<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

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Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

Adelaide

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Adelaide often flies under the radar for investors. It’s perhaps the most under-rated among the capital cities, despite having delivered good growth rates in the past and currently it leads the nation on some measures, including the rise in sales activity.
Across the Adelaide metro area, the standouts are middle-market precincts like the City of Charles Sturt. This LGA, immediately north and north-west of the Adelaide CBD, is at the forefront of Adelaide’s efforts to evolve its economy, as manufacturing industries fade.
Topping the list of Adelaide projects is the $2 billion Royal Adelaide Hospital, due for completion in late 2016. There is also a serious focus on improved transport infrastructure, including road and rail, which will better connect industrial precincts and outer suburbs with the CBD, the Port of Adelaide and Adelaide Airport.
The City of Charles Sturt attracts people because it’s close to the beaches, the CBD, the airport and regional shopping facilities. Henley Beach is one of Adelaide’s most popular, with a noted restaurant precinct with boutique shopping. 
The LGA has long been considered the sporting and entertainment hub of Adelaide, with national basketball, soccer and football stadiums, three privately-owned golf courses, an international rowing course, the River Torrens Linear Park, the Adelaide Entertainment Centre, the coast and numerous highly-regarded local sporting venues.
The City is well-catered-for in terms of schools and medical services. Health is the largest employer in South Australia and has replaced manufacturing as the largest employer in Charles Sturt, which has two major hospitals: the Queen Elizabeth Hospital (the Western Region’s primary health care provider) and Western Hospital at Henley Beach.
Charles Sturt is a solid middle-market area that offers affordable homes, low vacancies and a strong construction pipeline. 
The LGA has bayside suburbs west of the Adelaide CBD, including rising markets such as Henley Beach (median house price $790,000) and Henley Beach South ($763,000), as well as some more affordable locations such as Findon ($473,000), Kidman Park ($570,000), Semaphore Park ($467,000) and Seaton ($460,000).
Long-term growth rates (average annual growth in median prices over 10 years) are generally 5–6% per year. Henley Beach, Henley Beach South and Woodville Park are slightly higher at 7 percent per year (which means values doubling in 10 years).
Most of properties in the city are stand-alone houses (73 percent), while 28 percent are units, according to the 2011 Census. However, there has been a marked increase in the number of units being built in the last three years.
Vacancies across Charles Sturt are generally low, with many postcodes having vacancy rates below 2 percent. Only postcodes 5020 and 5021 (which includes West Lakes and West Lakes Shore) have vacancies outside the general comfort zone.
Much is happening in Adelaide generally and the City of Charles Sturt specifically, and this is partly attributed to the State Government’s 30-Year Plan for Greater Adelaide.
Using the plan as a guide, Renewal SA is initiating urban renewal developments, led by four major projects valued at over $2 billion. The largest project will see the population of the small inner suburb of Bowden grow from a few hundred residents to 3,500 over the next decade. This area is being revitalised with cafés, restaurants, shops, offices and parks.
The old AAMI Stadium (also known as Football Park) at West Lakes is to be redeveloped. In 2014, the South Australia National Football League sold AAMI Stadium to developers Commercial and General for $71 million. Commercial &amp; General has plans to develop the site into residential, commercial and community land uses. It is estimated 1,600 homes will eventually occupy the site. 
Another Renewal SA project will see land adjacent to the Woodville Railway Station transformed with a mix of medium-density to high-rise dwellings.
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 the most under-rated among the capital cities: Terry Ryder

