvNqR7vbx0xbB3Ef8sJ6FuHpmn" /></p>

<p data-end="745" data-start="537">“Drawing inspiration from the pale trunks and flowering canopies of the scribbly gums and blue gums prevalent in the area, a considered material palette was developed,” the architectural design report states.</p>

<p data-end="912" data-start="747">“This palette references the established materiality of the suburb while elevating it through refined finishes to achieve a more luxurious architectural expression.”</p>

<p data-end="1185" data-start="914">Of the 33 apartments proposed, 21 will be three-bedroom residences. The remaining mix includes nine two-bedroom apartments, one one-bedroom apartment and two four-bedroom residences. The development will be supported by 62 car parking spaces and 33 secure bicycle spaces.</p>

<p data-end="1270" data-start="1187">The proposal would replace two single-storey brick buildings currently on the site.</p>

<p data-end="1270" data-start="1187"><img alt="St Ives" data-entity-type="file" data-entity-uuid="21422eaf-09a9-4439-9278-b9bd9daf22a1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-04%20at%201.38.10%E2%80%AFPM.png?VersionId=v.fXSgcUcEscvOZzqcjG5nk3gVqk_Amt" /></p>

<p data-end="1467" data-start="1272">St Ives remains a relatively untapped market for new apartment development. North Shore developer WINIM has a number of projects in the area, while INCA is nearing completion of Ellis Residences.</p>

<p data-end="1635" data-start="1469">More recently, Traders In Purple has lodged plans for one of the denser projects proposed in the suburb, a 75-apartment development on a 5,900 sqm site on Cowan Road.</p>

<p data-end="1635" data-start="1469">NewQuest, a construction, design and development firm, has delivered over 24 projects across commercial, residential, industrial, and lad markets.&nbsp;</p>

<p>&nbsp;</p>

<p>&nbsp;</p>


First look: NewQuest Property proposes new St Ives apartment development

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


Bilinga House apartments snapped up as Greyburn commences construction

<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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<div>EXPERT OBSERVER</div>
<div><span> </span></div>
<div><span>Despite a record investor boom since 2013 vacancy rates are now falling as investment loans are squeezed harder, with the national rental vacancy rate down from 2.3 per cent to 2.1 per cent over the year to September 2018 according to SQM's latest release. </span></div>
<div><span> </span></div>
<div><span>In absolute terms, that represents a decrease from 72,955 to 70,172 rentals. </span></div>
<div><span> </span></div>
<div>
<span>Every month I'm bombarded with theoretical constructs about how Canberra's land tax experiment won't impact the rental market...and</span><span> every month the rental vacancy rate falls further, now down from about 2</span><span>½</span><span> per cent to just 0.6 per cent since taxes were initially all but doubled. </span>
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<div>
<span><br></span><span>I guess the idea was that people in the ACT earn high incomes so homeowners can afford to pay exorbitant taxes, but unfortunately ludicrously high taxes don't discriminate and it's turning out to be a disaster (especially for asset-rich but income-poor homeowners, and now for renters too). </span><br><span><br></span>
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<div><span>The ABS rental CPI index has more lag than my nanna's boiler, but more timely industry asking rents indices are now pointing to double-digit rental price increases for the nation's capital. </span></div>
<div><span> </span></div>
<div><span>Indeed, SQM Research's asking rents index shows the median asking rent for houses increasing by 31½ per cent over the past three years.</span></div>
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<div>
<span>Plotted below are the capital city vacancy rates reported by SQM Research on a 6mMA basis so that you can see the trends.</span><br><span><br></span>
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<div>Click here <a href="https://2.bp.blogspot.com/-3RxbEjERnck/W8X2yGCInEI/AAAAAAAAsZY/f4GIMl4KzdAZAGf9ItxZ555CwkI0nYt8wCLcBGAs/s1600/SQM1.jpg" target="_blank">to enlarge.</a>
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<div class="separator"><span><img src="https://2.bp.blogspot.com/-3RxbEjERnck/W8X2yGCInEI/AAAAAAAAsZY/f4GIMl4KzdAZAGf9ItxZ555CwkI0nYt8wCLcBGAs/s640/SQM1.jpg" width="640" height="358"></span></div>
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<p>Ouch.</p>
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<span><strong><span style="text-decoration: underline;">Hobart rentals evaporate</span></strong></span><br><span><br></span><span>Hobart has increased in popularity over the past few years, but with banks either dithering or knocking back investor loans the rental stock has now totally evaporated.</span>
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<div><span> </span></div>
<div><span>With median asking rents in in the Tasmania capital city already up by 29 per cent over the past 3 years new rental supply should be abounding.</span></div>
<div><span> </span></div>
<div><span>But instead it has completely crashed to sit close to the lowest level on record for any Australian capital city at just 0.4 per cent. </span></div>
<div><span><br>Asking rents for houses in Hobart were up by more than 6½ per cent over the past quarter alone. </span></div>
<div>
<span><br>With only 108 (!) rental vacancies now remaining - please see the definition of a rental vacancy before emailing me - Hobart rents are now destined to increase by more than 50 per cent through this cycle.</span><br><span><br></span><span>Meanwhile kamikaze commentators continue to call for <em>tighter</em> lending criteria for investors and scrapping negative gearing.</span><br><span><br></span><span>Before you pile in to Hobart real estate too late in the cycle remember that small markets can be more volatile and building approvals in Hobart are just coming off <a id="LPlnk756867" class="OWAAutoLink" href="http://petewargent.blogspot.com/2018/08/hobart-building-boom" target="_blank">99-month highs</a>. </span><br><span><br></span><span>I suppose a supply shock is one way to get consumer price inflation somewhere closer to the target range, with some forecasters already anticipating another dismal 1<span>¾</span> per cent CPI print next time around. </span>
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<div><span> </span></div>
<div><span>Adelaide is heading in a similar direction, with the vacancy rate now down to just 1.1 per cent. </span></div>
<div><span> </span></div>
<div>
<span><span>Brisbane has considerably more breathing space following its preceding record apartment construction boom, with the vacancy rate down far more comfortably from 3½ per cen</span>t to 2.9 per cent over the past year. </span><br><span><br></span><span>As an interesting aside, check out how seasonal Melbourne's rental market these days as population flows become more fluid, partly due to more international students.</span>
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<div>Click here <a href="https://3.bp.blogspot.com/-0PuL9sCcSUw/W8YW5Itzm4I/AAAAAAAAsZw/NyweL3IoJ1sg6G74P5mzonQMXxuV8F6FwCLcBGAs/s1600/MEL.jpg" target="_blank">to enlarge.</a><br><span><br></span>
<div class="separator"><img src="https://3.bp.blogspot.com/-0PuL9sCcSUw/W8YW5Itzm4I/AAAAAAAAsZw/NyweL3IoJ1sg6G74P5mzonQMXxuV8F6FwCLcBGAs/s640/MEL.jpg" width="640" height="380"></div>
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<span>Christmas could be interesting this year.</span><br><span><br></span>
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<div><strong><span style="text-decoration: underline;"><span>Sydney elevated</span></span></strong></div>
<div><span> </span></div>
<div><span>The only major city that's seen a meaningful increase in rental vacancies over the past year is Sydney at 19,469 or 2.8 per cent (largely due to investors that bought off the plan a couple of years ago). </span></div>
<div><span> </span></div>
<div><span>Unfortunately for these investors that bought new at inflated prices they'll probably be in negative equity as they settle. </span></div>
<div><span> </span></div>
<div><span>While most of the city doesn't have especially high vacancy rates - for example, the Canterbury-Bankstown region sits only at 2.2 per cent - some parts are experiencing a surge of completions, and thus very high rates of vacancy, including most notably the Hills District.</span></div>
<div><span> </span></div>
<div>Click here <a href="https://4.bp.blogspot.com/-02AnfdeLLGU/W8X2yCqKNjI/AAAAAAAAsZU/DdtwNEpHYrE30_SiNlu0DAQzbAHF-bGdwCLcBGAs/s1600/SQM2.jpg" target="_blank">to enlarge.</a>
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<p> </p>
<div class="separator"><img src="https://4.bp.blogspot.com/-02AnfdeLLGU/W8X2yCqKNjI/AAAAAAAAsZU/DdtwNEpHYrE30_SiNlu0DAQzbAHF-bGdwCLcBGAs/s640/SQM2.jpg" width="640" height="372"></div>
<p> </p>
<div>19,469 sounds like a lot for Sydney vacancies, and it sort of is - arguably about 16,000 would be a rental market in balance - but let's face it, at the present rate of population growth this could turn around into a rental shortage on a dime if investors pull up stumps.<br><br>The summer months tend to be much busier in Sydney and Melbourne these days, so let's see what happens over the festive period.<br><br>Finally, the coal price bust and subsequent super-boom has seen the vacancy rate in the Hunter Valley tumble from sky-high levels in 2015 to just 1.3 per cent.<br><br>There could be an interesting twist in the tail for the coal-mining towns that took such a hit in the aftermath of the resources construction boom.<br><br>The coking coal price has burned up into the stratosphere at $215/tonne (or about A$300/tonne) which is huge for Queensland. </div>
<div> </div>
<div class="separator"><em>PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.</em></div>
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Canberra and Hobart are turning into rental disaster zones

