For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

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

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

Adelaide

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The Adelaide office market has about 1.6 million square metre of lettable space.
The CBD precinct, bound by North, West, South and East Terrace, accommodates nearly 1.4 million square metres of office space and is the sixth largest CBD office market in Australia, according to Savills' CBD Office Market Briefing for the second quarter of 2016.
Outside of the CBD, lettable office space is classified as Fringe and is predominantly B and C grade office accommodation. 
In the 12 months to June 2016, Savills identified approximately 90,000 square metres of leasing activity in the central Adelaide office market, including Adelaide CBD and Fringe areas. Although this an increase on activity levels 12 months prior, it is close to the five year average of approximately 87,000 square metres.
The majority of these leases (approximately 60 percent of the volume identified leased) were in the Adelaide Core precinct. Around 60 percent of the deals reported in the 12 months to June 2016 period were new tenants, while approximately 37 percent were renewals, with the balance sub-lease and pre-commitment deals. Of the 90,000 square metres identified leased in central Adelaide in the 12 months to June 2016, the ‘Government and Community’ dominated activity by volume of space leased. However, the ‘Property and Business Services’ sector had the greatest number of transactions.
A selection of recent leasing transactions is displayed in the tables below.
<a href="/images/2016/07/22/Adelaide-CBD%20office%20lease.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/22/Adelaide-CBD%20office%20lease.png" alt="">
Savills’ Adelaide Lease Expiry Report analyses a database of lettable floor space in the CBD and fringe office markets. As at the June 2016 report, it is estimated that an average of 105,000 square metres of leased space in the CBD will come up for renewal each year for the next three years.
Around 40 percent of this space is leased by the ‘Government &amp; Community’ sector and Industry’ sector, one of Adelaide’s largest occupiers, however, more than 50 percent of space due for expiry over the next three years is a combination of the ‘Property &amp; Business services’, ‘Mining &amp; Utilities &amp; Industry’ and ‘Finance and Insurance’ sectors.
<a href="/images/2016/07/22/Adelaide-CBD%20office%20graphic.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/22/Adelaide-CBD%20office%20graphic.png" alt="">
In the short-term there is likely to be ongoing demand from tenants seeking to rationalise existing space, as well as from those seeking expand or upgrade into new space. A number of firms have sought to rationalise space requirements through relocation strategies, including the consolidation of separate tenancies to increase business continuity and lower costs. Others firms have upgraded and taken on expansion space.
The largest example of this includes the Department of Water and Natural Resources who has consolidated staff from two sites, including Chesser House at 91-97 King William Street and 1 Richmond Road, Keswick, into one tenancy at 81-95 Waymouth Street. The building had previously been occupied by the Australian Taxation Office before they relocated to their new premises in 2013. An internal upgrade was completed recently. The State Government will occupy the top five floors, with the balance, some 6,000 square metres, seeking prospective tenants.
Bupa has taken one floor in the new 50 Flinders Street development to consolidate offices.
The Administrative Appeals Tribunal (Government) has committed to lease two floors at 1 King William Street in a rationalisation strategy, reducing space requirements by about 500 square metres in the move. UniSuper has also leased a part-floor in 1 King William Street, understood to be slightly larger than their premises in 80 King William Street.
In a more recent deal, Hudson has relocated from 75 Hindmarsh Square to 101 Pirie Street, similarly rationalising about 500 square metres in the move.
Morgan Stanley has also relocated, moving from 115 Grenfell Street to 2 King William Street recently, although only reduced space requirements by about 100 square metres.
As at June 2016, net face rents in Adelaide CBD typically range from $395 to $460 per square metre per annum for Premium Grade, $330 to $410 per square metre per annum for A Grade and $265 to $335 per square metre per annum for B Grade. In Adelaide’s Fringe, as at June 2016, net face rents typically range from $330 to $355 per square metre per annum for A Grade and $270 to $300 per square metre for B Grade. Since Q2 2015 incentives have been stable and net effective rental levels are showing signs of growth, albeit at low levels.
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Adelaide CBD is the sixth largest CBD office market in Australia: Savills