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Adelaide now has the No.1 growth market among the eight state and territory capital cities.
While the former boom markets in Sydney and Melbourne have faded dramatically in 2016 (notwithstanding the dodgy data on auction clearance rates, which flatter to deceive), and Brisbane has lost some of its momentum, Adelaide has maintained its very steady performance.
My latest survey of sales activity for The Price Predictor Index shows that Adelaide leads the capital cities on the number of growth markets for the second consecutive survey. It has more suburbs with rising sales activity than all other cities, ahead of Melbourne and Brisbane. Adelaide is attracting growing attention from investors for its affordability and the value for money it offers compared to the bigger cities. 
Using sales volumes as the yardstick, there are now very few growth markets left in Sydney. And my latest survey adds another element to the downturn story: there are now suburbs I have identified as “danger markets”, because of the pattern of sharp decline in the number of sales. These are primarily apartment markets, where sales levels are dropping at a time of increasing supply. This represents an obvious danger for buyers.
Brisbane has had elevated sales activity for the past 2-3 years, without delivering the level of overall price growth seen in Sydney and Melbourne. But now, like the two biggest cities, Brisbane markets are running out of steam. In the past three quarterly surveys, the number of suburbs with growing sales activity has decreased markedly. This replicates the pattern seen earlier in Sydney.
At the same time, some of the inner-city apartment suburbs are now classified as “danger markets” – sales rates are dropping at a time of increasing new supply. Investors need to be careful also about Brisbane Northside suburban markets, as vacancies are high in some suburbs.
But Adelaide continues to thrive. It started 2016 in solid fashion and has kept going.
Unlike the patterns we have seen recently in Sydney, Melbourne and Brisbane, where individual precincts have stood out as the market leaders, Adelaide has a broad geographical spread of LGAs with good numbers of growth markets. There are five municipalities which each have between four and six suburbs with rising sales trajectories likely to lead to price growth.
The No.1 municipality is the Port Adelaide Enfield LGA. This is one of the largest municipalities in Adelaide, covering the inner north and north-west of the city. Six suburbs in this LGA have rising markets, mostly suburbs with median house prices in the range from $390,000 to $520,000, which in Adelaide tends towards “middle market”. They include Broadview, Northgate, Clearview and Hillcrest.
Close behind is the downmarket Salisbury LGA in the far north of metropolitan Adelaide – it has five rising suburbs and seven with steady consistent sales rates. The suburb of Parafield Gardens has lifted sales from 53 to 63 to 75 in the past three quarters.
The City of Charles Sturt remains one of Adelaide’s solid middle-market areas with plenty of sales activity. The Charles Sturt LGA includes bayside suburbs west of the Adelaide CBD and has rising markets such as Flinders Park (median house price $530,000), Grange ($680,000), Henley Beach South ($735,000) and Seaton ($470,000).
The Marion and Onkaparinga municipalities both have four suburbs with rising sales activity. The Onkaparinga LGA in the far south of the Greater Adelaide area has been prominent in most of our quarterly surveys over the past two years and is one of South Australia’s leading precincts for population growth.
I’ve always regarded the Adelaide Hills as one of Australia’s most appealing Hill Change lifestyle areas. But while the Adelaide market generally has been rising for the past two years, the Hills haven’t stood out in terms of sales activity until 2016.
It’s taken time for the growth to ripple out to the metropolitan fringes. But now a number of the suburbs in the Mount Barker and Adelaide Hills LGAs are featuring with strong sales momentum, headed by the suburb of Mount Barker where sales rates have risen from around 70 per quarter to above 100.
Adelaide has always suffered from a lingering reputation as a place that lacks serious population growth or economic oomph. But it has more going for it than people realise – including a good level of spending on infrastructure – and above all else offers great value-for-money in its real estate, relative to the bigger cities.
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 claims top residential growth market

