Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

&nbsp;

&nbsp;

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

Joel Robinson

400 new homes planned for Adelaide's former West End Brewery site

Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.

The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.

Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" />

“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.

The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”

The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" />

The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.

According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.

“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" />

All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.

The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.

Cavcorp unveils wellness-focused Teneriffe House and Teneriffe Lane apartment buildings

Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.

The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.

Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" />

Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.

The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.

The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" />

Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.

Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.

First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Fitzroy apartments

The Gold Coast Planning Committee has supported the preliminary approval for the Benowa Gardens Urban Village project following an extensive community consultation and assessment process.

The proposal will now proceed to a full council vote on June 2.

The application sought approval for a masterplanned urban village on the existing Benowa Gardens Shopping Centre site, combining new housing, retail, dining, health and lifestyle amenities within a walkable, integrated precinct.&nbsp;

The proposed redevelopment includes around 413 apartments integrated above a revitalised mixed-use centre featuring a full-line supermarket of 4,000 sqm, 6,000 sqm of specialty retail and dining space across around 30 retailers, a 7,000 sqm health and wellness precinct, and roughly 9,630 sqm of office and medical suites.&nbsp;

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="fb36ae47-80bc-45f0-9914-31b0c7b6007d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C4%201121%20FI.jpg?VersionId=6mRKk2uU4r67TmTt39DKGUlvFRbTVqWa" />

The broader masterplan also includes very significant traffic and transport improvements, wide pedestrian walkways, upgraded pedestrian and cycle connections, and enhanced public areas designed to create a more connected and walkable community environment.&nbsp;

Centre owner Patrick Lu said the milestone reflected months of detailed planning, technical assessment and ongoing communication with local residents, businesses, schools and stakeholders.

“We appreciate the time, consideration and care Council officers and the Planning Committee have given this proposal throughout the assessment process,” Lu said.

“We also sincerely thank the local community for engaging with us, sharing feedback and participating in the consultation process over many months.

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="32fd1fc3-d0e6-485f-ac57-9916c9bcb818" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C5%201121%20FI_2.jpg?VersionId=fz8qQKDBLQ7MyFRc856Zccfbh9nFwLOe" />

“We understand projects of this scale bring questions and concerns, which is why we have worked hard to listen carefully, provide information transparently and continue refining elements of the proposal where possible.

“Our vision has always been to create a well-designed, community-focused urban village that responds to the changing needs of the Gold Coast, while delivering improved amenity, housing diversity, healthcare access and local lifestyle benefits.

“This proposal is about creating a genuine live-work-play environment where residents can access everyday services, schools, healthcare, dining, shopping and green space within walking distance, while also supporting local jobs and economic activity.”

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="50dfbd04-590e-4fc6-983b-766880947867" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Dining%20Day%20Time%20-%20High%20Resolution.jpg?VersionId=BP7ZoKJ0DdL_8iRkkC8VVx99moICV6kg" />

Lu said the proposal had evolved significantly through consultation and technical review, particularly around traffic, pedestrian and student safety and neighbourhood connectivity.&nbsp;

Melissa Griffin, Director at Urbis, said the recommendation recognised the strategic importance of delivering more housing and services within established urban areas already supported by infrastructure.

“This proposal represents the type of thoughtful, integrated growth that planning frameworks across South-East Queensland are encouraging,” Ms Griffin said.

“The project seeks to place housing, retail, healthcare and employment opportunities together in a highly accessible location close to schools, transport and existing services.

“Importantly, the process has involved significant technical assessment and community engagement to ensure local issues and feedback were properly considered throughout the planning pathway.”

$1 billion Benowa Gardens Urban Village heads to council vote following Planning Committee support

Surfers Paradise is officially set for its first new residential development with a 45-storey skybridge connecting the two towers.