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Property in Adelaide is the most affordable mainland capital city according to the property valuation firm, Herron Todd White with a median price of $410,400 with a huge range of properties available around $500,000.
Herron Todd White's residential market report for July noted an increasing scarcity of detached dwellings in this price range within close proximity of the CBD, with the market for older units and townhouses regardless of location remains relatively flat.
HTW note Adelaide's suburb of Croydon Park has older style dwellings on larger blocks around the $350,000 to $450,000 range while newer housing typically sells in the $450,000 to $550,000 range.
"This area is increasing in popularity due to its reasonable proximity to the CBD, improved accessibility via the Torrens to Torrens roadway (under construction) and is a more affordable option than historically more appealing areas such as West Croydon and Woodville.
"Further west, the suburb of Largs North features a mix of housing from the 1940s to 1970s with increasing in-fill development. The area is situated within close proximity of local beaches and the Port Adelaide area.
"It is a more affordable beachside suburb compared to suburbs such as Glenelg and Brighton which are situated further south. The current median price for detached housing is $416,000 with an average yield of 4.4 percent."
Property Observer found a three bedroom home in Largs North (above) currently listed for sale <a href="https://www.realestate.com.au/property-house-sa-largs+north-122459690" target="_blank">for between $370,000-$395,000</a>.
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jonathanchancellor-7SQnKwU6yx

Adelaide still the most affordable mainland capital city: HTW

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A four-storey complex comprising serviced apartments and commercial spaces in Adelaide’s northern suburb of Mawson Lakes has been snapped up by a Singapore-based investor for $18 million. 
The sale of Quest Mawson Lakes was negotiated by Rino Carpinelli and Peter Isaksson of Savills South Australia along with joint agent Tony Ricketts of Knight Frank. 
The property was sold on a passing yield of 8%.
Located on a 2,467 sqm site, the property comprises 66 serviced apartments on the three upper levels while the ground floor is fully leased to seven commercial and retail tenancies. The serviced apartments come in studio, one-bedroom and two-bedroom configurations. 
The purpose-built facility was built in 2008/2009 and is managed by serviced apartment operator Quest, which recently extended its lease to 2024.
“The sale to a Singapore-based investors highlights that international buyers are increasingly looking beyond Australia’s major east coast capitals of Sydney and Melbourne for high quality, strategic investments,” said Isaksson.
 
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Adelaide apartment complex sold to Asian investor for $18 million through Savills

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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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terryryder-YECXbqmri2

Adelaide tops Brisbane for property sales momentum: Terry Ryder

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Adelaide's weekend prices ranged from $495,000 for a townhouse at North Adelaide to $1.6 million at Gulfview Heights.
The two bedroom <a href="https://www.realestate.com.au/property-townhouse-sa-north+adelaide-122689442" target="_blank">1960s townhouse on Barnard Street</a> (above) had traded at $365,000 in 2007.
The 41 Bellevue Circuit two storey home (below) sold pre-auction.
<img src="/images/2016/06/14/700_bellevue.jpg" alt="">
The <a href="https://www.realestate.com.au/property-house-sa-gulfview+heights-122607502" target="_blank">four bedroom home</a> with 78 sqm space sits on a 1056 sqm block.
"The home could be an eight bedroom home if necessary, however the current layout works as a comfortable 4 bedroom," selling agent Colin Martin said, adding there was also space to park eight cars.  
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jchancellor-FAypfDUnLy

Adelaide trophy home sells at $1.6 million

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The site of Adelaide's former Trims Family Clothing Store is to be developed into a $275 million 5-star luxury residential and commercial twin tower mixed-use property.
The property, 322 King William Street, is being developed by Gerry Karidis and will be renamed Three Two Two. When completed it will cover seven floors of car parking, nine floors of commercial suites and nine floors of residential apartment accommodation.
Both towers will feature 63 apartments.
Steve Testar of Savills Residential said Three-Two-Two will be an outstanding residential development that will offer world class luxury.
"The residential component will comprise of six penthouses and a selection of studios, one, two and three bedroom apartments and are being offered via an expressions of interest campaign," he said.
The towers will feature 20 floors of commercial floor space for either purchase or lease and an additional two floors of retail space including restaurants and other services. 
The Savills team appointed to market Three Two Two King William consists of: Rino Carpinelli, Savills SA Managing Director, – Retail Leasing &amp; Sales Peter Isaksson, Savills SA Director Capital Transactions, – Commercial Office Sales Adam Hartley, Savills SA Director Office Leasing, – Office Leasing Steve Testar, Savills SA State Director Residential, – Residential Sales
For more information, <a href="https://www.karidis.com.au/developments/" target="_blank">click here</a>.
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$275 million mixed-use development slated for Adelaide