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Putting your faith in published data on prices is one of the great perils facing property investors around Australia. 
Anyone who bases a major investment decision on something they read about the pricing levels in a particular location and how much they are growing (or falling) may end up with a serious miscalculation.
It’s possible to access three sources for price information on a particular location and get three different results – one suggesting prices are rising, another claiming they’re stagnating and a third declaring that values are falling.
Here’s an example: a couple of days ago, I was writing a report and did a Google search on the median house price for Alice Springs in the Northern Territory.
The search engine brought up results from multiple sources. 
Here are three of those outcomes:  
<ol class="ol1">
<li class="li1">According to Your Investment Property magazine, quoting CoreLogic data, the median house price was $299,950, up 5.7% in the past 12 months.</li>
<li class="li1">According to realestateinvestar.com.au, the median house price for Alice Springs was $469,000, unchanged from a year earlier; and </li>
<li class="li1">According to homesales.com.au, the median house price for Alice Springs was $1,109,913, down 1.7% on a year earlier. </li>
</ol>
So the median price was either $300,000 or $469,000 or $1.1 million, depending on which source you chose to believe. And prices in Alice Springs were either down a little, unchanged or up moderately, depending on your source. 
If this was an isolated example, there wouldn’t be a problem. But the experience of finding contradictory information on pricing is common. 
For the January edition of my monthly newsletter The Ryder Report, I compared price growth for apartments in the major cities, taking figures from three major sources.
Firstly, the figures demonstrate (yet again) that we don’t have a single property market in this country. We have many different markets, which currently are delivering contrasting results. And secondly, there are big differences in growth rates from one source to the next.
Hobart is the clear market leader: all three sources have the Tasmanian capital leading on annual growth in the median apartment price, but there are big variations in the claimed rate of growth, ranging from 9% to 18%.
Melbourne ranks second with two sources, but again there is quite a divergence in terms of the published annual growth rate in median prices. The ABS has apartment prices in Melbourne up 4% but CoreLogic has double the growth rate (a little over 8%) while SQM’s growth rate (13%) is three times higher than the ABS rate.
There is broad agreement that the Brisbane unit market is rather mediocre, but SQM record no change in prices, while ABS has prices down a little while CoreLogic has prices declining, but at three times the ABS rate of decrease.
It’s hard to know from these figures where the Canberra market is at: the three growth figures are 1.8%, 2.1% and 10%. Two sources suggest a quiet market while the third depict a strong rising market. 
Unit prices in Adelaide? CoreLogic suggests little change, SQM suggests a 2% annual rise and the ABS has prices up 6%. 
CoreLogic data suggests prices have stopped falling in Perth but both the ABS and SQM record an annual decline of about 6%. 
So, what do we make of that? My conclusion is: it’s all dodgy data, to a certain degree. 
All information about median prices and how much they’ve risen or fallen is rubbery figures to some extent, with the discrepancies and contradictions partly explained by different methodologies and varying definitions about various elements, such as how do you classify townhouses and where do the boundaries sit for a city like Melbourne.
But think about it. The Sydney metro area has over 700 suburbs and what’s happening in the Northern Beaches is somewhat different to the situation in Penrith, while Bondi has few similarities with Campbelltown. 
Yet a research company will try to distil all the sales activity in the past 12 months down to a single growth figure, declaring that Sydney prices are growing … well, the rate of growth depends very much on the source.
Media treats them as fact, despite these kinds of discrepancies, which are common. And bases sweeping interpretations on individual figures from a single source.
 
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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Investors struggle through the stats for price direction across Australia

