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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A circular Glenelg penthouse with 360 degree views has been listed with price expectations between $1.95 million to $2.145 million.
With 360-degree views over the beach, the <a href="https://www.realestate.com.au/property-apartment-sa-glenelg-119374915" target="_blank" style="line-height: 1.3em;">84/760 Anzac Highway</a> property is 49 sqm and has been listed through Tim and Megan Thredgold at Toop &amp; Toop Real Estate.
The penthouse was last renovated in 2003, winning the Award of Merit at the Architecture Awards.
Designed by Stafford Architects, it was built by the Mossip Group with interior design by Maria Gianquitto.
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jchancellor-FAypfDUnLy

Circular Glenelg penthouse on the market

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While some of Adelaide’s fundamentals are solid, a big question mark hangs over an important industry sector. A distinct lack of economic drive continues to underwhelm. All things being equal, Adelaide’s property market is likely to follow a steady-as-she-goes path.
Greater-Adelaide’s average annual growth in median property values of 8.1% (houses) and 8.3% (apartments) for the last fifteen (15) years compares to Australia’s capital city average of 8.4% and 7.6%, respectively. The best performing Adelaide local government authorities over the last fifteen years were Port Adelaide Enfield (9.2%), Salisbury (9.0%), Campbelltown (8.8%), Marion (8.8%), Onkaparinga and Playford (both 8.5%).
With median house and apartment values of $533,000 and $333,000 respectively accommodation in Adelaide is the second most affordable of all Australian capital cities (after Hobart). This low entry price and the controlled rates of new housing supply meet two important investment fundamentals.
As strange as this may sound, the opening of the redeveloped Adelaide Oval in early 2014 played a significant role in creating an ‘energy’ which has improved Adelaide’s general sentiment.
Fundamentals like these plus a low interest rate environment has been the catalyst for growth in 2014 median property values of 6.1% (houses) and 4.0% (apartments). 
Adelaide’s 1.22 million people represents 72% of the entire state’s population. There are approximately 530,000 dwellings in Greater-Adelaide.
The future for Adelaide’s property market rests in the fate of its economy. South Australia’s key industries are manufacturing, agriculture, mining, and tourism. It also has a significant representation of defence force personnel.
Significant concerns beckon for manufacturing in the state. According to a report produced by University of Adelaide, 24,000 jobs will be lost in South Australia as a result of closures of car manufacturing plants by Ford (2016), Holden and Toyota (both 2017). A cloud also hangs over the careers of thousands of employees at Defence Material Organisation (DMO) and Australian Submarine Corporation (ASC) which play a major role in the manufacturing and maintenance of Australia’s military fleet.
A federal government white paper on Australia’s defence force published in 2011 flagged unprecedented levels of investment in military fleet expansion plus an increase in personnel; Adelaide was to be the primary beneficiary. Subsequent federal budget pressures and Australia’s obvious inability to compete on price with international manufacturers of equipment such as submarines means that neither of these bold targets would come close to being realised.
A significant economic boost is needed to increase demand for goods and services in South Australia. While there is an abundance of opportunities to leverage its agriculture and tourism industries off the Asian Century there is nothing tangible at present to suggest that prosperity is just around the corner.
South Australia’s unemployment figures have consistently been trending above the national average for some time. The job creation data for Greater-Adelaide contrasts the impressive 246,121 jobs created in 2011 to a net jobs loss of 71,813 in 2014. The north and west of Adelaide have the highest unemployment rates. 
Adelaide’s largest infrastructure project is the $2.1 billion Royal Adelaide Hospital. Once completed in 2016, an estimated 14,000 people will occupy the new medical precinct and adjoining university in the north-west corner of the CBD.
The $1.5 billion Adelaide Riverbank project is likely to commence in 2016. This major urban renewal project will further position the inner-north as a world class entertainment precinct with an expanded Festival Centre, an upgrade of Adelaide’s casino, new hotel, restaurants, and parking.
Construction on the new $900 million 3-lane super highway along South Road will commence this year. The project will reduce congestion along the southern corridor once completed late-2018.
The only other large project is the $1 billion expansion of the Adelaide Airport. In January 2015, the federal government signed off on funding for the project which includes increased terminal capacity, a 250-room hotel, and office complexes. 8,500 people already work in the airport precinct (the state’s largest employer); the expansion is expected to increase this to 17,500 by 2020.
Aside from these major infrastructure projects, the only thing currently on the horizon to stimulate Adelaide’s economy is the possible expansion of the Olympic Dam mine. Only time will tell whether BHP, the world’s biggest mining company, will finally bite the bullet after 30 years of planning and give the green light to the Olympic Dam mining expansion to create the World’s biggest mine. If this ever did occur there is potential for more than 10,000 new jobs to be based in Adelaide, directly working for BHP and indirectly providing support services.
The long term subdued nature of Adelaide’s economy is directly reflected in South Australia’s modest population growth figures – an average of 1.0 % per annum over the last decade compared to a 1.7% national average. 
When Propertyology zoomed the microscope in for a closer look at population figures of the eighteen (18) individual LGA’s which make up Greater-Adelaide, it became apparent that the highest growth is in the LGA of Adelaide City (3.8%). 
Building approval data also shows that the extra demand for accommodation in Adelaide City is being adequately supplied by a big spike in apartments (1,306 apartments approved during the eight months from July 2014 to February 2015). Hindmarsh and Woodville are two other locations with a notable increase in apartment approvals.
The next biggest increases in population growth have been further out in Playford LGA (2.2%), Port Adelaide (1.7%), Gawler (1.7%), and Salisbury (1.6%). 
Population growth is one thing however, employment opportunities is the biggest piece of the property investment puzzle. 9,000 of the job losses from the car manufacturing sector will be to residents of the northern Adelaide LGAs of Salisbury, Playford, Tee Tree Gully, and Port Adelaide Enfield. Residents of the Onkaparinga LGA in the south of Adelaide are also expected to lose 3,000 jobs from the demise of the car manufacturing industry. The DMO and ASC defence force factories are located in the suburb of Osborne. 
While Adelaide’s uninspiring economy is likely to continue to limit housing demand, building approval data shows that housing supply has been kept in check. There are approximately 530,000 existing dwellings in Greater-Adelaide. Generally speaking, between 6,000 and 8,000 new dwellings are approved each year. The highest volume of new housing stock are in Paradise, Gawler South, Craigmore, Davoren, Angle Vale, Enfield, Northgate, Windsor Gardens, Parafield Gardens, Salisbury North, Aldinga, and Seaford.
With housing affordability as the pillar of Adelaide’s property market, and provided housing supply remains in check, Propertyology expects the Adelaide market to produce steady growth again in 2015. 
Unfortunately, the Adelaide market beyond 2016 looks somewhat gloomy. The pending challenges with Adelaide’s manufacturing sector are significant; government intervention is required. Propertyology’s current expectations is that employment opportunities are likely to significantly diminish and pressure on property values will go with it. 
<a href="/images/2015/08/10/Adelaide_CarManufacturing_LGAs.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/08/10/Adelaide_CarManufacturing_LGAs.jpg" alt="">
 
