Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Joel Robinson

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

[smartcode_project:default project_id=135546 project_image_fid=367096]

The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363509]

Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363515]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

[smartcode_project_cta:default project_id=135546]

Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Ceerose Founder Edward Doueihi told Apartments.com.au the developer’s long-standing presence in Leichhardt and the Inner West had given it a strong understanding of how the area has evolved and where its future opportunities lie.

“Ceerose has had a long-standing presence in Leichhardt and the Inner West, giving us a unique understanding of the area’s evolution and future potential,” Doueihi said.

“Having delivered projects throughout the region, we have witnessed the suburb’s transformation first-hand and understand the opportunities for its continued growth.”

Doueihi said that understanding also informed the planning process, with a comprehensive Stakeholder Engagement Outcomes Report prepared before the application was lodged.

The report identified the key issues and concerns raised by neighbouring residents and other stakeholders, allowing those matters to be considered and incorporated into the design where appropriate.

He said the delivery of additional housing would also play an important role in supporting the revitalisation of Norton Street and the Italian Forum.

“By increasing the local residential population, the development is expected to strengthen demand for local businesses, encourage further investment, and help restore the vibrancy that made the precinct a thriving destination in the early 2000s.”

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Doueihi founded Ceerose in 1998 and has grown the business to become one of Sydney's more active apartment developers in recent years, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

First look: Ceerose doubles down in Leichhardt with adaptive reuse of former warehouse site

Adelaide

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Adelaide house prices are growing at only 4-5% annually, according to research reports, but those figures fail to do justice to the strength and resilience of the market in the South Australian capital. 
The Adelaide market is one of the steadiest in capital city Australia and contains numerous suburbs which have recorded double-digit price growth in the past 12 months.
Few of the nation’s capital cities can match Adelaide’s number of suburbs with growth markets. At the same time, the city stands out for remarkable consistency.
SA, dominated by Adelaide, has impressed with its steady sales performance in the past four years. Each of the past 15 quarters has recorded between 8,500 and 9,500 dwelling sales. And the past three quarters have each delivered between 45 and 50 Adelaide suburbs with rising sales activity.
Adelaide now ranks ahead of Sydney, Melbourne and Brisbane in terms of the number of growth suburbs. 
And while research sources such as CoreLogic and SQM Research report annual growth of only 4-5% in Adelaide house prices, these generalised figures disguise individual suburbs which have done considerably better.
Locations across a range of price sectors have recorded double-digit growth in their median house prices in the past 12 months - including North Adelaide, Walkerville, Semaphore, Prospect, Belair, Woodville South, Fullarton, Somerton Park, Gawler East, Crafers, Craigmore and Elizabeth Park.
Adelaide has a broad geographical spread of LGAs with good numbers of growth markets. There are eight municipalities which each have at least three suburbs with rising sales trajectories likely to lead to price growth.
The Marion LGA, a middle-market area in the south-west of Adelaide, has emerged in 2017 as the No.1 municipality and it now has nine suburbs with upwardly-mobile markets. 
Oaklands Park (median price $470,000) has lifted sales from 18 to 24 to 29 to 30 to 37 to 41 in the past six quarters. Other growth suburbs in the Marion LGA include Sheidow Park, Clovelly Park, Dover Gardens, Edwardstown, Glengowrie and Mitchell Park.
Another middle-market area, the Charles Sturt LGA which includes suburbs like Henley Beach and West Beach, was a previous Adelaide market leader and still have five growth suburbs. 
They include Findon, Grange and Semaphore Park. Findon sales have risen from 27 to 40 to 45 to 50 in the past four quarters.
Two affordable areas in the far north - the LGAs of Salisbury and Playford - continue to stand out, each with five growth suburbs. 
Playford, which is the fastest-growing LGA (in terms of population) in SA, offers some of the most affordable housing in capital city Australia. Its growth markets include Andrews Farm (median price $260,000), Craigmore ($285,000) and Davoren Park ($180,000).
Salisbury LGA also has several growth suburbs, including Salisbury North ($265,000) where sales have risen from 40 to 45 to 50 to 55 in recent quarters.
The Campbelltown LGA, which previously stood out for the number of suburbs with consistent sales performance, has emerged in our latest survey with five suburbs with strong growth markets, headed by Hectorville and Campbelltown. 
Elsewhere, the suburb of Gawler East has lifted sales from below 30 per quarter 18 months ago to 45-50 per quarter in 2017.  On the back of that increased activity, its median price has risen 12% in the past year to $380,000.
Terry Ryder is the founder of hotspotting.com.au. 
ryder@hotspotting.com.au
twitter.com/hotspotting
 