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EXPERT OBSERVER
Remarkable consistency of steady performance is the hallmark of the Adelaide property market, which I regard as the nation’s most under-rated. It has more suburbs with rising demand than any other capital city and the current number is the second highest for Adelaide since Hotspotting started its quarterly surveys of sales activity four years ago.
In the past seven quarterly surveys, the number of growth suburbs has been 48, 45, 58, 61, 71, 60 and 62, showing that the market remains elevated compared to the levels of 18 months ago and continues to show great consistency.
SA, dominated by Adelaide, has impressed with its steady performance in the past five years. Each of the past 21 quarters has recorded between 8,000 and 9,500 dwelling sales. Adelaide has recorded between 45 and 71 growth suburbs in 16 of the past 17 quarterly surveys. 
It continues to rank well ahead of Sydney, Melbourne and Brisbane, as well as the strongly recovering Perth market, in terms of the number of growth suburbs – and ahead of most state regional jurisdictions (where most of the strong growth markets are found at present).
And 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 74% of Adelaide markets have median prices higher than a year ago - and roughly half of those have grown by more than 5%.
Of the 199 Adelaide suburban markets analysed, 70 have grown 5% or more and 78 have increased by less than 5%. There are 23 suburbs where the annual growth in median prices has topped 10% - including North Adelaide (up 23%), Mansfield Park (20%), St Georges (18%), Henley Beach South (15%), Glenelg units (27%) and Norwood units (17%).
It’s noteworthy that many of the upper-end suburbs have recorded more than 5% growth in their median prices in past 12 months. Suburbs with median prices above $700,000 and good annual price growth include Beulah Park, Clarence Park, Craigburn Farm, Glen Osmond, Glenelg East, Glenunga, Goodwood, Henley Beach, Henley Beach South, Kensington Park, North Adelaide, Prospect, Seacliff, Somerton Park, St Georges, Stirling, Unley and Walkerville.
The growth is not all confined to the top end: there are suburbs with growth above 10% spread across all price ranges, including Broadview (up 15% to $560,000), Daw Park (up 14% to $640,000), Mansfield Park (up 20% to $395,000) and Tea Tree Gully (up 12% to $445,000). This reinforces the reality that out-performing areas can be found even when the overall market appears to be moderate.
The high number of suburban markets with rising sales activity suggests price growth will continue.
Adelaide has a broad geographical spread of LGAs with good numbers of growth markets. There are nine municipalities which have four or more suburbs with rising sales trajectories leading to price growth. This means there is growth momentum across the metropolitan area.
Port Adelaide Enfield continues to be a leading precinct, with eight growth suburbs including Dernancourt, Enfield, Greenacres, Lightsview, North Haven, Northfield and Semaphore. Five suburbs have recorded annual median price growth above 5%.
Onkaparinga, which always features prominently, also has eight suburbs with growth momentum – including Aldinga Beach (quarterly sales 54, 62, 71), Flagstaff Hill (36, 42, 53, 56), Reynella (16, 26, 36, 31, 42) and Sellicks Beach (15, 15, 23, 22, 35).
The upmarket Burnside LGA is a new contender: it has six upwardly-mobile suburbs, including Glenunga, Burnside, Kensington Gardens, St Georges and Toorak Gardens. Five suburbs have recorded annual price growth above 5%, including Glenunga (up 11% to $1,055,000) and St Georges (up 18% to $1,150,000).
The Marion LGA, a middle-market area in the south-west of Adelaide which has been a market leader for the past 18 months, has faded slightly but still has five growth suburbs in terms of sales activity and five where median prices have increased more than 5%.
Six municipalities have four or five rising markets each: the Charles Sturt, Campbelltown, Holdfast Bay, Playford and Salisbury LGAs, as well as Marion.
The affordable Tea Tree Gully LGA features as a highly-consistent market and one where eight suburbs have recorded median price growth of 5% or more – including the suburb of Tea Tree Gully (up 12% to $445,000) and Fairview Park (up 9% to $410,000).
The solid performance of the Playford and Salisbury LGAs (eight growth suburbs between them) means the northern suburbs provide a range of very affordable markets with rising momentum. The suburb of Salisbury Hills ($285,000) in the Salisbury LGA has lifted sales from 30 to 32 to 41 to 56 in the past four quarters, while Andrews Farm ($275,000) in the Playford municipality has recorded quarterly sales totalling 33, 46, 50 and 52 after the past 12 months.
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 most under-rated property market in Australia: Hotspotting's Terry Ryder

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Like many of the smaller capital cities through COVID-19, Adelaide dwelling values avoided price declines, according to the latest data from CoreLogic.

The combined value of the Adelaide dwelling market is 4.1% higher from March through to November, and dwelling values are currently at a record high.

In the three months to November, dwelling value increases were strongest across the North of Adelaide, where typical dwelling values were $378,705.

The rate of change in Adelaide dwelling values has historically been among the least volatile of the capital cities. But with momentum building across the market, quarterly growth rates have reached the highest level in ten years.

"Nationally, housing market values did not see the large decline anticipated at the start of the COVID-19 pandemic. Housing values fell just 1.9% between March and September before moving into a recovery trend, increasing 0.4% nationally through October and 0.8% in November," Eliza Owen, CoreLogic’s Head of Research Australia said.

"Relative to previous housing market downturns, the current decline through to November seems relatively mild, with dwelling values just 0.7% below the pre-COVID levels. There are numerous factors which have contributed to the prevention of a larger downturn in dwelling values including the institutional, coordinated response to the pandemic, which have seen low borrowing costs, added incentives for first home buyers and the extension of mortgage repayment deferrals limiting forced sales."

"Despite an initial slump in housing finance through the beginning of the year due to the COVID-19 pandemic, the year to October saw a remarkable 14.5% lift in the volume of finance secured for the purchase of property, according to ABS lending indicators."