John Camilleri’s Celestino Developments has been given the green light by the Gold Coast City Council to develop its major beachfront precinct across its huge 4,000 sqm oceanfront site at <a href="https://www.apartments.com.au/new-apartments/63-79-garfield-terrace-surfers-paradise-qld-4217">63–79 Garfield Terrace</a>, just five months after its <a href="https://www.apartments.com.au/news/qld/first-look-exclusive-billionaire-winx-breeder-s-bold-two-tower-surfers-paradise-play-with-45th-storey-skybridge">submission in late 2025</a>.

The approved scheme will deliver two towers rising 55 and 48 storeys, connected by a skybridge positioned on level 45 that will house a range of resident-only wellness and entertainment spaces.

In its notice of approval, the Gold Coast City Council said the&nbsp;proposed overall built form has been designed to complement the scale, intensity and protect the adjacent amenity and surrounding streets through the use of varied setbacks, site cover and architectural elements.

<img alt="First look exclusive: Billionaire Winx breeder’s bold two-tower Surfers Paradise play with 45th-storey skybridge" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-30%20at%209.53.48%E2%80%AFAM.png?VersionId=ADyPJ_TFbJvSU9wZFOiCBnlPtgF7VWqW" />

Designed by <a href="https://www.apartments.com.au/architects/dbi">DBI</a>, the development will comprise 275 apartments across the two towers, including a mix of two-, three-, and four-bedroom residences, as well as several penthouses. The apartments will sit above a landscaped podium featuring more than 90 metres of beachfront pool frontage, private resident lawns, lounges, and wellness spaces.

DBI said the design draws heavily from the movement and form of the coastal environment, with curving balcony lines and sculpted façades intended to soften the scale of the towers while maximising ocean outlooks and passive shading outcomes.

“The project occupies a rare, uninterrupted oceanfront site and has been shaped by a design philosophy that merges architectural elegance with environmental responsiveness and a carefully curated lifestyle experience,” DBI said in planning documents submitted to the Gold Coast City Council.

The most distinctive element of the approved project is the skybridge linking the two towers at level 45. The elevated communal space is planned to include executive lounges, formal dining areas, wellness facilities, and panoramic ocean-facing outlooks.

“The skybridge enhances the identity of the development, promotes social interaction, and delivers a lifestyle experience not found elsewhere on the Gold Coast,” DBI said.

At podium level, residents will have access to a suite of resort-style amenities, including resident lounges, private dining rooms, a yoga lawn, gymnasium, plunge pools, and treatment spaces. The beachfront pool has been designed with separate lap, lounge, and children’s areas extending across the width of the site.

The project will also introduce new food and beverage offerings along the Enderley Avenue and Oceanway frontages, contributing additional activation to the beachfront precinct.

First look: Winx billionaire’s beachfront Surfers Paradise apartment development greenlit

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>
<img src="/images/2014/11/05/hodgson-nov-5-profile.png" alt="" style="float: right;">NAME: Carol Hodgson
POSITION: Director, strategic research
COMPANY: JLL
OFFICE LOCATION: Brisbane
How long have you been in the industry?
10 years
What's happening in the area you specialise in?
Queensland is going through an interesting time at the moment with the switch from resource based to more broader based economic growth. However, there are opportunities, particularly in the residential market, and the longer term outlook is very positive.
Describe the most interesting commercial property you have worked on?
A lot of my work is more based on markets than individual buildings. However, I worked at investment companies in London and Paris during and after the global financial crisis - it made for interesting market dynamics and investment strategies.
What are the ingredients to being successful in your job?
Being analytical and building up relationships across the industry. Having a naturally inquisitive nature also helps.
What aspects of your role do you enjoy the most?
I enjoy learning about new property markets and their interaction with the wider economy.
Where would you invest a spare $750,000?
I'd either buy a residential apartment in central Brisbane or failing that residential in London (although I might need more than $750,000 for that!)
Which football team do you support?
I'm originally from the north of England so I'm not an Aussie Rules supporter - my home soccer team is Middlesbrough.
What's your favourite app or techno gadget?
Google Maps - it's saved me from getting lost a number of times!
How do you use social media?
I'm not a big user of social media, however, I am fairly active on <a href="https://www.propertyobserver.com.au/https://au.linkedin.com/pub/carol-hodgson/a/79b/39" target="_blank">LinkedIn</a>.
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jrichardson-uRX5hFdKfN