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Adelaide's $100 million, 28 storey 210 apartment development Vue on King William is the state's tallest residential building following its official opening by Deputy Premier, John Rau. 
More than 400 new residents are expected to move in over the coming weeks.
Vue features a six level podium, recessed roof top garden, pool deck, recreation centre and 22 level glass frontage and was designed by architects Woods Bagot.
Vue on King William is a joint venture between Adelaide-based Starfish Developments and Melbourne-based Asian Pacific Group.
One split level penthouse is on the market worth around $2 million. It features 240sqm of living space including 100 square metres of entertaining space, 3-bedrooms, two bathrooms, two car parks, high quality fixtures and fittings and market-leading European appliances. 
It has its own rooftop private outdoor entertaining terrace incorporating a built-in kitchen fully equipped with a stainless steel BBQ, range-hood, stone bench tops and built in fridge.
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For more information, <a href="https://vueonkingwilliam.com.au/" target="_blank">click here</a>. 
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Penthouse in Adelaide's tallest residential tower on the market

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Over the December 2015 quarter, 8.8 percent of Adelaide resales were at a gross loss, which was down from 9.3 percent at the end of the third quarter of 2015 but higher than the 8.1 percent over the same quarter last year.
The Light council area recorded no loss-making resales over the quarter while Norwood Payneham St Peters (3.5 percent) and Marion (3.8 percent) recorded less than 4.0 percent of all resales at a loss.
The highest proportions of loss-making resales over the quarter were recorded in Playford (21.8 percent), Gawler (17.4 percent) and Walkerville (14.3 percent) council areas.
<a href="/images/2016/03/30/Screen%20Shot%202016-03-30%20at%202.48.10%20PM.png" target="_blank">Click to enlarge</a>
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Adelaide's resale losses down from Q3 2015: CoreLogic RP Data's Pain & Gain