Simon Pressley is Managing Director of <a href="https://www.propertyology.com.au" target="_blank">Propertyology</a>, a REIA Hall Of fame Inductee, property market analyst, accredited property investment adviser and Buyer’s Agent.
 
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spressley-sBoeMhannA

Adelaide property market just steady as she goes: Simon Pressley

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Potential investors around Adelaide are warned not to look for short term capital gain and instead concentrate on paying the right price in the right area.
The Herron Todd White July 2015 Month in Review said those looking to buy in the $500,000 price range should concentrate on inner suburban areas close to amenities above anything else.
A townhouse, cottage or unit worth $500,000 within the eastern and southern suburbs would be a more desirable location, the report noted.
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mick.cee-iDmgDDAmu8

Adelaide investors should look past the short term: HTW

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Recent CoreLogic RP Data questions whether or not a recent pick up in Adelaide's housing value growth is near or short term. 
<a href="/images/2015/07/28/Screen%20Shot%202015-07-28%20at%206.04.05%20PM.png" target="_blank">Click to enlarge</a>
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jonathanchancellor-7SQnKwU6yx

Adelaide value growth climb near or long term? CoreLogic RP Data

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<div>Residential median house prices in Adelaide are expected to increase by only 1% between June 2015 and June 2018 and units forecast to fall one percent lower, according to a new report.</div>
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<div>The BIS Shrapnel Residential Property Prospects 2015 to 2018 report found the city is likely to be hit by an oversupply of property during the period, with median house prices to decline 7% and units 9% in real terms. The study estimated Adelaide's current median house price at $450,000, a 3% increase for 2014/15.</div>
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<div>BIS Shrapnel senior manager and study author, Angie Zigomanis, said South australia continues to face headwinds in a number of industry sectors, and expects there will be little to place upward pressure on prices apart from low interest rates.</div>
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<div>“The dwelling excess in the South Australian market after the post-GFC surge in construction began to be absorbed over 2012/13 and 2013/14, resulting in some improvement to prices,” Angie Zigomanis said. </div>
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<div>“However, the excess has increased in 2014/15 as purchasers and builders have responded to large and temporary increases in incentives to first home buyers of new dwellings.</div>
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<div>“This rise in construction is coinciding with slowing underlying demand as net overseas migration inflows ease. ”</div>
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<div><a href="/images/2015/06/29/bis_brisbane.jpg" target="_blank">Click to enlarge</a></div>
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Rough times ahead for Adelaide: BIS Shrapnel 2018

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One of Adelaide's oldest family companies, J &amp; AG Johnston, has listed the Galbraith vineyard in the Adelaide Hills.
<a href="https://www.johnston-oakbank.com.au/#!vineyards/cllq" target="_blank">The vineyard</a> has been listed through winebrokers Gaetjens Langley.
The 23 hectare vineyard overlooks the town of Oakbank and the local racecourse.
It was established in 1993.
<a href="https://webhost-18.adam.com.au/~johnston/about_history.php" target="_blank">William and Janet Johnston</a> migrated from Campbelltown, Scotland to South Australia in 1839, when the British colony was two years old. 
They arrived with their daughter and five of six sons and, like many early settlers, became farmers.
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Adelaide Hills vineyard Galbraith listed 