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<div>EXPERT OBSERVER</div>
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<div>Very cagey auction activity in Sydney, with a preliminary clearance rate of only 44.5 per cent (more like somewhere in the thirties come final). </div>
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<div>The median auction price of a sold house was well down from a year earlier at $1,285,000, reflecting reduced borrowing capacity (mainly for investors rather than homebuyers). </div>
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<div>For units the median price of property sold at auction was up from $900,000 a year earlier to $940,250.  </div>
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<div>But still very muted activity levels overall.<br><br>
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<br><div>Melbourne's clearance rate is also now well under 50 per cent. </div>
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<div><strong><span style="text-decoration: underline;">ALP in the ascendancy</span></strong></div>
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<div>With the Coalition roundly punished by the electorate in the Wentworth by-election for their machinations and tanking to a minority government in the process, property market participants will need to weigh up the potential impacts of changes to negative gearing legislation.</div>
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<div>I'll post an online workshop on this very subject this week, so keep an eye out for that. </div>
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<div><strong><span style="text-decoration: underline;">Tightening</span></strong></div>
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<div>Thanks for the thousand or so Tweets, messages, and pingbacks about record underutilisation and the like - a pleasure as always! </div>
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<div>Yes, it's a problem.</div>
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<div>No, it's not been getting worse.</div>
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<div>Volume measures - reported quarterly on an original basis - have consistently improved year-on-year since 2014...through 2015, 2016, 2017, and 2018 year-to-date.</div>
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<div>All publicly available information from the ABS:</div>
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<div>Yes, there is more work to be done (literally so in this case!).</div>
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<div>The Reserve Bank has noted the same patterns, but still believes that the unemployment rate is the key measure, and that's at the lowest level since 2012.</div>
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<div>No, this won't be reported in left-leaning media<em>, </em>nor for that matter whichever 'recession' blogs you may care to mention.<br><br><em>C'est tout. </em>
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<div>Cheers!<br><br>Very low preliminary auction clearance rates this weekend, under 50 per cent for Melbourne, and just 44 per cent for Sydney.<br><br>It'll be a long, slow run into Christmas from here this year. </div>
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Auctions fizzle out for 2018