In profile: JLL's director of strategic research, Carol Hodgson

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There was a record $533 million of metropolitan Brisbane office transactions in the first half of this year, according to Colliers International.
Colliers’ Competitive Rivalry: Office Versus Residential in Metro Markets report found foreign investors re-emerging over the first half of the year and acquiring $254 million worth of assets.
For instance, Southpoint was purchased for $200.6 million by Union Investment Real Estate.
There were a total of 11 sales during the period, with two foreign companies acquiring the biggest assets, explained director of capital markets for Colliers, Jason Lynch.
“Domestic buyer groups comprised REITS and unlisted institutions which bought up $205 million worth of metro office assets, with the remainder being private investors and property groups,” Lynch said.
“In the last three months there has been an increased amount of Asian investor interest looking to reweight their capital into our CBD and metro markets. A Grade assets, particularly those with long lease terms and good quality tenants are highly sought after.”
But he notes that the issue facing investors at present is a lack of supply.
“The feasibility of developing new large office developments is diminishing due to increasing land values driven primarily by the improved residential apartment market and the CBD’s competitive position with respect to rents and incentives,” he said.
Despite this, forecasts are steady for the Brisbane market.
<img src="/images/2014/11/05/chart%20nov%205%20one.jpg" alt="">
Source: Colliers International
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jduke-EHk3XBmHkn

Brisbane metro office market heating up: Colliers International

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Sydney's house market had the highest growth of any capital city for the quarter to September, according to RP Data.
The Sydney median house price now sits at $792,000, after 4.5% quarterly growth. The next biggest price gain was seen in Adelaide, with 2%.
Three cities – Hobart, Darwin and Canberra – all recorded a house price downturn for the quarter, while Perth was stagnant.
Tim Lawless, RP Data's head of research, said Perth and Canberra had moved past the peak of the current price cycle, while on a yearly basis, " it is clear that the rate of capital  growth is continuing to moderate".
The quarterly house price figures:
<ul>
<li>Sydney</li>
</ul>
Change: +4.5% Median price: $792,000
<ul>
<li>Adelaide</li>
</ul>
Change: +4.5% Median price: $415,000
<ul>
<li>Melbourne</li>
</ul>
Change: +1.8% Median price: $615,000
<ul>
<li>Brisbane</li>
</ul>
Change: +1.5% Median price: $470,000
<ul>
<li>Perth</li>
</ul>
Change: 0.0% Median price: $540,000
<ul>
<li>Darwin</li>
</ul>
Change: -1.0% Median price: $570,000
<ul>
<li>Hobart</li>
</ul>
Change: -2.7% Median price: $330,000
<ul>
<li>Darwin</li>
</ul>
Change: -2.7% Median price: $566,000
 
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Sydney house prices streak ahead in September quarter: RP Data

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AMP Capital's head of investment strategy and chief economist Shane Oliver says the Reserve Bank of Australia (RBA) still hasn't ruled out macroprudential policy to curb investor spending.
<a href="https://www.propertyobserver.com.au/https://twitter.com/ShaneOliverAMP/status/529479747701460992" target="_blank"><img src="/images/2014/11/05/tweet-nov-5-one.jpg" alt=""></a>
Looking at <a href="/expert-insights/finance/dwelling-prices-continue-to-climb-governor-glenn-stevens-november-statement">yesterday's statement</a> from Reserve Bank governor Glenn Stevens, Oliver noted Stevens still made a point of the level of investor activity in Australia's housing market.
In his statement, Stevens said: "Investors continue to look for higher returns in response to low rates on safe instruments. Credit growth is moderate overall, but with a further pick-up in recent months in lending to investors in housing assets. Dwelling prices have continued to rise."
According to the Australian Bureau of Statistics, investment housing commitments rose by 0.9% in August while owner occupier housing commitments fell by 0.1%.
Oliver says the RBA may yet implement macroprudential policies, which would see stricter regulation for lending.
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Macroprudential measures possible: Tweet of the day