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Adelaide is a rising market for houses, while for units the recovery is only starting, according to valuation firm Herron Todd White's property clock for April 2016. But HTW focuses more on the fringe suburbs of this South Australian city.
Fringe suburbs are those where buyers have usually traded off a central location for price. Examples of fringe suburbs for detached housing in Adelaide are Woodcroft and Happy Valley to the south, Gulfview Heights to the north and Athelstone to the north- east.
Woodcroft
Woodcroft is situated approximately 20 kilometres south of the Adelaide CBD adjacent to the suburbs of Morphett Vale and Reynella East. Accessibility to the suburb has been enhanced since the duplication of the Southern Expressway. There are courtyard style dwellings (circa 1990s) and older style dwellings available in the low $300,000 range which provide a good entry level point for first home buyers. Newer housing and detached housing on larger allotments typically sell in the $450,000 to $600,000 range.
Weekly rents typically range between $300 and $480 depending on overall property features with an average yield of 4.8% (source: realestate.com.au).
<a href="https://www.realestate.com.au/property-house-sa-woodcroft-121248970" target="_blank">9 Tuscany Way, Woodcroft</a> is a 3-bedroom, 1-bathroom courtyard style dwelling on a 352 square metre allotment which recently sold for $307,500. This property is currently listed for rent at a weekly rental of $320 which reflects an initial yield of 5.4%.
<a href="https://www.realestate.com.au/property-house-sa-woodcroft-120619693" target="_blank">8 Topaz Close, Woodcroft</a> is a 3-bedroom, 2-bathroom dwelling on a 556 square metre allotment which recently sold for $360,000. This property is currently listed at $390 per week which reflects an initial yield of 5.6%.
Happy Valley
Happy Valley is situated adjacent to the suburbs of Aberfoyle Park and Reynella East and is approximately 20 kilometres from the Adelaide CBD. There are 1970s and 1980s style detached dwellings available in the low to mid $300,000 range which are entry level properties for first home buyers. Newer housing and renovated housing on larger allotments generally ranges between $450,000 and $650,000.
Weekly rents typically range between $300 and $480 depending on overall property features with an average yield of 4.9% (source: realestate.com.au). There are currently limited dwellings recently sold listed for rent which indicates reasonable demand from owner-occupiers.
Gulfview Heights
Gulfview Heights is 20 kilometres north of the Adelaide CBD and is adjacent to Salisbury East, Wynn Vale and Para Hills. Development comprises 1970s and 1980s dwellings with a section of larger, more modern housing constructed in the late 1990s and early 2000s. Older style housing within the high $200,000 to low $400,000 range is attractive to first home buyers. Newer and more modern housing generally sells in excess of $500,000.
Weekly rents typically range between $300 and $500 depending on overall property features with an average yield of 4.9% (source: realestate.com. au). There are currently limited dwellings in Gulfview Heights which have recently sold that are listed for rent. This indicates reasonable demand from owner- occupiers.
Athelstone
Athelstone is an established north-eastern suburb situated 12 kilometres from the Adelaide CBD. Development comprises predominantly 1970s and 1980s dwellings with sections of increasing infill development. Older style dwellings typically sell within a range of $400,000 to $500,000 with newer dwellings selling in excess of $600,000.
Weekly rents typically range between $300 and $550 depending on overall property features with an average yield of 4.0% (source: realestate.com. au).
4 Kurrajong Avenue is a 3-bedroom, 2-bathroom 1970s Spanish style dwelling on a 715 square metre allotment which recently sold for $520,000. This property is currently listed for rent at a weekly rental of $380 which reflects an initial yield of 3.8%.
Sale example:
The following sales illustrate the difference in price for similar dwellings in Woodcroft compared with the suburb of Unley, a highly regarded area within three kilometres of the Adelaide CBD. 
11 Mildara Close, Woodcroft, sold 4 March 2016 for $337,500
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This property comprises a circa 1993 3-bedroom, 1-bathroom dwelling situated on a 315 square metre allotment with an equivalent area of 138 square metres. The property includes an updated kitchen, single garage (under the main roof) and a rear verandah (source: RP Data). 
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10 Boothby Court, Unley, sold 19 January 2016 for $615,000
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This property comprises a circa 1994 3-bedroom, 1-bathroom semi-detached dwelling situated on a 300 square metre allotment with an equivalent area of 150 square metres. The property includes a single garage (under the main roof) and a rear verandah (source: RP Data). 
A potential purchaser in Woodcroft would be 17 kilometres further from the CBD which is the trade- off for the large reduction in price ($277,500 or 45% difference) compared to the Unley property.
Quality housing in suburbs within 10 kilometres of the CBD continues to experience good demand. Given this, there are more residents moving further from the CBD to seek housing within an affordable price bracket. There is increasing infill development within Athelstone and Happy Valley as well as new development in Woodcroft which is improving the overall appeal of these suburbs. Although further from the CBD, these locations are well serviced with local shopping facilities in good proximity.
These suburbs provide good opportunities for first home buyers seeking detached housing within the $300,000 to $400,000 price bracket. These opportunities are few and far between within close proximity to the CBD with the exception of smaller unit style accommodation. These areas have fairly consistent levels of demand from buyers and tenants alike. The outer northern suburbs (Playford Council area) comprising areas close to Elizabeth and the Holden Manufacturing plant continue to experience negative sentiment with the effects of the imminent closure of the plant in 2017 yet to transpire. 
 
 
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Adelaide fringes are a good buy for FHBs: HTW

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The former Underdale &amp; Airport Bowling Club site in Adelaide has been bought by a private developer for $2.975 million after an expression of interest campaign.
The developer plans to turn the 189 Holbrooks Road, Underdale site into a retirement village, said selling agent David Ente of Raine &amp; Horne Commercial SA.
The Underdale &amp; Airport Bowling Club was established after the First World War when members were gifted land by a local winery. 
The property came onto the market recently following a merger between The Underdale &amp; Airport Bowling Club and nearby Hindmarsh Bowling Club. The merged club is now known as Torrensville Bowling Club.
“The Underdale site is now surplus to the merged club’s requirements, but unlike the famous movie <a href="https://www.imdb.com/title/tt0291832/" target="_blank">Crackerjack</a>, starring Mick Molloy, which tackled bowling club closures, Torrensville Bowling Club will use the sale proceeds to build Adelaide’s first all-weather green at its Torrensville site,” said Ente.
“The Underdale property could also have been utilised for an aged care facility or childcare centre subject to the usual consents.”
The property is close to the Adelaide CBD, airport and shopping precincts. 
The existing clubrooms are nearly 485 square metres and the former bowling club is within the City of West Torrens and is zoned as Residential Policy Area 21. 
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