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<p class="p1"><span class="s1">EXPERT OBSERVER</span></p>
<p class="p3">While mainstream media obsesses over the inevitable downturn in the major markets in Sydney and Melbourne, somehow turning that into a national crisis, the rest of the nation is overlooked, especially regional Australia.</p>
<p class="p4"><span class="s1">This is a shame for property investors because, right now, many of the best opportunities to buy well for future growth and good rental returns are in regional Australia.</span></p>
<p class="p4"><span class="s1">While media’s focus remains firmly on the capital cities, the reality is that the strongest price growth in the past year has been recorded in regional centres.</span></p>
<p class="p4"><span class="s1">The best-performing markets this year, based on our analysis of all the research, have been Geelong in Victoria, the towns of Cardinia Shire just outside Melbourne, the NSW Central Coast and the Newcastle region (pictured above).</span></p>
<p class="p4"><span class="s1">It’s significant that while the average price outcome for the capital cities is a negative figure, dragged down by Sydney’s decline, the result for regional Australia is positive. This is according to latest data from CoreLogic, which says that the average total return for regional Australia is 6.2%, compared to -0.6% for the combined capital cities.</span></p>
<p class="p4"><span class="s1">While four of the eight capital cities have price levels lower than a year ago (according to CoreLogic - other sources disagree), five of the six major state regional markets have prices higher than 12 months ago.</span></p>
<p class="p4"><span class="s1">The latest figures from SQM Research have annual price for the capital cities (the average for the eight capitals) slightly in the negative, but the national average including the regions is solidly in the positive.</span></p>
<p class="p4"><span class="s1">Returns are better in the regions: yields in the capital cities average 3.5%, while the regions average 5% (CoreLogic figures).</span></p>
<p class="p4"><span class="s1">And, of course, the prices are much more affordable: the median dwelling price for the cities is $643,000, compared to $368,000 in the regional areas.</span></p>
<p class="p4"><span class="s1">Looking forward, the markets I see as having the best potential for upside for investors include locations like Ballarat and Bendigo in Victoria, the Hunter Region of NSW and the Sunshine Coast in Queensland, with recovering Townsville another market likely to provide great value and potential for future growth.</span></p>
<p class="p4"><span class="s1">I note that the latest McGrath Report puts forward the view that regional</span><span class="s4"> property markets are the “new black’’ in residential real estate.</span></p>
<p class="p5"><span class="s1">The report says leading regional hubs like the Sunshine Coast, Gold Coast, Geelong and Newcastle are undergoing significant price growth on the back of strong demand.</span></p>
<p class="p7"><span class="s1">It suggests improved infrastructure has made commuting times faster between regional areas and capital cities - and when coupled with the NBN rollout making access to technology better, these regions have become even more appealing to buyers.</span></p>
<p class="p7"><span class="s1">“Massive infrastructure investment across Australia is also boosting employment in regional centres,’’ the report says.</span></p>
<p class="p4"><span class="s1">Most investors overlook the regions, believing that all the economic and property growth potential lies in the capital cities. It simply isn’t so.</span></p>
<p class="p4"><span class="s1">To increase awareness of the potential in our regional areas, consider what Jack Archer, chief executive of the Regional Australia Institute, said in a recent newspaper column:</span></p>
<p class="p4"><span class="s1">“Many believe one of the problems with plans to decentralise our population is too few jobs in rural and regional Australia. Not true. Permanent skilled and unskilled migrants are needed in many areas.</span></p>
<p class="p4"><span class="s1">“And simple reforms to immigration policy with support from rural communities to settle new permanent migrants will help take pressure off major cities.”</span></p>
<p class="p4"><span class="s1">He notes Federal Government moves to channel jobseekers into regional work and the possibility of a five-year regional visa to connect migrants with permanent regional jobs.</span></p>
<p class="p4"><span class="s1">Data from the Federal Government’s Internet Vacancy Index shows why new permanent migration to regions is critical. In July there were 46,000 job vacancies in regional Australia. This is up 23% from February 2016. Capital city vacancies rose only 12%.</span></p>
<p class="p4"><span class="s1">Archer says: “This need is not about temporary farm work. Today’s vacancies are a mix of high-skill and low-skill jobs — everything from labouring, to sales, trades and professions. In the Pilbara, there are about 1,600 vacancies including 553 trades (automotive), 332 professionals (engineering and health), 238 machinery operators, 155 labourers and 128 clerical staff.”</span></p>
<p class="p4"><span class="s1">Australia has many strong, diverse regional economies supporting property markets which are affordable, have much better yields than the cities and have strong potential for capital growth.</span></p>
<p class="p4"><span class="s1">That’s why I see buying in good regional cities as a win-win-win scenario.</span></p>
<p class="p4"><span class="s1">John McGrath recently said regional is the new black, rivalling the likes of Sydney, Brisbane and Melbourne with their new improved lifestyle, population growth and growing economy's.</span></p>
<p class="p1"><span class="s1">T<em>erry Ryder is the founder of hotspotting.com.au</em></span></p>
<p class="p1"><span class="s2"><a href="https://mailto:ryder@hotspotting.com.au"><em>ryder@hotspotting.com.au</em></a></span></p>
<p class="p9"><span class="s1"><em>twitter.com/hotspotting</em></span></p>
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It's time to focus on regional city property markets: Hotspotting's Terry Ryder

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<p class="post-title entry-title">EXPERT OBSERVER</p>
<div>Property transaction volumes have been crippled in recent months.</div>
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<div>But one key dynamic has not changed.</div>
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<div>The capital cities continue to create hundreds of thousands of the most favourable employment opportunities...and there still ain't any more well-located land.</div>
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<div>Capital city vacant land prices increased by a massive 16 per cent to a record high of $336,124 over the year to June 2018, as supply fails dismally to keep pace with demand. </div>
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<div>This was much faster than the 5 per cent increase for regional lot values. </div>
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<div>Sydney may still have the highest land price at $477,250 at the end of the June quarter.</div>
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<div>But Melbourne recorded faster growth, with the median land price per square metre exploding another 27 per cent higher higher over FY2018. </div>
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<div>Sydney's median vacant land price per square metre is now $1,100, ahead of Melbourne at $885.</div>
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<div>Price pressures are still strong in the residential land market, according to HIA.</div>
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<div>They found that the price and number of vacant residential lots sold increased across the state capital cities in the June 2018 quarter.</div>
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<div>The weighted median residential lot price for Australia's state capitals increased by 3.8% to $336,125 in the June 2018 quarter to be 15.5% higher over the year.</div>
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<div>Melbourne saw the strongest price surge with vacant residential land in Melbourne jumping 26.5% over the year to the June 2018 quarter.</div>
<p class="post-body entry-content">Tim Lawless CoreLogic' Research Director agreed with this sentiment stating upwards pressure on capital city land values will continue. </p>
<div>He found construction costs are also rising faster than inflation.</div>
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<div>And accordingly, the future price of new detached housing will be "inevitably higher" according to CoreLogic analysis.</div>
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Capital city land price boom continues: Pete Wargent