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terryryder-YECXbqmri2

Adelaide has more growth suburbs than Sydney and Melbourne

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I’ve been trying to convince people, without much success, that Adelaide is an economy and property market worthy of serious attention.
There’s rising potential in the South Australian economy, based on its status as the Australian capital for high-tech innovation and alternative energy, and great value-for-money in the Adelaide real estate market.
This week there was some support for my position from Deloitte Access Economics. In its latest assessment of the state and territory economies, it says that South Australia is poised to become the nation’s fastest-growing economy this financial year, as it achieves its best growth since before the GFC.
“South Australia continues to sprint ... so much so that it may wrest the title of ‘fastest growth in the nation’ this year from the ACT,” the Deloitte Access Economics’ Outlook for March says. “The news will come as a surprise to many …”
Yes, many would be surprised, but South Australia and Adelaide tend to be largely ignored in a media that’s obsessed with Sydney and Melbourne.
The tendency to report city real estate markets in terms of a single growth figure gives the impression that not a lot is happening in Adelaide.
It’s easy to be misled by generalised price data, which distils all the market activity in a major city into a single figure describing what prices are allegedly doing.
As one stark example, there are over 700 suburbs in the Sydney metropolitan area but it’s deemed sensible and meaningful to describe this vast urban area as a single market with one figure claiming that “Sydney house prices” have fallen 3.8% in the past year (according to one source).
But a breakdown of individual market precincts show that some are still rising, others are stagnating, still others are falling a little and one or two are declining rather a lot (mostly the near-city areas like the inner western suburbs and the inner south).
So it’s easy to be turned off Adelaide, because the generalised data suggests that “Adelaide house prices” have risen only 2 or 3 percent in the past year. Not much growth there, it seems.
But individual suburbs and sub-markets are doing considerably better. The secret to success for buyers is to find the out-performers, which exist in most situations.
It’s noteworthy that several millionaire suburbs have recorded major growth in their median house prices in the past 12 months. 
Uplift in the premium market is often an early signal of a strong market up-cycle (we’ve seen this also in the recovering Perth market).
Glenelg South, Gilberton, Hawthorn, Kensington Gardens, Rosslyn Park and Hazelwood Park all have median prices above $1 million and all have recorded median price growth above 20% in the past year. 
Other million-dollar suburbs like Glenunga, Toorak Gardens and Unley have had growth above 10%.
Other up-market suburbs with median prices above $800,000 have had double-digit growth, including Glenelg East, Linden Park, Lower Mitcham, Parkside and Stoneyfell. Mitcham’s median is up 25%.
The above-average growth is not all confined to the top end: there are suburbs with median price growth between 10% and 20% spread across all price ranges. 
This reinforces the reality that out-performing locations can be found even when the overall market appears to be moderate.
Lower-end markets with strong median price growth in the past 12 months include Elizabeth (up 16% to $250,000), Parafield Gardens (up 11% to $335,000), and Salisbury (up 13% to $330,000).
I’m expecting more strong growth in Adelaide because, as I have observed previously, there is momentum in the state economy and this will give impetus to the capital city property market.
This week’s assessment by Deloitte Access Economics tends to support that view.
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Adelaide economy and property market worthy of serious attention

