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

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Research I saw recently showed that Sydney's growth in dwelling values over the past 10 years has averaged 3.8% a year. The figure takes into account the growth of the past 12-18 months.
The figures also show that Adelaide has the same long-term growth rate, while Canberra and Brisbane have slightly lower growth rates. Hobart's is significantly lower (just 1.9% per year).
The figures, from RP Data, are similar to those I've seen previously from Australian Property Monitors and other research entities.
They show prices in five of the eight capital cities have done little better than match inflation. Wages, according to the Wages Price Index from the Australian Bureau of Statistics, have grown more over the past decade (in most years wages growth has ranged between 3.5% and 4.3%).
As a matter of interest, the base salaries of federal MPs have grown almost 7% per year over the past 10 years. Great leadership from the people who want to end the age of entitlement.
The combined capital cities average for growth in dwelling values is 4.7% per year. Only three cities have exceeded that meagre price growth level. Melbourne, according to these numbers, has averaged about 6% per year, Perth around 7% and Darwin 8%.
But the Sydney figure is the one with the most interest, because it's the growth in Sydney dwelling prices that is causing so much hysteria, including in places where you would expect cool heads and rational minds, such as the Reserve Bank.
It's because prices have grown so little, while wages have risen steadily and interest rates have dropped so low, that both of the major affordability indexes report that current levels of housing affordability are the best they've been in 10 years.
Another means of measuring where prices are really at is to compare the change in each of the major cities since their previous market peaks.
According to these numbers, three of the eight capital cities – Brisbane, Darwin and Hobart - still have price levels well below their previous peaks.
Three other cities – Canberra, Perth and Adelaide – are above their previous peaks, but by less than 3%. Melbourne is 6% up on its previous peak.
Sydney is 22% higher than its previous peak, but that earlier high was a decade ago. Net growth of 22% in 10 years is a fairly dismal performance.
This latest set of data also indicates the combined capital cities growth in the past 12 months is a little over 9% per year. That is not a particularly high figure. I wouldn't term anything below double digits as a boom, particularly as only one city (Sydney again) has growth as high as 9%.
Two core messages emerge from this mass of numbers. One is that most media commentary about surging dwelling prices is irrational, unreasonable and inaccurate.
The other is the importance of being selective about where you buy.
Based on these numbers, which talk about city averages, you probably wouldn't invest in real estate at all. It's only when you dig deeper beneath the averages that you find the out-performers, the places where price growth is well above the norm.
Now, more than ever, you need to take great care in selecting location.
 