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There are few words in the property investing lexicon that evoke as much emotion as the term “mining town”.
Known for their fast-moving property markets that are at the mercy of resources industries, it’s not surprising that many cautious investors steer clear. However, that’s not to say that numerous investors do not buy in, with promises of double digit yields and capital growth that tops hotspot lists an obvious lure.
In fact, they often come in droves.
SQM Research’s managing director Louis Christopher recently undertook an update on the resources towns.
His predictions in the company's 2013 Housing Boom and Bust report were that the hard commodity towns – those usually solely underpinned by resources – were truly in a downturn, while ‘soft’ commodity towns with other drivers, such as resources, have had more positive results.
Christopher's update revealed price drops of up to 40% in some areas and vacancy rates spanning up to 14% in others; a situation he referred to as "bloodshed".
Port Hedland fared the worst, with a 40% price drop, from $1,500,000 to $900,000. In 2002 the median price for Port Hedland was sub $200,000, showing just how far this market has come.
In 2012, Property Observer reported on an upcoming downturn, or at least a sense of caution, for several risky mining hotspots. This was based on a Westpac report, which had flagged a number of Queensland and Western Australian localities as ‘high risk’ due to their single industry basis. Port Hedland was on this list.
The <a href="/news/qld/moranbah-and-port-hedland-unsustainable-single-industry-mining-boom-hotspots-westpac">suburbs they had placed on the list were</a>:
• Blackwater (4714)
• Moranbah (4744)
• Dysart (4745)
• Middlemount and May Downs in the Isaac region (4746)
And in Western Australia:
• Roebourne (including Karratha, Baynton, Bulgarra and Pegs Creek, 6714)
• Port Hedland (including South Hedland, 6721)
• East Pilbara (6753)
More recently, NAB dropped their maximum loan to value ratio (LVR) for home buyers and investors in Mackay and Emerald, according to The Rockhampton Morning Bulletin. Investors have seen their potential LVR dive to 80% from 95%, while home buyers will face 90% instead of 95% LVRs.
Looking back towards Port Hedland, it’s not all bad news, writes Christopher.
While rents also took a dive – from a brief $3,200 peak to $1,550 at present – the vacancy rates are stabilising at 6% and listings dropping, according to SQM Research.
“So, there has been bloodshed in Port Hedland, but perhaps some signals from our leading indicators that the worst of it might be over,” said Christopher.
<img src="/images/2014/11/05/rents%20nov%205%20one.jpg" alt="">
Source: Residex
All in a few year’s work for a mining town hotspot. This sort of rapid-cycle behaviour is not just limited to Port Hedland– single-driver mining town risks do not discriminate based on location.
Article continues on the next page. Please click below. 
<hr class="system-pagebreak">
Western Australia’s Muswellbrook is also on Christopher’s radar.
With cancelled expansion projects – no doubt painful for speculators – listings seem to be “taking a beating”, he said. Vacancies are improving, however, now back to 9% from 14%.
“That still is a very, very high number but it is the relative movement that is just as important as the absolute number,” Christopher said.
“Rents of course, have been pulverised but there is a hint at the very end of the chart of a possible bottoming out.”
In South Australia things are looking a little more positive.
The much-discussed Olympic Dam is now at 3% vacancies, down from 10% previously, and rents are showing signs of recovery.
But rental yields are a paltry 4%, something that Christopher says is not justifiable given the risks of investing in a mining town.
At the height of its boom, according to the “home of positive cashflow property”, Realestateinfo.com.au, Port Hedland was offering yields of 9.5% as of September 2013, during a time when a downturn was in the offing. The Pilbara, meanwhile, topped the list – offering 14% yields (albeit only from 18 rental observations).
It is common sense that people buy in high risk locations for high returns – otherwise they’d purchase elsewhere with much more peace of mind.
The soft commodity markets Christopher looks at includes Orange, which was suffering in September 2013, but now the rental market is tightening.
When considering all the data, he’s not so sure about whether he’d invest in these areas.
“While our charts might be pointing to a possible bottoming in the market for some of these townships I believe it is very early days indeed and it could be just as likely there is another leg down before the real bottom finally arrives. I don’t know about you but I find the thought of renting a standard house in Karratha at $900 a week (as a tenant), very unappealing even while the same house was once renting at $2,100 a week,” he wrote.
When government planning documents,<a href="https://www.planning.wa.gov.au/dop_pub_pdf/port_hedland_combined_report.pdf" target="_blank"> like this one from Port Hedland in April 2011</a>, suggest that by the time many yield-hungry investors were buying in, it was already well established that the area had an issue with housing supply and rents.
The government was already looking at what needed to be done to take control, as well as possible land releases, across the Pilbara.
The distress that recent rising vacancies and rental yield drops are causing property investors is something that observer Terry Ryder hears about regularly.
<a href="/expert-insights/investing-in-a-mining-town-requires-a-long-term-view">He specifically mentions</a> a number of suburbs afflicted with these two softening indicators: New South Wales’ Muswellbrook, Mudgee and the Hunter Valley, Queensland’s Mackay, Emerald, Bowen, Gladstone, Moranbah and Chinchilla, and Western Australia’s Newman, Singleton, Port Hedland and Karratha.
Faced by what Ryder calls the ‘double-whammy’ of resources related demand dropping as developer interest increases, he urges that <a href="/expert-insights/investing-in-a-mining-town-requires-a-long-term-view">a long-term outlook is critical for any investor considering a mining town</a>.
“Many of the locations mentioned earlier will do well in the future. The resources sector is highly cyclical and the good times will return. Headline-grabbing one-liners like “the mining boom is over” are both silly and short-sighted. Australia has a very big future as a provider of key resources to growth economies, especially in Asia,” he wrote.
Ryder says that he hasn’t bought in mining centres as he knows he wouldn’t sleep too well.
Of course, those that bought into the Port Hedlands of Australia and sold out at the height of the boom could have made significant profits, while achieving strong yields. If no one ever made money in those areas then no one would buy in. On the flipside, those that didn’t time it so well may have faced bankruptcy.
Sometimes the higher you climb, the harder you may fall.
Photo of Port Hedland courtesy of Robyn Jay/<a href="https://creativecommons.org/licenses/by-sa/2.0/" target="_blank">C.C. BY 2.0</a>
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From hotspot to bloodbath: Property investment in Australia's mining towns