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EXPERT OBSERVER
Adelaide is the standout market in capital city Australia. Its consistency of sales performance is remarkable and two-thirds of its suburbs have had price growth in the past year, led by double-digit rises in top-end markets.
Adelaide is undoubtedly Australia’s most under-rated market. I have often lauded Canberra as the most consistent of the capital cities but Adelaide is a serious challenger. It keeps delivering good sales activity and above-average results on house prices in specific markets.
In the five years Hotspotting has been conducting quarterly surveys of sales activity and price trends, Adelaide has never delivered a poor result. Most cities have had peaks and/or troughs in that time, but Adelaide just keeps on producing steady markets with consistent demand. 
65% of Adelaide suburbs have experienced growth in their median house prices in the past 12 months, many of them with rises above 5%. 
The list of suburbs with growth above 10% is dominated by top-end locations, a positive sign for the market overall, which we believe is poised for a significant growth phase.
Our Spring survey has identified 61 Adelaide suburbs with rising sales momentum. Over the past two years, the number of growth suburbs quarter-by-quarter has been 45, 58, 61, 71, 60, 62, 64 and 61.
Adelaide continues to rank well ahead of Sydney, Melbourne and Brisbane in terms of the number of growth suburbs – and ahead of most state regional jurisdictions (where many of the strong growth markets are found at present).
There are 11 Local Government Areas across the metropolitan area with three or more suburbs with upwardly-mobile markets.
The Marion LGA, a middle-market area in the south-west of Adelaide which has been a market leader for the past 18 months, is once again a standout market – indeed one that ranks nationally. It has nine suburbs with rising sales patterns, including Ascot Park, Glengowrie, Hallett Cove, Marion, O’Halloran Hill, Sheidow Park and Seacombe Gardens. 
Port Adelaide Enfield, another precinct that regularly features, also has nine growth suburbs including Croydon Park, Clearview, Dernancourt, Ferryden Park, Greenacres, North Haven and Rosewater.
The Charles Sturt LGA, which extends north-west from central Adelaide out to the beach areas, is close behind with seven rising suburbs. 
Eight municipalities have between three and five rising markets each: the Burnside, Campbelltown, Holdfast Bay, Mitcham, Onkaparinga, Salisbury, Tea Tree Gully and West Torrens LGAs.
While sources such as CoreLogic and SQM Research report annual growth of only 1-2% in Adelaide house prices, these generalised figures disguise individual areas which have done better. Our suburb-by-suburb analysis shows that 65% of Adelaide suburbs have median house prices higher than a year ago. Of the 123 suburbs which have recorded price growth, 51 have lifted more than 5%.
Only 23 of the 188 suburbs in the Adelaide metropolitan area have recorded falls in their median house prices of more than 5%.
Many of the suburbs with the highest annual growth are towards the upper end of the Adelaide market, headed by North Adelaide (up 35% to $1,165,000), Glenunga (up 21% to $1,185,000) and Unley (up 17% to $1,075,000). 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Adelaide the best performing capital for real estate growth suburbs: Hotspotting's Terry Ryder

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If you looked only at the generalised data excreted by research company computers, you’d think not much is going on in Adelaide.
According to one set of figures, house values are up 3.9 percent in annual terms and units 3.6 percent. But Adelaide is busier and more vibrant than those numbers indicate, particularly when you look at sales activity.
Adelaide started 2016 in solid fashion and continues to be one of the strongest city markets in the nation. The steady start to the year is encouraging, given that the March Quarter is typically the period that produces the smallest number of sales in the South Australian market.
Adelaide currently has more suburbs with rising sales momentum than Brisbane does, although it’s a smaller city, and considerably more than Sydney now does.
Generally, Adelaide had a solid year in 2015. Each of the four quarters had sales activity on a par with, or higher than, the corresponding period a year earlier. The June and September quarters were both substantially higher than the year before.
This continues a pattern of steadily rising sales over the past three years. In 2013 the SA market recorded between 7,000 and 7,500 dwelling sales per quarter. In 2014 sales rose above 8,000 per quarter and in 2015 every quarter was above 9,000 sales. The current year looks like continuing the pattern.
Our research for The Price Predictor Index shows that the growth suburbs in Adelaide are primarily middle-market areas and outer-ring precincts, with few top-end markets standing out.
The No.1 municipality is now the Port Adelaide Enfield LGA, one of the largest municipalities in Adelaide, covering the inner north and north-west of the city. Eight suburbs in this LGA having rising sales patterns, mostly suburbs with median house prices in the range from $380,000 to $510,000. They include Broadview, Northgate, Windsor Gardens and Largs Bay.
The Onkaparinga LGA, which always features as one of the strongest markets, has six growthsuburbs and six markets with steady sales activity in the far south of the Adelaide metropolitan area.
Many of the more active precincts are middle-market areas. The Charles Sturt LGA, which includes bayside suburbs like Henley Beach and West Beach, has seven suburbs with upward momentum. Growth markets include Findon, Kidman Park, Seaton and Semaphore Park.
The Tea Tree Gully LGA in the north-eastern suburbs stands out in most of our surveys as a highly consistent market. It now has six suburbs with steady sales patterns, plus five that are rising– including Hope Valley, Modbury and Ridgehaven.
The Holdfast Bay LGA has four Rising Steadily markets, including the bayside Glenelg suburbs and Somerton Park.
Another thing worth considering about Adelaide is the rental yields on offer. With negative gearing in the firing line in this long and boring Election campaign, cities that can offer higher rental yields become more appealing. If you borrow at 4 percent to buy a property returning 6 percent, negative gearing becomes a non-issue.
The cheaper precincts in the Adelaide metropolitan area provide houses with median yields between 6 percent and 7 percent. Areas that are slightly more expensive typically have yields in the 5.5 percent to 6 percent range.
 Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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Adelaide tops Brisbane for property sales momentum: Terry Ryder