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<p class="p1"><span class="s1">EXPERT OBSERVER</span></p>
<p class="p1"><span class="s1">Prices are growing strongly in selected markets in different parts of Australia, not that you would know it if you confined your research to reading mainstream media.</span></p>
<p class="p1"><span class="s1">And the areas where the growth is the greatest include the fringes of the Melbourne metropolitan area and locations within an hour or so of the capital city.</span></p>
<p class="p1"><span class="s1">Last week I wrote: “Right now, many of the best opportunities to buy well for future growth and good rental returns are in regional Australia. While media’s focus remains firmly on the capital cities, the reality is that the strongest price growth in the past year has been recorded in regional centres.</span></p>
<p class="p1"><span class="s1">“The best-performing markets this year, based on our analysis of all the research, have been Geelong in Victoria (above), the towns of Cardinia Shire just outside Melbourne, the NSW Central Coast and the Newcastle region.”</span></p>
<p class="p1"><span class="s1">One of the key factors here is that the most active buyers, now, are those looking for affordability. So first-home buyers and investors on small budgets have been targeting the outer-ring suburbs of Melbourne and near-city regional centres.</span></p>
<p class="p1"><span class="s2">The problem, once again, is that media likes to dumb things down for its readers and listeners, on the basis that we’re all a bit thick and can’t digest sophisticated information (although I suspect it’s the journalists themselves who need to have things dumbed down, because few of them have specialist knowledge of the subject).</span></p>
<p class="p1"><span class="s2">So they generalise. And the generalised data tells us Melbourne prices are falling – apparently, because it depends on whose data you believe.</span></p>
<p class="p1"><span class="s2">Consider this: in annual terms, CoreLogic records a 4.5 percent decline in Melbourne house prices, but SQM Research essentially says there’s no change and the latest ABS figures report a 2.6 percent rise.</span></p>
<p class="p1"><span class="s2">With apartments, CoreLogic reports a slight 0.3 percent rise in Melbourne’s median price, ABS has a 1.4 percent increase and SQM claims a 7 percent rise.</span></p>
<p class="p1"><span class="s2">So it’s not a fact to declare that Melbourne prices are falling, given that some research data contradicts the claim. What is true, I think, is that the average rate of growth is much lower than before.</span></p>
<p class="p1"><span class="s2">But, and here’s the thing, the growth remains strong in some areas, particularly the outer-ring suburbs being targeted by budget buyers.</span></p>
<p class="p1"><span class="s2">The research from various sources shows that first-home buyers, nationally, are more active than at any time in the past eight years. And Melbourne is one of the national leaders for the activity of first-time buyers.</span></p>
<p class="p1"><span class="s2">I did some detailed research last week for an interview on ABC radio Melbourne and this confirmed just how prolific the growth is in some of the outer-ring areas.</span></p>
<p class="p1"><span class="s2">On the northern fringes of the Melbourne metropolitan area, median prices are up strongly in annual terms in Epping, Lalor, Thomastown, South Morang, Broadmeadows, Jacana and elsewhere – led by Epping (up 22 percent) and Broadmeadows (up 26 percent), according to CoreLogic figures.</span></p>
<p class="p1"><span class="s2">It’s notable that most of those suburbs have had further solid growth in the most recent quarter.</span></p>
<p class="p1"><span class="s2">Similar trends are evident in the south-west, where Wyndham Vale, Werribee and Hoppers Crossing have all recorded 18-19 percent growth in their median prices in annual terms, including around 3 percent growth in the most recent quarter.</span></p>
<p class="p1"><span class="s2">But the really big growth is happening in the regional centres just outside Melbourne. Geelong has been attracting attention as a leader not just in Victoria but nationally. Domain says the median house price for the City of Greater Geelong has grown 12 percent in the past year - but individual suburbs, notably the cheaper ones, have recorded much stronger figures.</span></p>
<p class="p1"><span class="s2">North Geelong and Herne Hill are both up 24 percent in annual terms, while Corio and Norlane (which both have median house prices in the mid-$300,000s) have grown 30 percent in 12 months.</span></p>
<p class="p1"><span class="s2">Norlane, Corio and North Geelong have each grown at least 7 percent in the most recent quarter for which we have figures.</span></p>
<p class="p1"><span class="s2">Geelong is not an isolated example. A little beyond the Melbourne metro area to the south-east, Officer, Pakenham and Warragul have recorded annual rises between 20 and 27 percent. Those three towns, plus nearby Drouin, rose a further 4 percent or so in the most recent quarter.</span></p>
<p class="p1"><span class="s2">Other regional areas where prices have been outperforming Melbourne averages include the Surf Coast, Ballarat, Mildura and Warrnambool – and I suspect that most of these markets, as well as Bendigo and Shepparton, are very early in their growth cycles.</span></p>
<p class="p1"><span class="s2">The latest Domain data indicates that there are eight regional areas of New South Wales which have recorded annual growth above 10 percent, but I’ll save that discussion until a future column.</span></p>
<p class="p1"><span class="s2">Remember this data next time you read in mainstream media that property prices are falling everywhere.</span></p>
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<p class="p3"><span class="s1">T<em>erry Ryder is the founder of hotspotting.com.au</em></span></p>
<p class="p3"><span class="s3"><a href="https://mailto:ryder@hotspotting.com.au"><em>ryder@hotspotting.com.au</em></a></span></p>
<p class="p4"><span class="s1"><em>twitter.com/hotspotting</em></span></p>
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Victorian regions where property prices are growing strongly: Hotspotting's Terry Ryder