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terryryder-YECXbqmri2

Location and long term growth are what matter

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Master planned communities will be South East Queensland's retirement hot spots in 2031, taking over from sea change destinations that are home to the largest numbers of older Australians now, Urban Economics predicts.
Bribie Island had South East Queensland's largest population of people aged over 65 in 2011, according to Urban Economics analysis of census data. The Gold Coast and Sunshine Coast were also popular retirement destinations.
"We are going to continue to see those areas as important but going into 2021, tree change areas pick up in importance, then to 2031, growth areas such as Greenbank and Ripley – the master planned communities – become important," Urban Economics managing director Kerrianne Bonwick-Meulman said.
The researcher forecast that in 2021 Bribie Island would continue to be home to South East Queensland's largest population of retirees with an estimated 4246 people aged 65 to 74; 3695 people aged 75 to 84 years; and 1454 people aged over 85.
But by 2031, Ripley near Ipswich would take over with a projected population of 7947 people aged 65 to 74; 5807 people aged 75 to 84; and 2765 people aged 85 plus.
Bonwick-Meulman said the shift was related to land availability.
Families moving to master planned areas now would be approaching their early, active retirement years in 2031 and would want to remain in their neighbourhoods, she said.
The trend meant there was a need to ensure master planned communities could cater to the needs of older people by incorporating health care facilities and smaller houses aimed at retirees downsizing their homes for example.
"It's about providing choice and diversity of housing stock that can best meet their needs," Bonwick-Meulman said.
Developments completed in the 1970s where most residents are now approaching retirement often lack the facilities that older people need to remain in the community.
Bonwick-Meulman said there was an opportunity for South East Queensland's master planned communities currently in the development stages, such as Ripley, Springfield and Greenbank, to ensure people who are buying into those areas now know that there will be options for them when they are older.
South East Queensland suburbs with the highest population of 65-74 year olds
<table border="0"><tbody>
<tr>
<td style="text-align: center;" colspan="2">2011</td>
<td style="text-align: center;" colspan="2">2021</td>
<td style="text-align: center;" colspan="2">2031</td>
</tr>
<tr>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
</tr>
<tr>
<td>Bribie Island</td>
<td>3,290</td>
<td>Bribie Island</td>
<td>4,246</td>
<td>Ripley</td>
<td>7,947</td>
</tr>
<tr>
<td>Southport</td>
<td>2,530</td>
<td>Noosa Hinterland</td>
<td>3,477</td>
<td>Greenbank</td>
<td>5,298</td>
</tr>
<tr>
<td>Noosa Hinterland</td>
<td>2,323</td>
<td>Southport</td>
<td>3,311</td>
<td>Southport</td>
<td>4,250</td>
</tr>
<tr>
<td>Beachmere - Sandstone Pt</td>
<td>2,131</td>
<td>Robina</td>
<td>3,068</td>
<td>Bribie Island</td>
<td>4,232</td>
</tr>
<tr>
<td>Maroochydore - Kuluin</td>
<td>2,066</td>
<td>Maroochydoore - Kuluin</td>
<td>2,797</td>
<td>Noosa Hinterland</td>
<td>4,045</td>
</tr>
</tbody></table>
South East Queensland suburbs with the highest population of 75-84 year olds 
<table border="0"><tbody>
<tr>
<td style="text-align: center;" colspan="2">2011 </td>
<td style="text-align: center;" colspan="2">2021 </td>
<td style="text-align: center;" colspan="2">2031 </td>
</tr>
<tr>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
</tr>
<tr>
<td>Bribie Island</td>
<td>2,446</td>
<td>Bribie Island</td>
<td>3,695</td>
<td>Ripley</td>
<td>5,807</td>
</tr>
<tr>
<td>Southport</td>
<td>1,564</td>
<td>Southport</td>
<td>2,118</td>
<td>Greenbank</td>
<td>4,456</td>
</tr>
<tr>
<td>Maroochydore - Kuluin</td>
<td>1,381</td>
<td>Beachmere - Sandstone Pt</td>
<td>2,052</td>
<td>Southport</td>
<td>3,610</td>
</tr>
<tr>
<td>Beachmere - Sandstone Pt</td>
<td>1,344</td>
<td>Noosa Hinterland</td>
<td>1,923</td>
<td>Caloundra - West</td>
<td>3,139</td>
</tr>
<tr>
<td>Caloundra - West</td>
<td>1,294</td>
<td>Maroochydore - Kuluin</td>
<td>1,839</td>
<td>Southport</td>
<td>2,975</td>
</tr>
</tbody></table>
South East Queensland suburbs with the highest population of 80+ year olds 
<table border="0"><tbody>
<tr>
<td style="text-align: center;" colspan="2">2011 </td>
<td style="text-align: center;" colspan="2">2021 </td>
<td style="text-align: center;" colspan="2">2031 </td>
</tr>
<tr>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
</tr>
<tr>
<td>Southport</td>
<td>964</td>
<td>Bribie Island</td>
<td>1,454</td>
<td>Ripley</td>
<td>2,765</td>
</tr>
<tr>
<td>Nambour</td>
<td>644</td>
<td>Southport</td>
<td>1,151</td>
<td>Bribie Island</td>
<td>2,237</td>
</tr>
<tr>
<td>Bribie Island</td>
<td>626</td>
<td>Maroochydore - Kuluin</td>
<td>969</td>
<td>Caloundra - West</td>
<td>1,999</td>
</tr>
<tr>
<td>Caloundra - West</td>
<td>583</td>
<td>Caloundra - West</td>
<td>891</td>
<td>Southport</td>
<td>1,606</td>
</tr>
<tr>
<td>Maroochydore - Kuluin</td>
<td>581</td>
<td>Cleveland</td>
<td>872</td>
<td>Robina</td>
<td>1,403</td>
</tr>
</tbody></table>
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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zfielding-GvX3Uq9KTa