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Generalised reporting of major markets is the curse of investors trying to find out what’s really happening. The growth figures published in mainstream media, with a single figure to describe an entire city, mislead more than they inform.
It’s one reason why few people I speak to can be convinced that it’s worth considering Adelaide, which I regard as Australia’s most under-rated market.
The generalised figures suggest little price growth - but, as is often the case, individual locations are doing better. 
Figures from realestate.com.au show that some Adelaide suburbs are selling homes quickly - and other data shows that many of these locations are recording above-average price growth.
According to realestate.com.au data for the six months to April 30, Gilberton has Adelaide’s fastest-selling houses. Houses in the north-eastern fringe suburb have a median time on market of 13 days – up there with the best in the nation.
Gilberton’s median house price has grown 19 percent in the past year to reach $1,090,000.
Houses in Hyde Park (median price $1,370,000, up 5 percent in 12 months) and Sefton Park (640,000, up 21 percent) have a median time on market of 17 days.
Clarence Gardens ($630,000, up 7 percent) and Melrose Park ($552,000, up 8 percent) houses sell in 18 days.
Realestate.com.au chief economist Nerida Conisbee said Adelaide’s market is performing strongly and sale times will likely go down as stock levels typically drop over winter.
“On average we typically see homes selling in around 40 days so you are looking at a pretty speedy market,” Conisbee says.
This confirms our view that the Adelaide market is stronger than the generalised price data indicates.
And I think it will get stronger, as the state economy delivers on the considerable promise it is increasingly showing. 
The unemployment rate for South Australia has risen slightly in the latest official data, but it remains healthy at 5.9 percent, compared to 6.5 percent in Queensland and Western Australia, and 6 percent in Tasmania. Only NSW (5 percent) and Victoria (5.3 percent) have better jobless rates than SA. 
The state economy is showing great resilience, despite some negatives such as the Holden factory closure, and this is under-pinning real estate markets.
Adelaide is the innovation capital of Australia and increasingly major businesses are relocating to the SA capital for that reason. SA leads on the nation on alternative energy and projects under way or in planning total many billions of dollars. 
And the big enterprises to create vessels for the Navy are also in the pipeline.
Canberra is another capital city that flies under the radar screens of most investors, despite everything it offers.
The ACT has the nation’s fastest-growing economy, according to Deloitte Access Economics’ business outlook, which says the ACT went to the “top of the leaderboard” in 2017, with gross state product rising 4.6 percent.
Deloitte partner Chris Richardson says low interest rates have given the ACT’s “massive mortgage belt” some breathing space. “There’s two big levers at play in Canberra: the size of the public service and interest rates,” he says.
After weathering government cutbacks in recent years, the public sector is now “in the sweet spot”.
The State of the States report from CommSec has the ACT in third place overall in a study of the states and territories on eight economic indicators. 
The ACT trailed NSW and Victoria overall but ranks first on housing finance (up 28% on the long-term average), second on unemployment and second for annual population growth, up 1.8%. The ACT’s home building starts were up 16.5% on decade averages, placing it third. It’s a strong report card and is a key factor in the steady rise in prices and rents. 
The latest figures from SQM Research confirm the very low vacancy rates in Canberra.  The firm’s mid-May report recorded a vacancy rate of 0.8%, compared with Sydney (2.3%), Brisbane (3%) and Perth (4.1%). 
Only Hobart (0.7%) has a lower vacancy rate, according to these figures.
Not surprisingly, rents are rising. In annual terms, the weekly asking rent index is up 7.6% for houses and 4.1% for units.
The Domain Group has also published figures showing strong annual rises in Canberra rents, with houses overall up 6% and units up about 5%. 
Domain chief data scientist Dr Nicola Powell says: “This data echoes what we have been seeing in the Canberra market and that is rents are rising across the board.
“House rents have been growing since mid-2015 and unit rents have been growing since the end of 2015.”
Some forecasters have tipped Canberra to lead the capital cities on price growth in the next three years. I’m not sure it will be No.1 but I expect it to be a contender.
For my third under-rated market, I could nominate pretty much any of our major regional cities.
Organisations whose goal is promoting themselves rather than informing the public like to publish average growth rates to compare capital cities with the regions. The regions will always lose in this comparison because the regions include struggling mining towns and other areas suffering from negative events such as drought.
It would be more valid to compare the capital cities with the largest regional centres like Newcastle, the Gold Coast and Geelong - and this comparison would produce a very different result.
Many suburbs in both Newcastle and Geelong have recorded median price growth above 20 percent in the past 12 months. Several other regional markets, including those close to Melbourne and to Sydney, have had serious growth in the past couple of years.
But under the general heading of under-rated I’d go for Ballarat. Whenever I speak about cities like this, I get that kneejerk reaction about regional centres never delivering growth.
But consider what a city like Ballarat offers. Virtually every suburb has a median house price below $450,000, including several with medians in the $200,000s. It’s not too hard to find rental yields above 5 percent. And there’s been serious price growth recently.
The suburbs of Soldiers Hill, Buninyong and Black Hill are up more than 20 percent I the past 12 months. Others have grown 10-12 percent.
The city is underpinned by a strong, diverse local economy, a growing population and good transport links to Melbourne. 
It’s feasible to buy a good home there at a fraction of Melbourne’s prices and commute to work somewhere in the state capital (keeping in mind also that some of Melbourne’s biggest jobs nodes are on the northern fringe of the metro area, closest to cities like Ballarat and other attractive Hill Change towns in Victoria).
But there are plenty of jobs within Ballarat itself, which is attracting growing numbers of buyers from Melbourne, seeking more attractive prices and a different lifestyle.
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Australia's three most underrated growth markets