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<div id="article-content">
GUEST OBSERVATION
Property investment is still the most popular and major vehicle for wealth creation in Australia.
Many Australians have most of their wealth within their family home. As many retirees have seen their superannuation fund plummet during the global financial crisis many have expressed the desire to diversify their portfolio to include direct property once again because of it's general stability and predictability.
Although it has long been the darling of the Australian investment scene, property investment is not as easy as it might first appear. It would be glib to suggest that an investor with sufficient equity in his or her own property can simply purchase an investment house, sit back and wait for the riches to pour in.
It takes a much more measured and professional approach to develop a suitable property investment strategy that reflects not just the likely financial gains, but also one that is tailored to your individual circumstances.
Many people simply jump on the web or look around their local neighborhood for another property with the idea of 'I can keep an eye on it'.
Whilst this gives emotional comfort and familiarity, it is not a scientific or business drive approach and can be an inferior decision. Each investor should consider whether they have repeatable methodology and what impact the property they are choosing will have on additional purchases.
Here are some of the elements you should consider when developing a strategy:
<ul>
<li>Asset growth projections This involves a detailed analysis of the value of investment properties in most regions of Australia and then choosing a property profile that suits your personalised budget and cash flow projections. You should not limit yourself to an area simply because you think you know it well enough. There are plenty of opportunities in all areas of Australia and only a specialist analysis can reveal these. </li>
<li>Aligning your capacity Essentially, your plan should incorporate a steady pattern of acquisition in line with your personal capacity. This means monitoring your cash flow position at every stage of your life and making adjustments so that you can continue to acquire property in line with your investment goals. There are times when you may have only one income due to family planning. </li>
<li>Arranging proper finance structures The financial market is awash with a raft of products that can be massaged and tailored to suit your individual needs. Investment loans and other products like deposit bonds can be coupled together to provide you with adequate cash to proceed with a purchase whenever your plan allows. When working with a specialist property service, finance preapprovals can be obtained to give you the peace of mind you need. </li>
<li>Administrative processing Every astute property investor knows that as your portfolio grows there is an increasing amount of troublesome paperwork that needs to be processed, not to mention tax returns and other financial reports that you need to keep a track of your investments. That's why aligning yourself with a specialist property service can take these worries out of your hands so you can get on with the tasks for which you are better equipped. </li>
<li>Tax effectiveness In line with the above points, making sure you take advantage of the taxation regime that applies to your individual financial circumstances is a vital part of any investment strategy. Property research and sourcing services are in the best position to provide you with a full suite of support options that make property investing a professional and streamlined process.</li>
</ul>
Take advantage of a specialist and professional property management service is the only way to go when it comes to managing your property investment plan.
<div>
Sam Khalil is director - marketing and development with <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
</div>
</div>
<div id="article-resource">
Direct Property Network provides clients with an end-to-end property investment solutions from selecting the right property, all the way through to settlement and beyond. We help clients establish affordable and profitable investments by researching and sourcing wholesale property.
</div>
This article first appeared on <a href="https://EzineArticles.com" target="_blank">Ezine Articles</a>.
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Developing a property investment strategy that works for you