Retirees to favour master planned communities by 2031: Urban Economics

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Guest observation
Spring is the peak season for real estate and many of you will be in the market to purchase a property, whether for yourself to live in or as an investment.
Before you head out to an inspection next weekend, or sign a contract of sale, please keep the following list of tips in mind.
<ol>
<li>
List all fixtures/extras in the contract. Anything not physically bolted down is considered a chattel, not a fixture, and could be removed by the vendor. To avoid any doubt, list removable items in the contract. These include dishwashers, free-standing ovens, pool equipment, mirrors, mantel pieces, garden sheds, pot plants and farm equipment. Vendors have been known to remove free-standing dishwashers and ovens before settlement. And be on the lookout for anything you might be buying with the property which is not particularly desirable. I recently reviewed a contract where a daggy sofa bed located in an attic-style room was included in the sale, probably because it was almost physically impossible to remove it! 
</li>
<li>
Read the Owners Corporation rules. Owners Corporations, or Body Corporates, own and manage the common property in subdivisions. Each owner pays a contribution to the maintenance of the common property and shared services provided to the owners, such as gardening and caretaking. Some large apartment developments have more than one Owners Corporation, especially where there are carparks, gyms and swimming pools. Every Owners Corporation has rules; if they don't make their own rules the default legislative rules apply. Always carefully read through the OC rules in the contract, to see if they are something you or your tenant could live with. Last week I read a set of rules that prohibited any pets, no exceptions. Other rules state a limit on the number of pets and even the weight of dogs! 
</li>
<li>
Be careful with off-the-plan purchases. Even though the real estate agent may say the building will be finished next year, the contract could actually allow for five years until completion. If you sign it, you're stuck with it. Remember that you have limited control over fixtures and fittings: aim to specify as much as possible in the contract. The vendor usually has the right to substitute fittings for similar brands and quality, so it's important to list benchmark brand names. The vendor can also generally make minor variations to your apartment, such as reducing the size by a few square metres. This is risky for one-bedroom apartments: if they are too small, you may struggle to obtain finance. Check with your lender before signing any contract. 
</li>
<li>
Be wary of finance on solar panels, newly-renovated kitchens and new swimming pools and spas. These could have been obtained by the vendor on finance or a hire-purchase arrangement. The vendor may not necessarily own them and this will need to be covered off in the contract of sale, particularly in relation to the Personal Property Securities Register, which is a national database of items secured by finance, including vehicles (but not real estate). The last thing you want is for a financier to be overlooked and then your solar panels are repossessed. 
</li>
<li>
Consider obtaining building and pest inspections. Older period homes may have hidden issues with foundations and roofing, as well as termite infestation. Spending a few hundred dollars on a building and/or pest report could save you a fortune if you avoid buying an issue-plagued home. Blocks of flats built in the 60s and 70s will now (if they haven't already) require their windows to be replaced due to rotting. Read the Owners Corporations Annual General Meeting minutes carefully to see if this has already occurred or is on the cards. Look at how much money the OC has in the bank. Will you be required to contribute to major capital works in the future? Look out for the condition of driveway concrete and stairwell carpets too.</li>
</ol>
Forewarned is forearmed!
Kate Ashmor is the principal of her own law firm, Ashmor Legal, focusing on conveyancing. When she's not toddler-wrangling or tweeting, she serves as deputy chair of Caulfield Park Bendigo Bank and as a board member of Alola Australia. She's the immediate past president of Australian Women Lawyers and <a href="https://www.womensagenda.com.au/" target="_blank">Women's Agenda</a>'s chief legal columnist.
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jrichardson-uRX5hFdKfN