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One of many things that will be different in real estate in 2018 is that we’ll be talking a more about Adelaide.
I see the South Australian capital as the most under-rated of the capital city markets, largely because of the popular perception that South Australia lacks economic muscle and population oomph.
But something is building in SA that will change its image and cause investors to pay greater attention.
There are many clues to bigger and better things brewing. The first of them was the elevation of SA in the latest edition of CommSec’s State of the States report, in which it was promoted from No.6 to No.4 in the economic rankings.
South Australia scored well on business investment, employment and dwelling construction.
The latest Business SA-Statewide Super survey of business expectations showed confidence and business conditions are on the rise (but with lingering concerns about the future direction of the state economy).
The latest ABS jobless data showed the SA unemployment rate steady at 5.8 percent in seasonally-adjusted terms (a little above the national average of 5.4 percent) but with the trend data showing the SA jobless rate dropping 0.2 to 5.6 percent - which was the lowest in five years.
So the current indicators look a little more positive. But the big game-changing events are yet to come.
We’ve seen the beginnings of the impact from the biggest of them, the $89 billion program of building vessels for the Navy, which will be focused primarily on Adelaide.
The first step is a $535 million infrastructure build at Adelaide’s naval shipyard and reports indicate this means 600 jobs, for which hiring is under way. Lendlease has been selected as the managing contractor for the Osborne South Shipyard construction.
This infrastructure is expected to be ready for the $35 billion project to build nine frigates, starting in 2020. But the total project is considerably bigger than that.
A PwC study has forecast the overall $89 billion naval shipbuilding program, headlined by the $50 billion project to build 12 new submarines, will create 8,000 jobs in South Australia over 40 years and deliver a $134 billion boost to Gross State Product.
Another big impact will come from revival in the resources sector. SA is a significant resources state, though much less in the headlines than Western Australian and Queensland.
BHP has indicated it plans to spend over $3 billion expanding its Olympic Dam mine. It recently announced an immediate $US800 million injection to “stabilise” Olympic Dam over the next few years, to be followed in 2020 by a $US2.1 billion “brownfields expansion” that would double the mine’s output.
There’s plenty more action in the SA mining sector, including the decision by OZ Minerals to invest $900 million in the Carrapateena project and CU River announcing an $800 million expansion of its Cairn Hill mine, creating 1,300 jobs.
Energy production is potentially a massive industry in SA, with a dozen projects worth around $5 billion targeted on the Port Augusta area, many of them solar and wind developments.
Last week the (allegedly) world’s largest lithium-ion battery was officially turned on at Jamestown by Premier Jay Weatherill, who said: “South Australia is now leading the world in dispatchable renewable energy, delivered to homes and businesses 24/7.”
Not so sure that SA is leading the world, but it certainly presents as a national leader is this field.
By coming in ahead of schedule, Tesla tech billionaire Elon Musk fulfilled his promise to build the 100-megawatt facility in 100 days or provide it free. The battery is paired to the neighbouring Hornsdale Wind Farm, owned by French company Neoen.
Infrastructure spending has a big influence on the health of real estate markets - and the infrastructure spend in Adelaide is mounting, with a significant ongoing investment in improving road and rail links across the metropolitan area.
Recent announcements include funding totalling $659 million for facilities at the RAAF Base Edinburgh in Adelaide’s north to support the anti-submarine and surveillance plane, the P-8A Poseidon. These facilities are targeted for completion by early 2019.
A recent report listed extensive private sector investment in South Australia, which included a number of firms making Adelaide their headquarters.
Strike Energy has committed to relocate its headquarters from Sydney to Adelaide; French company Dassault Systemes has decided to establish its Australian head office in Adelaide; and Indian renewable energy company Enzen Global Solutions is opening its Australian head office in Adelaide.”
In addition, cyber security firm VeroGuard Systems says it will begin manufacturing in Adelaide in 2018, producing cards and software to enable hyper-secure online transactions. The company’s $57.5 million investment is expected to create 596 jobs in the first three years.
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We'll be talking more about Adelaide in 2018