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Bob Johnston will head the Frasers Property Australia and Australand Property Group combination.
Having guided ­Australand since headhunted from Lend Lease in 2007, Johnston will head the diversified property groups with over 500 staff across the country.
The chief executive of Frasers ­Property ­Australia, Guy Pahor will step down as chief executive though he will remain with the new group as an adviser, the Australian Financial Review reports.
Australand was taken over for $2.6 billion by the Singapore-based Frasers Centrepoint earlier this year.
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Bob Johnston to head Frasers Property and Australand combination

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Darwin investors are earning higher rental yields than landlords in any other Australian capital city, according to RP Data.
The Northern Territory city stands apart from most other capitals, where home values have outperformed rental growth, says RP Data head of research Tim Lawless.
"With rents being substantially outpaced by dwelling values, the rental yield scenario is slimmest Melbourne where the typical house is achieving gross yield of just 3.3% while Sydney's average yields aren't a great deal higher at 3.7%," Lawless says.
"Darwin and Hobart are showing a much healthier yield profile with the typical dwelling providing gross yield of 5.4% and 5.9% respectively."
House rental yields by capital city:
<ol>
<li>Darwin: 5.9% Median price: $570,000 
</li>
<li>Hobart: 5.4% Median price: $330,000 
</li>
<li>Brisbane: 4.5% Median price: $470,000 
</li>
<li>Canberra: 4.2% Median price: $566,000 
</li>
<li>Adelaide: 4.2% Median price: $415,000 
</li>
<li>Perth: 4.1% Median price: $540,000 
</li>
<li>Sydney: 3.6% Median price: $792,000 
</li>
<li>Melbourne: 3.2% Median price: $615,000</li>
</ol>
Rental yields for units are on the next page. Please click below. 
<hr class="system-pagebreak">
Unit rental yields by capital city:
<ol>
<li>Darwin: 6.0% Median price: $536,200 
</li>
<li>Hobart: 5.4% Median price: $250,000 
</li>
<li>Brisbane: 5.4% Median price: $380,000 
</li>
<li>Canberra: 4.9% Median price: $398,500 
</li>
<li>Adelaide: 4.7% Median price: $333,000 
</li>
<li>Perth: 4.7% Median price: $450,000 
</li>
<li>Sydney: 4.5% Median price: $590,000 
</li>
<li>Melbourne: 4.1% Median price: $472,000</li>
</ol>
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Which capital cities have the highest (and lowest) rental yields?