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<p>EXPERT OBSERVER</p>
<p>The combined effect of low rental yields and declining dwelling values has resulted in a rapid reduction in overall returns from housing over the past year.</p>
<p>According to the CoreLogic Total Returns Index, over recent year’s value growth has been much stronger than rental returns, showing that the majority of the returns have been achieved via capital gains rather than rental income.</p>
<p>With dwelling values now falling and gross rental yields close to historic lows, the total returns from residential housing are not looking so attractive and a greater share of returns are coming from the yield component.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%201.JPG" alt=""></p>
<p>National dwelling values fell by -1.6% over the 12 months to July 2018, total annual returns have fallen to just 1.9% and are now at their lowest since June 2012.</p>
<p>The fall in total returns has been substantial given that a year earlier total returns were recorded at 14.2%.</p>
<p>Across the combined capital cities, total returns over the 12 months to July 2018 were recorded at 0.8% - the lowest they have been since May 2012.</p>
<p>Total returns across the combined regional markets were recorded at 6.6% over the past year – again, the lowest they have been since June 2013.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%202.JPG" alt=""> </p>
<p>A year ago, annual total returns were recorded at 14.8% across the combined capital cities and 12.0% across the combined regional markets.</p>
<p>Over the past 12 months, total returns in Sydney have fallen by -2.5%.</p>
<p>This -2.5% fall in returns is the weakest result since February 2009 and represents a substantial slowdown in annual returns from July 2017 when they had increased by 19.0%.</p>
<p>With dwelling values falling -5.4% in Sydney over the past year it highlights that value changes largely dictate total returns in Sydney.</p>
<p>In regional NSW total returns increased by 6.7% over the past year that was the smallest annual increase since February 2013.</p>
<p>Annual returns in regional NSW have slowed from 17.1% a year ago.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%203.JPG" alt=""></p>
<p>Value falls in Melbourne over the past year have seen a substantial reduction in total returns.</p>
<p>Over the past year, Melbourne recorded at 2.4% reduction that was down from 16.6% a year ago and was also the lowest annual return since October 2012.</p>
<p>Total returns in regional Vic have remained much more stable than those in Melbourne.</p>
<p>Over the past 12 months, total returns in regional Vic have been recorded at 9.8% which was only slightly lower than the 10.4% total returns recorded a year ago.</p>
<p>Value growth is only slightly lower than it was a year ago in regional Vic which is a key contributor to fairly steady total returns.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%204.JPG" alt=""></p>
<p>Over the past year, dwelling value growth has slowed across Qld which has contributed to a moderate reduction in total returns.</p>
<p>Over the year, total returns in Brisbane were recorded at 4.8% which was the lowest return since July 2013 and down from 7.5% a year ago.</p>
<p>Regional Qld total returns were slightly stronger than those in Brisbane were at 5.2% however, they too were down from 9.1% a year ago and the 5.2% was the smallest annual return since October 2012.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%205.JPG" alt=""></p>
<p>The rate of dwelling value growth has slowed over the past year in Adelaide and so too have total returns while the rate of value decline in regional SA has slowed, providing a boost to total returns.</p>
<p>Total returns in Adelaide were recorded at 4.9% over the past year compared to a 6.1% return in regional SA.</p>
<p>In Adelaide, returns have fallen from 9.9% a year ago and are the lowest they have been since June 2013.</p>
<p>Total returns in regional SA have increased from 5.2% a year ago and are the highest they have been since January 2017.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%206.JPG" alt=""></p>
<p>Although values have fallen over the past year in both Perth and regional WA, total returns in each region remain positive.</p>
<p>Over the past 12 months, total returns in Perth were recorded at 1.6%, which was an increase from 1.2% a year ago however, annual returns have eased slightly over recent months.</p>
<p>In regional WA, total returns were recorded at 0.6% over the past year compared to 1.8% a year ago.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%207.JPG" alt=""> </p>
<p>With strong increases in dwelling values over the past year, Hobart has recoded the nation’s highest total returns at 17.1%.</p>
<p>Although 17.1% represents much stronger returns than all other capital cities it is lower than the 19.7% a year ago and also lower than the recent peak of 20.2% in September 2017.</p>
<p>Regional Tas has also generated comparatively high total returns over the past year of 12.0%.</p>
<p>The 12.0% annual returns are down from 14.1%, a year ago which was the recent peak.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%208.JPG" alt=""></p>
<p> </p>
<p>There is a big discrepancy between total returns in Darwin and regional NT, which is also reflective of the significant differences in value changes over the past year.</p>
<p>Over the past year, total returns in Darwin were recorded a -0.8% which is down from a positive returns of 2.5% a year ago.</p>
<p>Although total returns are falling, the magnitude of the fall has slowed over the past two months.</p>
<p>In regional NT, total returns were recorded at 12.3%, which was a substantial improvement on the 1.4% annual return a year ago.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%209.JPG" alt=""></p>
<p>Over the 12 months to July 2018, total returns for Canberra dwellings were recorded at 7.0%.</p>
<p>The 7.0% annual return was lower than the 12.8% recorded over the previous 12 months.</p>
<p>As the chart below shows, returns have trended lower over the past year but have begun to stabilize over recent months.</p>
<p><img src="https://www.urban.com.au/images/2018/8/13/PP%20CL%2010.JPG" alt=""></p>
<p>The most recent data shows that there has been a significant fall in investor mortgage demand.</p>
<p>Over recent years most of this demand has been in Sydney and Melbourne, both of which have seen a significant slowdown in total returns over the past year.</p>
<p>Given the decline in returns and an expectation that returns will continue to shrink as values decline further, it is anticipated that investor mortgage demand will also shrink, particularly in Sydney and Melbourne.</p>
<p>Investors could see renewed interest for housing in other regions of the country where total returns remain positive however, however the returns are anticipated to be far inferior to those recorded over recent years in Sydney and Melbourne.</p>
<p><em>Cameron Kusher is a CoreLogic Research analyst </em></p>
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Returns on residential housing continue to fall: Cameron Kusher