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EXPERT OBSERVER
Investors will be piling into the Adelaide market – just as soon as they read somewhere that there’s a boom in the South Australia capital.
But not before. The only constant in the residential property market is that the herd mentality drives the actions of buyers and sellers. 
Adelaide right now is a strong value-for-money proposition, with one of the steadiest and most consistent markets in capital city Australia, underpinned by an economy that the experts have recognised as one of the nation’s best.
But investors generally refuse to consider it. Adelaide flies under the radar screen, with many people clinging to the outdated notion that Adelaide and SA is a low-growth sort of place.
But the experts know better. Here’s a snapshot of what some have said recently:
“South Australia’s economy was the standout of all states and territories in the last three months of 2018, with strong house prices and positive employment momentum boding well for the future.” – ANZ Stateometer report
"Residential property capital values in South Australia had their fastest rise for six years in the last financial year." - SA Property Landscape report from Land Services SA
"Business confidence in SA is now at levels not seen in more than 10 years." - Business SA-William Buck Survey of Business Expectations
"South Australia remains home to the most confident property sector in the country,  buoyed by tax cuts and positive economic announcements. It is the fourth consecutive quarter that confidence in the state's property industry has topped the country." - ANZ / Property Council Survey's Statewide Index
"All the economic indicators are suggesting that Adelaide is going to experience a very buoyant 2019." - Broadway Property director Ben Heritage
"Price Growth Reaches 6 Year High in Sleeper State" - Smart Property Investment magazine
"Adelaide Median House Value Soars To Record High, Defying Downturn In Other Capital Cities." - The Advertiser
"Adelaide Housing Market Forecast To See Steady Growth." - Moody Analytics
"The two key measures of the SA economy - how much production in the state and  how much spending in the state - are both accelerating." - Chris Richardson, Deloitte Access Economics
"Elon Musk’s Tesla is aiming to more than double its battery rollouts during 2019, saying its huge Hornsdale battery in SA has become an important calling card that's attracting bigger projects." - The Australian
"Technicolor's Move To Adelaide Will Generate 400 Jobs and Boost CBD Living and Lifestyle." - The Advertiser
Against that background of economic and property performance, Adelaide is one of Australia’s most consistent markets, a status it has maintained over the past 12 months. It remains the busiest market in capital city Australia and one that is forecast by several analysts to be a national leader on price growth in 2019 and beyond.
SA, dominated by Adelaide, has impressed with its steady performance in the past five years. Each of the past 20 quarters has recorded between 8,000 and 9,500 dwelling sales. Adelaide continues to record high numbers of suburbs with growing sales demand, well above the levels seen in most of the capital cities.
This has produced multiple years of steady price growth, without generating a price boom – yet.
While sources such as CoreLogic and SQM Research report annual growth of only a few percent in Adelaide house prices overall, these generalised figures disguise individual areas which have done better.
It’s noteworthy that many of the millionaire suburbs have recorded big growth in their median prices in past 12 months. Uplift in the premium market is often an early signal of a market upcycle.
The growth is not all confined to the top end: there are suburbs with growth above 10% spread across all price ranges. This reinforces the reality that out-performing areas can be found even when the overall market appears to be moderate.
Adelaide has a broad geographical spread of LGAs with good numbers of growth markets. There are seven municipalities which have five or more suburbs with rising sales trajectories leading to price growth. This means there is growth momentum across the metropolitan area.
The leading precinct, with 12 growth suburbs (which makes it a nation-leading market), is Port Adelaide Enfield - which is likely to attract growing interest as the massive project to build Navy vessels unfolds.
The Marion LGA, a middle-market area in the south-west of Adelaide, has been a market leader for the past 12-18 months and continues to be.
A new challenger in Adelaide is the West Torrens LGA, which is situated between the CBD and the beaches – and offers wonderful value for money, relative to its location. Most suburbs have median house prices in the $500000s.
Another contender is the Tea Tree Gully LGA, which offers a good location relative to major jobs nodes and the Adelaide CBD, good local infrastructure and a high level of housing affordability. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Adelaide flies under the radar as one of our strongest capital city property markets: Hotspotting's Terry Ryder