The legal tips you need to know about buying property

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The well-known Sunshine Coast Humzy family hopes to sell its major resort and land property near Maroochydore for about $10 million.
The Maroochy Waterfront Resort at Diddillibah has a popular 64-room motel set beside a natural forest reserve and lagoon. 
There are 20 holiday cottages, 23 relocatable homes, a freehold lagoon and 33 hectares of land with has development approval for residential development and integrated tourism.
Allen Humzy built the resort in the early 1980s for budget holidays and his son Phil currently runs the resort.
The resort attracts families, sporting groups and school camps and offers an income producing business to operate while developing the residential land.
Agent Andrew Jackson from CBRE is calling for offers in collaboration with Rob from Elite Lifestyle Properties and Peter Ward of Ward Commercial.
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andreadixon-oif3j7eKne

Diddillibah, Sunshine Coast motel offering

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Over the past twelve months house prices have been on the rise, led by Sydney, but also in Melbourne and Brisbane.
Alongside this trend we have seen many high profile and extensively publicised auctions and pre-auction home sales with prices reported as well over the reserve having been paid.
We have also seen a number of apartment projects released for sale and sold out in only a few hours. Meanwhile, in parts of Sydney there's an ongoing land rush, with buyers camping out to buy a block of land in Sydney's booming north-west and south-west.
This sort of activity has not been an aberration, it's the type of market we are seeing more often than not. So called 'Super Saturdays' when big numbers of auctions come onto the market in one day are no longer the exception.
In Sydney in particular, we have almost an entire market showing strong demand even as prices continue to rise. On a slow news weekend this is the stuff of everyday drama, and so it's reasonable to examine why the market is acting this way.
Real Estate is a very different commodity
Against this sort of market environment setting the 'right price' might be starting to look like a somewhat scary prospect for real estate agents, for buyers and for sellers, for either a single private treaty sale, an auction or an entire apartment building or land estate. Real estate is a unique commodity, it is fixed in time and place.
Supply is very inflexible - you can't simply call up the assembly line manager and ask for a new delivery of homes, apartments or land. And we can't over look the overarching role of finance as a key driver of supply and demand.
Can we define value? When we set-out to define value, there is no lack of academic study or case law in this area but much of which comes from 'gentler times'. But none the less it's well worth considering. When looking at value there is the general supposition that firstly any buyer is perfectly acquainted with the property they are looking to buy, that the buyer does the necessary homework to size up the market, which today, thanks to so much published data is a far easier task than it used to be.
That buyers are alert of all the circumstances, which might affect value and the open market price, aspects both good and bad and ticking off a property's location, quality, access to facilities and the surrounding features. That buyers also understand the present levels of demand and the likelihood of what competition they might face, for example at an auction, from other buyers.
And then having either the ready cash or access to secure finance in a competitive market among those capable of buying a particular property. It all sounds very reasonable, very sensible, but then the factor of emotion enters the mix and any neat formula all of a sudden looks less useful.
So we might ask: what are the factors driving the 'emotion' in the market?
This article continues on the next page. Please click below.
<hr class="system-pagebreak">
 Every Property is Unique
While economics defines the rules of supply and demand, the pressures of market over and under supply and the mechanism of price every property remains unique. As such, they rarely only attract one willing buyer.
As cities grow, there will always be competition and that's on the increase.
We should not overlook the impact of population growth. Currently, according to the OECD, Australia has one of the highest population growth rates in the OECD at near 1.8%, while in NZ its 0.9%, in the USA 0.7%, Canada 0.85% and in the UK its -0.8%.
We are fast heading towards a population of 24 million. This one factor alone helps to explain why homes are in such demand.
In New South Wales and Victoria, growth is being strongly fuelled by overseas migration and a big drop in the outflow of population to states like Queensland and Western Australia.
There is a finite supply and, yes, while you might be able to create more apartments or houses, every location is itself unique and so is the local community. They're not possible to replicate.
You can't put extra supply on a freight train and move it. It's fixed in place and time and is always influenced by local conditions. We also have a problem in the amount of time it takes to get new developments off the ground. The DA process at times appears to be stuck in the slow lane.
And because markets are so local, it's possible to have both under-supply and over-supply, which can't easily be fixed, if at all and so prices will always respond. If there are not enough properties for sale, then prices will always rise. Even in new estates or in development areas where more homes can be constructed it takes time to deliver new stock and so prices will rise.
People want to buy and secure their position now, even when this is via an off-the-plan purchase.
Property is local by nature and auctions clearly show how after reflecting upon all of the market factors (like those outlined above) the price paid will always reflect the scarcity and demand at any point in time.
Supply and demand in real estate isn't easy to balance, it takes time and supply needs to be in locations that buyers are after, that buyers want. Buyers are influenced by a range of external factors like the availability of jobs and local services and their needs can be very specific – schooling for a young family, university access for a more mature trade-up family or, for an aging population, medical, recreation and security might be the big issues.
Buying a home, an apartment or an investment in exactly the right community and neighbourhood is not that easy. So it's possible to see why supply and demand is always a local and very personal issue. When there is ready access to finance the competition will remain intense for limited opportunities and prices will always respond. This should not come as a surprise.
Demand and the prices paid for real estate are influenced by many factors including lifestyle options, investment goals, development constraints, population growth, demographics, off-shore buyers and finance. All of these then combine to influence supply and demand, and in today's market many of these factors are instantly recognisable.
 