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<p>The Full Federal Court has handed down judgment in the appeal by Aussiegolfa Pty Ltd (in its capacity as trustee of the Benson Family Superannuation Fund (BFSF) which clarifies SMSF rules regarding the sole purpose test. </p>
<p>The Court held that the primary judge was incorrect in concluding that the leasing of a property held by the sub-fund to a child of a member of the BFSF was a breach of the ‘sole purpose test’. </p>
<p>It related to a $104,000 student residential property in Melbourne's Burwood.</p>
<p>DomaCom had entered into a leasing and managing authority with Student Housing Australia for the leasing of the Burwood Highway property. The first two longterm tenants of the studio apartment were persons unknown, and unrelated, to the Benson family, but then Student Housing Australia agreed to lease an apartment to a daughter of the Benson family with the lease at the same $869 monthly rental as had been paid by the first two tenants. </p>
<p>The DomaCom chief Arthur Naoumidis has welcomed the decision.</p>
<p>"DomaCom is very pleased to have the court confirm that it was not a breach of the sole purpose test when a related party of the BFSF rented a property held by the DomaCom Burwood sub-fund.</p>
<p>"We believe that this finding, on its own, represents a milestone for the SMSF industry.” </p>
<p>DomaCom supported the action against the Commissioner of Taxation in the Federal Court hoping a ruling would confirm that SMSFs can invest in property sub-funds where the tenant of the underlying property is a related party of the SMSF.</p>
<p>The court heard it was in 2015 that the Benson family fund made a decision to invest in student accommodation and other ‘relatively low-cost, relatively high-return’ opportunities through a DomaCom sub-fund with a return of approximately 6.5%.</p>
<p>The decision to lease the Burwood property to the daughter was not made until 2017.</p>
<p>The appeal judges' ruling noted four reasons why the finding made by the primary judge was in error.</p>
<p>But the Court also held that the primary judge was correct to conclude that the units held by Aussiegolfa Pty Ltd in a sub-fund of the DomaCom Fund constituted an investment in a ‘related trust’ of the BFSF. </p>
<p>“In relation to the related trust determination, we are reviewing the comprehensive judgment with our lawyers and will make a further announcement about the effect, if any, of the decision on the DomaCom Fund.</p>
<p>The DomaCom Fund disclosure documents have been amended significantly since the Burwood sub-fund was created in 2015.</p>
<p>"Accordingly, we will analyse the effects of the judgment on sub-funds created using the current version of the DomaCom Fund constitution and disclosure documents," Arthur Naoumidis said.</p>
<p>"If our analysis determines that it is necessary, we will consider amending our constitution and disclosure documents to address this issue with respect to future sub-funds.” </p>
<p>MT Flynn QC and Dr J Glover were counsel for Aussiegolfa Pty Ltd.</p>
<p>DomaCom launched Australia’s first online platform (registered as a managed investment scheme) to provide a property investment solution for the SMSF market and other long term investors through the fractional acquisition of units in a unique trust structure that enables investors to gain exposure to the property they select.</p>
<div title="Page 2">
<p>Residential and commercial property Australia wide can be accessed in this fund, sourced from a variety of vendors and developers.</p>
<p>DomaCom is Australia's leading property crowdfunder. It allows anyone to invest a little or a lot into property investment. </p>
</div>
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jrobinson-rf4aSBido9

DomaCom win Federal Court battle in SMSF breakthrough

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<p>There are growing reasons for hope and optimism for property investors who bought in resources-related towns at the height of the mining investment boom.</p>
<p>The question I get asked most often is “when will Gladstone recover?” - or similar questions about other resources-impacted regional centres around Australia.</p>
<p>For the past couple of years, the honest answer did not give much cheer to those holding properties worth considerably less than they paid and earning a lot less in rent than before (if a tenant could be found at all).</p>
<p>But now, increasingly, the news is more positive. Many of these places are showing definite signs of recovery and investors can look forward to the prospect of better prices and rentals.</p>
<p>I’m not suggesting anyone should rush out and buy in these places, most of which sit at the high-risk end of the investment spectrum – just that, for those who own property there (it’s amazing how many people do), there is light at the end of a very long tunnel.</p>
<p>In our latest edition of the Price Predictor Index, the number of Regional Queensland locations classified as Danger markets has dropped from a record high of 31 late in 2016 to 19 now. </p>
<p>Markets showing signs of recovery include Dalby, Emerald, Moranbah, Rockhampton, Mackay and the Whitsundays. </p>
<p>Mackay is showing quite strong signs of returning to growth, with sales activity up, vacancies down and some evidence of prices rising again. With the Central Queensland mining industry revitalising, Mackay is likely to show some reasonable growth in the next couple of years.</p>
<p>Dalby’s economic and property fortunes rose and fell with the fortunes of the coal seam gas industry in the Surat Basin. Right now, its median house price ($255,000) is lower than it was five years ago but likely to recover in the near future.</p>
<p>Quarterly sales in Dalby over the past two years have been 32, 33, 41, 43, 50, 52, 65 and 75, a pattern that confirms the recovery in this market. Vacancies have dropped to around 2%, according to SQM Research.</p>
<p>Some of the worst-affected markets still have high vacancies and falling property values - and should be approached with caution. </p>
<p>They include Mount Isa and Gladstone. Mount Isa still has eight suburbs classified as Danger markets and Gladstone still has six. Gladstone should improve, as the overall vacancy rate has dropped from a peak of 12% early in 2016 to around 3.5% now - still a little too high, but the trend is encouraging.</p>
<p>Regional areas of WA are nudging towards recovery, notably the resources-related centres in the north of the state.</p>
<p>Karratha and Port Hedland/South Hedland both have sales activity heading in the right direction again, a factor confirmed by our latest survey of sales volumes and also by new figures for the June Quarter from the Real Estate Institute of WA.</p>
<p>At the pinnacle of the resources investment boom, the median house price for Port Hedland was well above $1 million. </p>
<p>The latest figures show a median price around $395,000. This is 14% above the level of a year ago, though still well below the peak during the resources boom. </p>
<p>The median price bottomed out around $350,000 earlier in the year, so there appear to be early signs of growth.</p>
<p>But we continue to urge caution - this kind of volatility is common in resources-related markets and they are not for the faint-hearted.</p>
<p>Similarly, there is a general pattern of growth in the Karratha market - and a similar history with prices.</p>
<p>The Karratha market was achieving only 45-55 sales per quarter in 2015 but in the past six quarters have each topped 80 sales. </p>
<p>Typical house prices in Karratha are now below $300,000, compared with $700,000 to $800,000 at the peak of the resources investment boom.</p>
<p>Median prices in the Karratha area include $260,000 for Bulgarra (up 13% in the past 12 months but down 40% over 3 years), $345,000 for Nickol (up 28% in 12 months but 20% below the levels of three years ago) and $250,000 for Pegs Creek (up 5% in 12 months but still 42% below the levels of three years ago).</p>
<p>There is even a glimmer of recovery in sales activity in the remote resources town of Newman, with a median price ($145,000) at a fraction of the boom-time levels. </p>
<p>Sales levels in Newman have improved, although from a very low base - in 2015 there were only 11 sales in the town, but there were 57 in 2016 and 75 in 2017.</p>
<p>The Kalgoorlie-Boulder market remains well below par. In 2012/2013 this market was recording around 250 sales per quarter but in the past 12 months fewer than 125 per quarter. We continue to classify Kalgoorlie as a Danger market.</p>
<p>In South Australia, former growth star Whyalla has been classified in The Price Predictor Index as a Danger market over the past two years, but there is hope for better things. </p>
<p>Our latest quarterly survey shows signs of an upturn in sales, but at levels still well below the resources-fuelled peak of 2013/2014.</p>
<p>Sales in the past four quarters have been 10, 30, 31  and 37, which shows a pattern of improvement, but compares to quarterly sales of 96, 99, 89 and 84 in 2012-13.</p>
<p>Better news about the future of ailing steel maker Arrium, one of the region’s major employers, gives rise to hope for recovery in the local economy and property market. </p>
<p>I await the next few quarterly surveys to see whether recent signs of upturn in sales activity are real.</p>
<p><strong>T</strong><em><strong>erry Ryder</strong> is the founder of hotspotting.com.au</em></p>
<p><em>ryder@hotspotting.com.au</em></p>
<p class="Body"><em>twitter.com/hotspotting</em></p>
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When will Gladstone recover? Hotspotting's Terry Ryder