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EXPERT OBSERVATION
The key question for Hotspotting in putting together our reports in the current climate is this: among the locations that have strong long-term fundamentals supporting price growth, which ones are best set-up to withstand the forces of the Covid-19 shutdown?
We’re searching for places which have the credentials to do well in the short-term, in dealing with the impacts of virus crisis, as well as having the features that drive long-term growth.
As I see it, the key factors are:
1. The strength of the market pre-coronavirus
2. The level of vacancies going into the virus shutdown period
3. The make-up of the local economy and in particular where most of the jobs exist
4. The key components of population growth in that location
5. The level of spending on infrastructure
All of those elements are important, but perhaps the most important one in the short-term is the make-up of the local economy and which sectors provide the bulk of the jobs.
Let me give you an example: Albury-Wodonga, which straddles the border between NSW and Victoria, has one of strongest economies anywhere in regional Australia, it offers wonderful affordability and high rental yields – and, in the past 12 months, there’s been some pretty good price growth there.
But the key factor about Albury-Wodonga right now is where most of its employment exists.
The four biggest sectors that provide the most jobs in this city are: 1 hospitals and medical services; 2 supermarkets and food stores; 3 the military; and 4 aged care.
I can’t imagine a better situation in terms of sectors likely to be hiring rather than firing in the current climate than those.
So, right now, amid all the issues afflicting Australia because of the coronavirus, Albury-Wodonga is performing well in its economy and its property market.
Overall, what we know to be true is that regional Australia is much less impacted by the virus shutdown, generally speaking, than the major cities.
Clearly, regional cities where the economy is largely dependent on tourism will suffer. But most of the regional centres that interest us are not in that situation.
Most of the regional centres that are grabbing our attention have economies based on sectors that are doing well in the current situation, or are likely to do well as we exit the lockdown phase and head back towards normal - sectors like agriculture, viticulture and resources &amp; energy.
Among the capital cities, Adelaide property market is particularly well placed to emerge from the shutdown with prospects for growth.
Coming into the virus crisis, Adelaide was one of the leading capital city markets in the nation with the best prospects for growth.
The Autumn 2020 edition of the Price Predictor Index ranked Adelaide No.1 among the state and territory capital cities for the number of suburbs with rising sales activity, out-ranking both Melbourne and Sydney.
Adelaide is one of the nation’s most consistent property markets. It always delivers steady demand, underpinned by a solid local economy and helped by the exceptional value for money offered by its housing market.
Adelaide also had a very low vacancy rate heading into the shutdown period: an overall vacancy rate below 1% which means the city’s rental market is well-placed to absorb the extra rental stock coming into the market because of the impact of the virus shutdown.
The latest figures, to the beginning of April, show that even with the recent influx of new properties seeking tenants, its vacancy rate is still just 1.2% (the lowest among the capitals, equal with Canberra).
The city’s economy is in a strong position to recover well from the shutdown period.
Adelaide is the high-tech innovation capital of Australia and South Australia leads the nation in the production of alternative energy. It has been transitioning strongly from old-style manufacturing to the production of modern technology products.
One of the likely outcomes from the virus crisis is a revival of manufacturing in Australia and Adelaide is well-placed to benefit from that.
Adelaide also has strong sectors in education and medical services.
It has a state government which has been spending significant amounts on infrastructure – and has announced plans to fast-track shovel-ready infrastructure projects to lead the economic recovery on the other side of the shutdown period.
Overall, I see Adelaide as being one of the best capital cities in the nation for real estate investment with good prospects for future growth, as well as above-average rental yields.
TERRY RYDER is the founder of hotspotting.com.au ryder@hotspotting.com.au twitter.com/hotspotting
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Adelaide property market to emerge strong from COVID-19 shutdown: HotSpotting's Terry Ryder

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CoreLogic's head of research Tim Lawless talks the Adelaide's housing market.
 