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The Torrens Building, one of Adelaide's most notable surviving purpose-built Government office buildings, has been listed for sale.
Completed in 1881, it was the largest public building of its period and one of the largest buildings in the city.
It was used continuously for Government Offices for over a century, with notable occupants including the Registrar-General.
The building is regarded as the best remaining example of Renaissance Palladian style architecture in Adelaide, set on the eastern side of Victoria Square.
It is among a raft of buildings the State Government has signalled will be put up for sale.
The InDaily website noted others included “the State Administration Centre, Education Building, Wakefield House, Torrens Building, 12 Victoria Place, vacant land known as Hemmings Place and 24 Flinders Street”.
A boom in land speculation and a haphazard grant system resulted in the loss of over 75% of the 40,000 land grants issued in the colony of South Australia in the early 1800s so to resolve the deficiencies of the common law and deeds registration system, Robert Torrens, a member of the colony's House of Assembly, proposed a new title system in 1858, and it was quickly adopted.
The Torrens title system was based on a central registry of all the land in the jurisdiction of South Australia, embodied in the Real Property Act 1886 (SA). 
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Torrens Building, Adelaide listed for State Government selloff

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The northern suburbs region of Playford recorded the highest proportion of loss making resales of any Adelaide local government area in the December quarter, according to CoreLogic RP Data.
In the December quarter, 23.6% of all Playford home resales resulted in a loss. The northern suburb region, which includes Elizabeth, Smithfield, Munno Para, Angle Vale and Yattalunga, had a median loss of $14,000.
While it recorded the highest share of loss-making resales, Playford's median loss was more modest than many other Adelaide regions. In Unley, for example, where only 1.3% of December quarter sales resulted in a net loss, the median loss was far more severe, at $104,750.
In total, $1.3 million was lost by Playford vendors in the final quarter of 2014.
<img src="/images/2015/04/24/smithfield-april-24-one.jpg" alt="">
Vendors paid $213,000 for <a href="https://www.realestateview.com.au/Real-Estate/40-charta-circuit-smithfield/Property-Details-buy-residential-8206940" target="_blank">40 Charta Circuit</a> in Smithfield (pictured above) in 2007. The three bedroom house sold earlier this month for $205,000.
Across Adelaide, losses were trending downwards. In the December quarter, 8.9% of all Adelaide resales occurred at a loss, which CoreLogic's Pain and Gain report noted was the lowest loss rate recorded in Adelaide since the year to November 2011.
Mallala was the only Adelaide region to record no losses in the December 2014 quarter, although many would regard it a separate town. The region, north of Adelaide, had an 100% success rate, with a median profit of $95,000.
 
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Playford region records Adelaide's highest proportion of loss making resales: CoreLogic RP Data

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Myer Centre Adelaide, the largest CBD shopping mall in the city, has been sold for $288 million through JLL.
It comprises a retail centre, three office buildings and four basement levels with 467 carpark lots.
It has a total area of 716,000 square feet in the city’s retail area along Rundle Mall, the city’s only retail pedestrian street which attracts 24 million shoppers annually.
The Singaporean REIT, YTL Starhill Global REIT Management Limited, as manager of Starhill Global Real Estate Investment Trust secured the freehold property located at 14- 38 Rundle Mall.
Its net income sits at $19 million.
Ho Sing, chief executive officer of YTL Starhill Global, said the asset fits its investment strategy of building a quality portfolio of properties in prime locations.
"At the purchase price of A$288.0 million, Myer Centre Adelaide provides an attractive yield of 6.6%, is 2.8% accretive to our DPU and is below the current replacement cost," he said.
It was listed two months ago by Novion Retail Partnership with price expectations for close to $270 million through JLL's Head of Retail Investments for Australia, Simon Rooney. 
 
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At 6.6% yield, Myer Centre Adelaide sells at $288 million to YTL Starhill Global

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Adelaide landlords secured no rental growth during the 2015 first quarter, and rents slipped in North Adelaide, according to the latest Corelogic RP Data analysis.
Buoyant property market conditions do not always mean that all sectors of the property market are performing well according to quarterly rental data released by CoreLogic RP Data research analyst and report author Cameron Kusher.
National house and unit rental rates increased by 1.3% while advertised weekly house and unit rents have risen 1.2% at a combined capital city level over the three months to the end of March 2015.
Click charts to open in new window: 
<a href="/images/2015/04/10/adelaide-april-13-one.jpg" target="_blank"><img src="/images/2015/04/10/adelaide-april-13-one.jpg" alt=""></a>
<a href="/images/2015/04/10/adelaide-april-13-two.jpg" target="_blank"><img src="/images/2015/04/10/adelaide-april-13-two.jpg" alt=""></a>
Source: CoreLogic RP Data
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