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<p>EXPERT OBSERVER</p>
<p>My analysis reveals that over the 2017-18 financial year, annual value growth fell from 10.2% over the previous financial year to a decline of -0.8% this year.</p>
<p>The largest fall in values is occurring for Sydney and Melbourne’s most expensive properties.</p>
<p>This has resulted in the number of sales at, or in excess, of $1 million starting to trend marginally lower across the nation.</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%201.JPG" alt=""></p>
<p>As housing market conditions continue to weaken, it is anticipated that there will continue to be fewer sales above the $1 million threshold.</p>
<p>Over the 12 months to June 2018, 16.0% of all houses and 8.8% of all units sold nationally had a price of at least $1 million; the share of house and unit sales at this price point was slightly lower than the previous year when 16.1% of houses and 9.1% of unit sales were at this price point.</p>
<p>The share of $1 million plus sales is also down from the peak of 16.8% for houses in February 2018 and 9.4% for units in October 2017; 24.5% of houses and 10.7% of units were sold for at least $1 million over the 2017-18 financial year.</p>
<p>House sales at this price point were slightly higher than the 24.3% a year ago but down from the recent peak of 25.5% in February 2018.</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%202.JPG" alt=""></p>
<p> </p>
<p>The 10.7% of unit sales for at least $1 million was down from 11.1% a year ago as well as being lower than the 11.5% peak in October 2017.</p>
<p>Across the combined regional markets, 4.7% of all houses sold over the 2017-18 financial year transacted for at least $1 million.</p>
<p>A year earlier, 4.3% of all sales were at that price point however, the share of house sales at or above $1 million has fallen slightly from 4.8% in March 2018.</p>
<p>Four per cent of all units sold over the past year were at least $1 million which was a recordhigh share and up from 3.7% the previous year.</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%203.JPG" alt=""></p>
<p>At its peak in March 2018, 50.4% of houses sold over the past year in Sydney transacted for at least $1 million with the figure since falling to 48.8% in June 2018.</p>
<p>The 48.8% share in June 2018 was slightly higher than the 48.6% a year earlier but clearly now trending lower.</p>
<p>Over the 12 months to June 2018, 21.2% of all unit sales were at least $1 million which was both down from a year ago (21.8%) and lower than the October 2017 peak (22.5%).</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%20SYdney.JPG" alt=""></p>
<p>Over the 2017-18 financial year, 29.6% of houses and 8.% of units sold in Melbourne sold for at least $1 million.</p>
<p>The share of house sales at this price point was higher than the previous financial year (27.6%) while for units it was slightly lower (8.1%).</p>
<p>The share of sales of at least $1 million in Melbourne peaked in March 2018 for houses at 30.6% and peaked in January 2018 at 8.6% for units.</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%205.JPG" alt=""></p>
<p>A historic high of 9.2% of houses and 3.3% of units in Brisbane were sold for at least $1 million over the 12 months to June 2018.</p>
<p>The share of sales of at least $1 million has risen quite considerably over the year from 8.1% for houses and 2.8% for units a year ago.</p>
<p> </p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%206.JPG" alt=""></p>
<p>Over the 12 months to June 2017, 5.3% of Adelaide houses and 1.8% of units had been sold for at least $1 million.</p>
<p>12 months later, the share of sales within this price point had increased to new record-highs of 5.9% for houses and 2.0% for units.</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%207.JPG" alt=""></p>
<p>Despite ongoing declines in values over recent years the share of sales of properties for at least $1 million in Perth has increased over the year.</p>
<p>In June 2017, 10.9% of houses and 3.8% of units sold for at least $1 million compared to 11.1% and 3.7% respectively in June 2018.</p>
<p>The share of houses sold for at least $1 million peaked in April 2018 at 11.3% while the share of unit sales over $1 million peaked at 5.6% in April 2008.</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%208.JPG" alt=""></p>
<p>With Hobart dwelling values having surged over the past year there has been a substantial increase in the share of house sales of at least $1 million.</p>
<p>Over the 12 months to June 2018, 3.7% of all houses sold and 1.2% of all units sold transacted for $1 million or more.</p>
<p>The share of house sales of $1 million or more was a record high and up from 2.6% of all sales a year earlier.</p>
<p>The share of $1 million unit sales increased from 1.0% a year earlier but has eased back from a peak of 1.3% in January 2018.</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%209.JPG" alt=""></p>
<p>As Darwin dwelling values have fallen over recent years so too has the share of sales of properties for at least $1 million.</p>
<p>At the peak in February 2015, 5.9% of all house sales were at least $1 million while for units, the peak of 3.1% of all sales occurred in August 2015.</p>
<p>Over the past 12 months, 3.8% of all house sales were at least $1 million which was steady over the year while 0.9% of all unit sales were seven figures over the past year compared to 1.4% a year ago.</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%2010.JPG" alt=""></p>
<p>Over the 2017-18 financial year, 14.1% of all house sales and 2.5% of all unit sales in Canberra were at least $1 million.</p>
<p>The 14.1% of house sales for at least $1 million was an historic high while the share of seven figure sales of units peaked in March 2016 at 3.1%.</p>
<p>The share of $1 million house and unit sales both increased over the year from 12.0% and 1.9% respectively.</p>
<p>In closing, with dwelling values declining and much more rapid declines across the most expensive housing stock it is reasonable to expect the share of $1 million sales to trend lower over the coming year.</p>
<p>This will largely be driven by weakening in Sydney and Melbourne. Smaller capital cities are also likely to continue to see the share of $1 million sales climb further too.</p>
<p><img src="https://www.urban.com.au/images/2018/8/16/CL%20PP%2011.JPG" alt=""></p>
<p><em>Cameron Kusher is a CoreLogic research analyst </em></p>
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Expensive home sales volume in decline, with Hobart going against the capital city trend: Cameron Kusher