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Adelaide's market update for November: CoreLogic

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Property investors will never let the facts get in the way of an entrenched attitude. 
Clinging to cherished beliefs, most of them based on myth and misinformation, is the hallmark of the typical Aussie wannabe investor - and the reason why most of them get ordinary results from buying at the wrong time in the wrong place.
Against that background, I find that the hardest sell in Australian real estate is trying to convince people that Adelaide is not only worth considering, but is one of the very best locations to target for a combination of affordability, value for money, good yields and potential for capital growth. And that regional South Australia has been one of the nation’s best performers in recent times. 
I will, nevertheless, persist.
The standout consistency of Adelaide real estate is demonstrated by our latest (Winter 2020) survey of sales activity and prices. The city’s resistance to the forces of Covid-19 is shown by the number of suburbs with sales growth and the number with annual uplift in their median prices.
The Winter 2020 survey has identified 51 Adelaide suburbs with rising sales activity. This compares with just 32 in the much larger city of Melbourne.
In terms of price performance, almost two-thirds of Adelaide suburbs have recorded annual growth in their median house prices, almost identical to the result three months ago in our Autumn 2020 survey. Once again, Adelaide is delivering on its reputation for steadiness.
Here’s what I said about Adelaide in the Price Predictor Index published nine months ago: “Adelaide is the standout market in capital city Australia. Its consistency of sales performance is remarkable and two-thirds of its suburbs have had price growth in the past year, led by double-digit rises in top-end markets.
“Adelaide is undoubtedly Australia’s most under-rated market. It keeps delivering good sales activity and above-average results on house prices.
“In the five years Hotspotting has been conducting quarterly surveys of sales activity and price trends, Adelaide has never delivered a poor result. Most cities have had peaks and troughs in that time, but Adelaide just keeps on producing steady markets with consistent demand.”
Nothing has changed, despite the negative forces of Covid-19. Adelaide and South Australia have handled the pandemic better, in health terms, than any other state and its economy has showed resilience. This has been reflected in its real estate markets.
One of the strengths of the Adelaide market is that the prosperity is widely spread across the metropolitan area. There are 10 Local Government Areas with three or more suburbs with upwardly-mobile markets.
While sources such as CoreLogic and SQM Research often report annual growth of only 1-2% in Adelaide house prices, these generalised figures disguise individual areas which have done better. Our suburb-by-suburb analysis shows that over 60% of Adelaide suburbs have median house prices higher than a year ago. 
Regional South Australia is the most surprising market in the nation. There is uplift in sales activity in most locations across the state and the vast majority of regional towns have recorded price growth in the past 12 months, with most up by more than 5%.
This market has been a consistently strong performer in recent years but is unlikely to ever receive any media recognition for it.
In the Spring 2019 edition of The Price Predictor Index nine months ago, we commented: “It would surprise many property observers to learn that three-quarters of the towns in Regional South Australia have recorded price growth in the past 12 months, including some which have achieved double-digit increases.”
In the Autumn 2020 edition three months ago we said: “Regional SA continues to perform, with significant increases in median house prices in many locations. And we now have steady upward trends in sales activity in areas that have not previously featured …”
And, notwithstanding the impacts of the pandemic period, Regional SA continues to deliver strong results. Of the 33 locations ranked in our survey, 17 are rated as rising markets, six are ranked as consistency markets and the other 10 are plateau markets.
Whyalla is continuing its recovery; Mount Gambier continues to be a growth market; and the Victor Harbor area has enhanced its status as a solid performer.
There has been a big revival in prices in Whyalla, which was previously mired in a significant downturn. In the past 12 months, growth in median prices has included 29% in Whyalla, 31% in both Whyalla Stuart and Whyalla Jenkins, 20% in Whyalla Playford and 12% in Whyalla Norrie.
To put this into perspective, these locations are rising from a very low base. Whyalla Stuart’s median house price has increased 31% in 12 months but remains at just $130,000. Whyalla Norrie’s median house price is just $145,000, despite an annual rise of 12%.
Nevertheless, prices are heading in the right direction, on the back of improved sales activity. 
Other locations to record good median price growth over the past 12 months include Tanunda (12%), Naracoorte (10%), Kapunda (11%), Millicent (10%) and Mannum (10%). In the busy markets of the Alexandrina LGA, Middleton is up 10% and Hindmarsh Island has risen 16%.
Alexandrina, south-east of Adelaide, continues to be the individual star in terms of sales activity. Most of the main centres in this municipality – Goolwa, Goolwa South, Hindmarsh Island, Middleton and Strathalbyn – have been classified as rising markets in our latest survey.
The Victor Harbor area is the other standout. This LGA often features in our reports as the steadiest of performers. In this new survey, Hayborough, McCracken, Victor Harbor and Port Elliot are all classified as rising markets. Prices are rising moderately in this market, generally around 3-5% in the past year. 
Terry Ryder is the founder of hotspotting.com.au
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