"The post-COVID mortgage lending boost was driven by owner-occupiers including changeover buyers such as upsizers and downsizers, as well as buyers getting into the property market for the first time."

"Money lent to first home buyers saw the fastest growth rate at 35.1% in the year to October, accounting for 22.1% of lending, up from 18.8% in the year prior. Meanwhile, investor mortgage lending increased less than 1% in the same period. There are several factors that contributed to this growth in first home buyer activity, including generational trends, monetary and fiscal incentives and lower dwelling values and competition," she concluded.
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The combined value of the Adelaide dwelling market is 4.1% higher from March through to November, and dwelling values are currently at a record high.

urban.com.au

Adelaide dwelling values ignored the COVID-19 decline reaching record highs

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Adelaide has seen an increase in the portion of profit making resales, with 9.2% of properties seeing a nominal decline in the sale price, according to the recent CoreLogic Pain and Gain report. 
The report notes the June quarter was a reversal of the trend seen in the March quarter, where loss making sales had trended up to 9.9% of resales.
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The increase in profitability was faster across houses, which saw a 70 basis point increase in the rate of profit making sales from the March to June quarter, as opposed to a 20 basis point increase across units.
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93.2% of houses saw a nominal increase in price in the June quarter, compared with 79.9% of units. 
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The portion of loss making sales was highest across the Adelaide (21.6%), Playford (21.6%) and Mallala (21.4%) LGA regions, the report notes. 
<a href="https://www.propertyobserver.com.au/images/2020/10/7/adelaide%201.jpg" target="_blank">Click here</a> to enlarge: 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/10/7/adelaide%201.jpg" alt="">
Source: CoreLogic Pain and Gain report
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The vast majority of loss making sales across the Adelaide LGA were investor-owned units, which may have been prompted by a decline in unit rent values since the onset of the pandemic. 
However, loss making sales were more varied in characteristics across Playford, and loss making sales across Mallala were off a very low base (13 sales).
 Mount Barker saw the highest level of profitability, with just 2.9% of properties selling for less than the previous sale price in the June quarter.
<a href="https://www.propertyobserver.com.au/images/2020/10/7/adelaide%202.jpg" target="_blank">Click here</a> to enlarge:
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/10/7/adelaide%202.jpg" alt="">
Source: CoreLogic Pain and Gain report 
Greater Adelaide has seen an increase in dwelling values since the onset of the pandemic. 
This historically steady market will likely only see further rates of profitable sales in the second half of 2020, aided by low mortgage rates and greater consumer confidence amid low COVID case numbers, the report noted. 
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j.ballantyne1990-6AQqhLzZaK

Greater Adelaide sees an increase in dwelling values: CoreLogic Pain & Gain report 

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A staggering 47 registered bidders signed up for the recent auction in the north of Adelaide.
The abandoned house at <a href="https://www.realestate.com.au/property-house-sa-ingle+farm-134778362" target="_blank">39 Lauder St, Ingle Farm</a> sold for $398,000
"I knew it was going to be a strong auction after I had sent out contracts to some 50 buyers," Ray White Para Hills agent Lukasz Jaworek said.
It was a burned shell of a house.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/NOV/30/Ingle%202.jpg" alt="">
“Ingle Farm prices are up 7.8 per cent this year and I knew developers would be running at it as the house needs to be demolished but its over the road from a park and near to shops on 705sqm with a 20m frontage so we ran an auction sale. 
“In the end it was a family who bought it to build their dream home with enough room to build an investment property later on too."
The house was <a href="https://www.youtube.com/watch?v=E_nR4gVZFM8" target="_blank">in the news late last year </a>after the occupant was charged with an alleged arson.
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jchancellor-FAypfDUnLy