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pchittenden-eLqUUC8TWW

How much did they pay? And why?

<html><body>
The Housing Industry Association’s New Home Sales Report recorded a lift in sales over August after weakness in July, which they say makes the decline of new home sales modest.
Housing Industry Association (HIA) economist Diwa Hopkins said that despite a downward trend in total seasonally adjusted new home sales, the 3.3% August increase has ensured that the decline is modest.
“Despite the August bounce, we still hold the view that new home sales reached their peak for the cycle back in April this year,” said Hopkins.
“The result for August was driven primarily by a strong lift in the volatile 'multi-units' sector where sales increased by 19.8%, taking this component of sales to its second highest level this cycle.”
Detached housing, however, increased by 0.5% after a decline over the previous months.
“As leading indicators of new home construction activity, both HIA New Home Sales and ABS Building Approvals are displaying a moderate downward trend,” she said.
“Current levels remain elevated by a historical standard, which is consistent with still healthy levels of new home building throughout 2014/15.”
Detached house sales increased by 11.1% in New South Wales over August, while jumping by 2% in Western Australia. Meanwhile, drops were seen in South Australia, Victoria and Queensland with 6.8%, 6.0% and 0.7% falls respectively.
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jduke-EHk3XBmHkn

Decline of new home sales is modest: HIA

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An investor has spent $21.3 million buying the NSW north coast Bunnings hardware store at Ballina which comes with the national iconic tourism landmark, the Big Prawn.
The restored late 1980s, 33-tonne giant crustacean is on the 2.5 hectare site with its newly constructed <a href="https://cbre.realcommercial.com.au/property-retail-nsw-ballina-501214567" target="_blank">10,928-square metre</a> Bunnings Hardware complex.
The hardware group spent $400,000 restoring the icon, adding a 16-metre tail weighing two tonnes.
Under the terms of the sale, Bunnings will apparently retain the rights to and responsibility for the prawn at West Ballina, the Australian Financial Review reported.
In 2009, the Horizon Drive icon faced demolition with its former owner Santo Pennisi securing permission from Ballina Shire Council to tear down the structure.
The CBRE sale reflecting a 6.7% yield was to an undisclosed South Australian investor through agents Justin Dowers and Mark Wizel.
“From the beginning it was clear that the Big Prawn was iconic in the region and we have been delighted to provide it with a facelift,” Bunnings general manager property Andrew Marks said.
The 2.5-hectare site had sold as a petrol station truck stop for $9 million to the hardware retailer in 2011. It had previously traded in 1999 at $3.6 million, some 10 years after the prawn was built. It has 173 metres of highway frontage at West Ballina.
The roadhouse creators, the builders Glenn Industries and the Goulburn developers Louis and Attila Moknay of LA Developments, famed for two other big daggy icons, the Big Merino at Goulburn and the Big Oyster at Taree, spent $500,000 and six months to erect it in 1989-90.
The Ballina Woolworths sold last year at $12.5 million.
The Ballina transaction closely follows the sale of a Bunnings Warehouse in Hastings for $15,160,000, representing a yield of 6.5%, to a Victorian-based syndicator
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jchancellor-FAypfDUnLy