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<p>New figures have revealed the popularity of townhouses is soaring, with approvals for new townhouses at record levels in Australia’s biggest cities.</p>
<p>In the 12 months to December 2017, townhouse approvals had the strongest year on year growth at 21% in Victoria (VIC) and 28% in New South Wales (NSW). </p>
<p>Conversely, in the same period, the number of approvals for detached houses in NSW and VIC fell by 2% compared to the previous year – with <a href="http://www.ironfish.com.au/blog/2017/08/03/townhouses-next-big-thing/">more Australians</a> shifting away from detached houses in favour of higher density living.</p>
<p>An analysis of ABS dwelling unit data over the last 5-7 years has shown an exponential increase in townhouse approvals as more developers seek to meet this growing demand.</p>
<p>In 2017, annual townhouse approvals rose by 124% in Victoria (VIC) and 128% New South Wales (NSW), compared to 2011 figures. </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/8/8/IRONFISH%201.jpg" alt=""></p>
<p><strong>Housing approvals drop</strong></p>
<p>While the rate of growth for townhouse approvals has remained robust and positive for the last 5 years, the rate of growth for traditional detached housing approvals has been declining over the same period, with weaker overall year on year growth.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/8/8/IRONFISH%202.jpg" alt=""></p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/8/8/IRONFISH%203.jpg" alt=""></p>
<p>Over the past 5 years, VIC townhouse approvals averaged an annual rate of growth of 14.4% and NSW townhouses averaged an annual rate of growth of 15.3%. Detached housing approvals increased at lower rates of 2.6% and 9.3% respectively.</p>
<h4><strong>Houses &amp; Townhouses – 5 year rate of growth</strong></h4>
<p><strong><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/8/8/IRONFISH%204.jpg" alt=""></strong></p>
<h2>Comparable backyard to a House &amp; Land</h2>
<p>Typically, townhouses provide a more affordable, family-friendly alternative to a detached house, with more indoor and outdoor space and privacy than an apartment, but without the cost and upkeep of a larger home on a big block.</p>
<p>What’s interesting to note, however, is that many new townhouses aren’t compromising so much in the way of backyard space anymore.</p>
<p>As the cost of land continues to rise across the nation, block sizes are <a href="http://www.ironfish.com.au/blog/2017/11/07/smaller-blocks-larger-price-tags-aussies-opting-big-backyard/">continuing to decrease</a>, ultimately resulting in smaller backyards. In some cases, these backyards are the same size or only slightly larger than the backyard you would find in a townhouse.</p>
<p>In the Sydney suburb of Schofields for example, townhouses can offer up to around 70% as much backyard space as a standalone house &amp; land package – with a substantial price saving to boot.</p>
<h4><strong><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/8/8/IRONFISH%205.jpg" alt=""></strong></h4>
<p>For the growing number of families wanting a backyard without compromising their ‘lock up and leave’ lifestyle, townhouses can offer the ideal solution. Even a quick poll at Ironfish HQ, revealed the popularity of this lifestyle choice.</p>
<blockquote>
<p>“We currently live in an apartment with a young family and would likely choose a townhouse in our area as our next move,” said Ironfish staff member Manisha Lee. “We don’t want to compromise on our location and we want to be within an easy commute to work. A townhouse is a more affordable way to have that extra bedroom and backyard space that we need compared to a standalone house or terrace-house in the same area.”</p>
<p>“And to be honest, we’re used to apartment living; we don’t want the headache of having to maintain a property ourselves – we have enough on our plate with working fulltime and raising young kids as it is! Having someone else manage the maintenance makes it much easier.”</p>
</blockquote>
<h2>Location, location</h2>
<p>Not only are townhouses an affordable option compared to detached housing, they are also increasingly better positioned in new master-planned communities.</p>
<p>A growing trend we are now seeing is that councils and developers are positioning townhouses in prized locations, near parks or on the waterfront. They also tend to be in closer proximity to transport hubs, retail and other amenities compared with house &amp; land.</p>
<h2>Luxury and affordability</h2>
<p>With rising land prices in Sydney and Melbourne, affordability has been a key driver for prioritising townhouses across urban planning measures. The NSW Department of Planning and Environment, for example, states that medium density housing provides an important alternative, offering more affordable housing choice in a market that has traditionally been a mix of fully detached housing and apartments.</p>
<p>However, townhouses do come in a variety of different sizes and price points and are not necessarily pitched exclusively at entry level buyers.</p>
<blockquote>
<p>Domain Data Scientist, Dr Nicola Powell, points out that many developers are now including fittings and fixtures and architectural design standards more closely linked to the luxury end of the housing market. They are also better catering for families with younger children through the inclusion of common gardens or other leisure spaces.</p>
</blockquote>
<h2>The rise and rise of townhouse living</h2>
<p>In the 2016 Census, the growing shift away from detached housing towards higher density living was revealed. Townhouses accounted for 12.7% of resident homes in Australia, up from 9.9% in 2011 – while detached houses, though still the majority, continued their longer-term declining trajectory from 75.6.7% to 72.9%.  </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/8/8/IRONFISH%206.jpg" alt=""></p>
<p>“In the face of affordability constraints, changing lifestyle choices and an expanding population, we expect townhouse living is only going to increase in popularity,” said Ironfish Head of Property, William Mitchell.</p>
<p>“And as more new townhouses are built to meet this growing demand, it’s likely the next Census data set will show an even stronger uptake of townhouse living.”</p>
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