Staggering 47 registered bidders for fire-ridden Ingle Farm cottage auction

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Having returned to his native Victoria to play with St Kilda, the former Adelaide Crow Brad Crouch is selling his renovated Kidman Park home.
Crouch, who won the best and fairest award for the Crows in 2019, has renovated the Sydney Avenue home over the last four years.
He and his brother paid $552,000 for the four bedroom home on 730 sqm in 2016, when Crouch was half way through his seven year stint at the Crows having been picked up in the 2011 mini-draft.
They've renovated the back rooms, replacing the floor, and added a brand new kitchen and bathroom.
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Ray White Henley Beach Principal Anthony Fahey and Samuel Parsons are marketing the home for a November 28 auction.
Fahey said the home was a great starter or an ideal investment.
Crouch, who won the best and fairest award for the Crows in 2019, has renovated the Sydney Avenue home over the last five years.
“I bought the home back in 2015 and have lived there for the last two-and-a-half years and it has provided my partner and I with some really great times and memories,” Mr Crouch said.
“My brother and I were living together with our partners and we decided it was time to make the split and the timing was perfect as the lease was coming to an end on the house.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/NOV/23/Crouch%202.jpg" alt="">
“It’s been such a great property for us and some of my best memories have been kicked back with a load of mates in the back rooms watching sport together.
 
“The home is actually ideal for a family though, because of the space, and for a developer who wants to take advantage of the large block size. “I originally planned on building a hammerhead development by keeping the original house and building a townhouse on the back – or you could just knock down and build your dream home.”
 
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jrobinson-rf4aSBido9

St Kilda AFL player Brad Crouch lists Adelaide home

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Singapore-based developer Wee Hur Holdings Ltd has announced the launch of Y Suites, the brand of their Australian purpose build student accommodation (PBSA) portfolio.
Y Suites’ portfolio will include 5,609 beds across their seven projects in various stages of development in Sydney, Melbourne, Canberra, Adelaide and Brisbane.
The first property to be launched, <a href="/news/adelaide-primed-for-two-telling-new-developments?utm_source=PropertyObserver" target="_blank">124 Waymouth Street</a>, which was purchased for $9.275 million, will be Wee Hur’s second PBSA in Adelaide.
Operational from January 2021, the residence will include 811 rooms.
<a href="/developers/wee-hur-holdings-ltd?utm_source=PropertyObserver" target="_blank">Wee Hur Holdings’</a> focused PBSA portfolio includes two operational residences run by student accommodation operator UniLodge.
Y Suites will partner with UniLodge under a white-label arrangement, which will see it as the strategic brand driver for marketing, sales and reservations.
The two operational PBSAS, Unilodge Park Central at Brisbane and Unilodge City Gardens in Adelaide, are currently operating under UniLodge branding.
Both buildings will operate under Y Suites in 2021 with UniLodge continuing with property management.
The remaining four PBSAs in the Wee Hur portfolio are scheduled to be operational between 2022 and 2023.
One of which includes the under-construction <a href="/news/profiling-the-next-wave-of-melbourne-student-accommodation-builds?utm_source=PropertyObserver" target="_blank">Y Suites on A’Beckett in Melbourne</a>, which will have 888 rooms upon completion.
Executive chairman Goh Yeow Lian said he was happy to see the birth of Y Suites after it was conceptualised one year ago.
“We have built up a sizable PBSA portfolio in Australia since we embarked on this business 5 year ago, and developing our own brand was a logical next step for us,” Lian said.
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Wee Hur launches new student accommodation brand Y Suites in Adelaide

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An Adelaide trophy home has been listed with a price tag of $2.05 million.
Situated at 365 Angas Street, the three-bedroom, three-bathroom residence was designed by architect Angelo Ali.
<img src="https://www.urban.com.au/images/Screen%20Shot%202020-09-17%20at%2011.46.14%20am.png" alt="">
Offering privacy, the property is set behind a 2.4 metre wall and secure pedestrian iron gate.
Its features include a courtyard, water feature and expansive open-plan living.
"Oozing in quality throughout, it is obvious that no expense has been spared to provide luxurious living, with huge rooms &amp; a practical floorplan," the home's marketing said.
The master bedroom is an impressive ‘ballroom size’, opening out to a terrace through classic French doors.
<img src="https://www.urban.com.au/images/Screen%20Shot%202020-09-17%20at%2011.46.07%20am.png" alt="">
It includes an en-suite, home office and a concealed bar fridge.
The home, which is marketed by Ouwens Casserly’s Cynthia Sajkunovic, is less than 1.5 kilometres from Adelaide Central Market.
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