Ballina's iconic Big Prawn Bunnings sells for $21.3 million

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A new report from Aussie and RP Data, the Property Discounting Report, was shared out on Twitter allowing buyers to see where the areas are that they can expect to pay less than the advertised price.
<img src="/images/2014/10/6/Picture%201.png" alt="">
<a href="https://www.propertyobserver.com.au/https://twitter.com/Aussie/status/517524379840696321" target="_blank">According to the report</a>, just 3.8% of houses sold at the advertised price by private treaty, with 4.7% of units attaining their asking price. However, the majority of houses and units nationally are actually selling less, at 63.4% and 58.1% respectively.
In the capitals this is less of the case, with 43.6% of houses and 46% of units selling above their list price.
So, where have they found selling below list price? You can<a href="https://blog.aussie.com.au/where-in-australia-you-can-expect-to-pay-more-or-less-than-the-advertised-property-price/" target="_blank"> see the full report here</a>, however the top 10 house suburbs include:
<ol>
<li>Emu Park, Qld 
</li>
<li>Port Pirie West, SA 
</li>
<li>Whyalla Playford, SA 
</li>
<li>Granville, Qld 
</li>
<li>Scotts Head, NSW 
</li>
<li>Maruya Heads, NSW 
</li>
<li>Harden, NSW 
</li>
<li>Wooli, NSW 
</li>
<li>Diamond Beach, NSW 
</li>
<li>Derby, WA</li>
</ol>
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The city suburbs that sell below their advertised prices: Tweet of the day

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The Top Sellers’ Markets from realestate.com.au has seen Parkside, South Australia take out top billing.
<a href="/news">Parkside</a> also received the top honour in August 2013, while it came in second in May this year.
However, New South Wales was also highly represented on the total list, with two Victorian suburbs scraping a mention, and another South Australian area in third place.
The data compares the number of people looking per listing, to come up with the top sellers’ markets.
The August 2014 top 10 list:
<ol>
<li>
<a href="/news">Parkside</a>, SA 
</li>
<li>
<a href="/news">Cherrybrook</a>, NSW 
</li>
<li>
<a href="/news">Norwood</a>, SA 
</li>
<li>
<a href="/news">Winston Hills</a>, NSW 
</li>
<li>
<a href="/news">East Melbourne</a>, VIC 
</li>
<li>
<a href="/news">Engadine</a>, NSW 
</li>
<li>
<a href="/news">South Penrith</a>, NSW 
</li>
<li>
<a href="/news">Bella Vista</a>, NSW 
</li>
<li>
<a href="/news">Drummoyne</a>, NSW 
</li>
<li>
<a href="/news">Surrey Hills</a>, VIC</li>
</ol>
May 2014 (previous quarter) saw the following take out the top spots:
<ol>
<li>
<a href="/news">Albert Park</a>, VIC 
</li>
<li>
<a href="/news">Parkside</a>, SA 
</li>
<li>
<a href="/news">Freshwater</a>, NSW 
</li>
<li>
<a href="/news">Belair</a>, SA 
</li>
<li>
<a href="/news">Blackburn North</a>, VIC 
</li>
<li>
<a href="/news">Kirrawee</a>, NSW 
</li>
<li>
<a href="/news">Cherrybrook</a>, NSW 
</li>
<li>
<a href="/news">Norwood</a>, SA 
</li>
<li>
<a href="/news">Balgowlah</a>, NSW 
</li>
<li>
<a href="/news">Holland Park</a>, QLD</li>
</ol>
August 2013 (one year prior)
<ol>
<li>
<a href="/news">Parkside</a>, SA 
</li>
<li>
<a href="/news">Freshwater</a>, NSW 
</li>
<li>
<a href="/news">Belair</a>, SA 
</li>
<li>
<a href="/news">Newmarket</a>, QLD 
</li>
<li>
<a href="/news">Surrey Hills</a>, VIC 
</li>
<li>
<a href="/news">Ashwood</a>, VIC 
</li>
<li>
<a href="/news">Blackburn South</a>, VIC 
</li>
<li>
<a href="/news">Fitzroy North</a>, VIC 
</li>
<li>
<a href="/news">Stanmore</a>, NSW 
</li>
<li>
<a href="/news">Fullarton</a>, SA</li>
</ol>
Comparing the quarters, South Australia have moved up as Victoria has fallen a little out of favour. Queensland has completely dropped off the top 10.
Parkside has been in the top spot for six times over the past 10 quarters, while South Australia’s Malvern has also been first in two consecutive quarters.
General manager of sales and operations at realestate.com.au Arthur Charlaftis said increased buyer interest is the metric behind the result.
“Top Sellers’ Markets data is derived from the supply and demand in each suburb and ranks the suburbs based on the ratio of buyer demand. A suburb that features in this list suggests that it could be a good time for property owners in these areas to consider selling as there are a high number of buyers searching for property in that area,” said Charlaftis.
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South Australia’s Parkside takes out top spot, but who else made the cut? Top 10 sellers’ markets