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GUEST OBSERVATION
Real estate can be a highly rewarding career choice, and may appear tempting to outsiders. People can be drawn to real estate as they may see agents who drive a nice car and dress well, and may have the perception that anyone can sell a house – looks easy, right?
The real estate industry is a dynamic, growing industry; it’s fast paced and can be great fun. It can also pay well for those who are skilled at their jobs and put in the hard yards.
However, a career in real estate can also be very challenging, and it’s certainly not for everyone. Below are several questions I believe you should ask yourself before jumping headfirst into the industry.
Do you have a belief in yourself and do you enjoy dealing with people?
A good real estate agent doesn’t just sell properties — they sell themselves. It’s important to have a strong sense of “self” and show your true personality. Much of a real estate agent’s time is spent socializing, meeting people and building relationships, so you have to enjoy dealing with all kinds of people, all of the time.
The job can be whatever you make of it. People will respond to you if you have a great attitude, are personable and have confidence in your abilities. This is primarily a service business, and serving your clients will contribute to your success. To do this you have to back yourself and be passionate about your role. You need to be a “people person” (or else you will feel like you’re working 10 times harder than you are!) and you need to constantly dedicate yourself to others, following up with clients again and again.
If a client calls, can you drop everything and be attentive to their needs? Real estate is more like a lifestyle than a job.
Do you thrive on hard work that is highly rewarding but rarely slow-moving?
Real estate agents receive genuine satisfaction from helping clients find the perfect home or sell their property at a great price. This is an exciting time for both buyers and sellers, and they look to the real estate agent as the expert to help them manage their way through the process, constantly demanding excellent client service.
However, going through these real estate transactions is generally one of the most stressful times of a client’s life, and you will need to be confident in your skills and abilities when things don’t go as planned. If a client is unhappy, whether it was due to your efforts or not, word-of-mouth spreads quickly and can affect your referral business and, ultimately, whether you succeed.
Real estate agents generally set a day-to-day work schedule but they need to be ready for this schedule to change at a drop of the hat if it is what’s needed to accommodate their clients’ needs. Every day and every hour can also be vastly different, which keeps it exciting and stimulating but isn’t everyone’s cup of tea!
In the end, real estate is about building relationships and providing value — not about selling or buying houses. Homes carry memories and emotional attachments. These are critical emotions for people. It helps to be sensitive and considerate in among all of the activity and if you’re honest, ethical, professional, and determined, you’ll have all the necessary tools to do well in real estate.
It takes a huge amount of hard work, but can be hugely rewarding and never dull.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
Are you self-motivated and business-driven?
Having a desire to control your own professional destiny and be your own boss is a trait shared by top real estate professionals. To be successful in real estate requires a high degree of self-motivation and smart decision making because as a real estate salesperson, your income is largely dictated by the time you invest and the decisions you make.
I always advise those seriously considering a career in real estate to ask themselves: “Do I have enough savings to tide me over for my first year in real estate?”
The growth potential can be huge but to start out, as in when starting any business, your cash flow can be rather depressing as you learn the ropes, do lots of training, get on the phone for days in/days out, pound the pavement, and the like.
Getting your first sales to come in will take time, and it will likely be a year or more before you start to really enjoy your new career. This is why you must be self-motivated, you must have the drive to succeed and you must exude professionalism despite all the hard work to be successful.
You also need to be enthusiastic and have the right attitude that will draw people to you. You have your own business/personal brand within a business and you make the decisions. You are in charge of building your lead list, maintaining your client’s needs, networking relationships, marketing your business, and managing the day-to-day office needs. It’s all in your hands.
Many new agents fail to recognize how much work it takes to become a successful real estate agent. Couple together hard work, a good attitude and solid work ethic, and there are virtually no limits for the growth of your real estate business. Company principles look for motivated people and you must be motivated to succeed. You are building your business and your own personal brand and you need to work at this every day.
No-one can motivate you but yourself.
Stephanie Hearne has been awarded <a href="https://www.century21.com/" target="_blank">Century 21</a>’s top Australian salesperson for the past three consecutive years.
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Do you have what it takes for a career in real estate?