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Analysis paralysis is something that most people are affected by when they overdo their due diligence.
Essentially, extensive research into the property, location and strategy for your investment portfolio is important, but it can become a problem if you spend time constantly analysing without actually doing anything. This failure to buy, or to act, after substantial research is then called ‘analysis paralysis’.
How to tell if you’re stuck in analysis paralysis
Those who overthink regularly and like to consider every detail are more at risk of getting stuck in the rut of overanalysing. It’s very common for new investors, particularly as fear comes into play, and with so much data available it’s not surprising that conflicting details do come up and confuse the process.
Observer Cameron McEvoy calls it “an industry illness when it comes to property investment.” He notes that it’s <a href="/expert-insights/investing/what-early-signs-of-market-recovery-mean-for-property-investors">hard enough due to property being a slow burn investment, and data often lagging</a>.
“One of the best ways to combat a case of analysis paralysis is to invest in your own property sleuth skills. Become like a detective; don't be afraid to follow a hot lead based on instinct, and remember to use all of your instincts and logic to lead to you the answers you seek,” he explains.
He suggests using logic to question current data and numbers, compare it to historical data and listen to the opinions of many experts and agents.
“As for instinct – go with your gut feeling. Sometimes a great deal that just doesn't feel right, probably isn't right for you. This does not mean it isn't a great deal – it just isn't the deal that's the right solution for your brief.”
If you’re not sure whether you’re stuck in analysis paralysis, ask yourself these questions:
Am I financially prepared to purchase?
Am I confident that I know the area well?
Have I researched thoroughly?
If you have said yes to the above, then you may be delaying unnecessarily. You then may want to ask yourself: Do I have a reason to delay purchasing?
Rich Harvey notes that <a href="/expert-insights/investing/the-three-types-of-property-buyers-and-the-cycle-of-emotion-in-buying-a-property">buyers who can categorise themselves as ‘reactive’ </a>– that is, you buy when prompted and then perhaps it’s too late, are often those that are stuck in this paralysis. It’s all about having the right balance between research and action.
Sometimes, analysis paralysis is due to fear of purchasing the wrong thing. This may suggest that it’s time to get an expert on board for some guidance. It may also be because you’re not ready to take the risk. In some situations, listening to your internal paralysis and holding off out of the market can be a good thing.
It is worth noting that those considering the opportunity cost of their actions in particular also consider the opportunity cost of not acting at all.
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