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The NSW government would be well advised to start planning immediately to ensure the state's momentum keeps moving forward well into the next decade – failure to do so would clearly indicate that managing the state of NSW is well beyond their capabilities. 
They say success leaves clues, so look no further than the Sydney property market which has delivered the NSW budget a $1 billion windfall thanks to stamp duty and other related property taxes. NSW Treasury has just announced the final result for 2013/14 with a surplus of $1.247 billion – well up from the June budget estimate of $988 million.
The reality is that property prices have started to cool and commodity prices down 20% this year. Hence, it’s time to start fast tracking the next phase of NSW growth with confidence building infrastructure approvals. On current projections, Sydney will (at a minimum) need to double its 1,673,800 homes over the next 50 years – so there is no time like the present to get started – carpe diem.
It’s well documented that massive growth spurts follow new infrastructure developments – former NSW state architect Chris Johnson has forecast that Sydney needs to build 11 new highrise apartment towers each year for the next 50 years to protect suburban life from being ruined by overdevelopment as the city’s population grows. 
“Five thousand new towers, containing 110 apartments each, would provide 550,000 new homes – that will accommodate only a third of our planned population growth over the next 50 years,” said Johnson.
It’s not hard to see where declines are quickly starting to take place with BIS Shrapnel pointing out this week: “The recovery to a net overseas migration intake of 242,800 in 2012/13 was underpinned largely by a rebound in such arrivals. However, with arrivals now trending downwards as resource sector investment slows, net overseas migration flows weakened to 235,800 in the year to December 2013 and monthly indicators since then suggest a further slowing.”
The latest figures from the Australian Bureau of Statistics reveal that Australia’s population increased by 160,000 births over deaths and a further 244,000 people through immigration – which is now the big driver in this demographic. NSW in 2013, had a natural increase of 50,000 extra people, net overseas migration added 68,000 extra people with 15,500 people deciding to reside elsewhere. As Chris Johnson pointed out: “The demographics for Sydney are clear. Growth is coming and is essential for the long-term prosperity of the city. It will keep house prices stable, it will provide jobs, it will support our ageing population and it will position us as a global city.”
Of course a major problem that requires immediate attention is Australia’s public transport which is hopeless given two-thirds of the country’s population resides in the capital cities. Everyone knows that the state and territory have neglected public transport for decades, so you can’t start announcing residential infrastructure initiatives without substantial public transport upgrades.
Cue the blame game between the states and federal government as to where these responsibilities lie. The latest in this ongoing debate is now clearly aimed at reforming Australia’s Federation – although this has major challenges in itself given the “vertical fiscal imbalance” with all the states and territories wanting more of the GST cake portions. This explains why a Federation white paper is being prepared to address Australia’s revenue and spending responsibilities of all governments.
In 2014 -15, NSW will receive 97 cents for every dollar of GST it pays, Victoria will receive 88 cents and WA will receive just 37 cents – so this explains why reforming the state and territories is such a difficult task.
In the case of NSW, you see businesses wanting to get going despite being constantly held back as they await the relevant approvals given NSW does not have a masterplan for development.
 The most obvious case is that in 2013/14 the NSW government pocketed $1.247 billion in taxes for doing next to nothing – just imagine what those revenues might be if they were to announce a residential real estate infrastructure plan? Who knows, first home buyers may even be able to get in given a significant number of apartment developments would actually bring prices down.
The only problem for the NSW government is that it has a long history of living in the past.
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