Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

Auction

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Melbourne preliminary clearance rates for the week ending July 24 came to 72.4 percent, according to CoreLogic.
The Inner sub-region had clearance rate of 75.3 per cent. With the Mornington Peninsula sub-region the lowest preliminary clearance rate of 59.1 percent.
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jonathanchancellor-7SQnKwU6yx

Inner Melbourne leads weekly clearance rates: CoreLogic

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Avery Green, the quizzical Thornbury cottage was sold by the RMIT associate professor of architecture and design Pia Ednie-Brown for a stellar $972,000 at weekend auction.
Renovated and extended last year, Jellis Craig had the two-bedroom 1895 house on 228 sqm offered with price hopes of $870,000-plus.
The bidding on <a href="https://www.realestate.com.au/property-house-vic-thornbury-123009990" target="_blank">6 Martin Street</a> began at $850,000 and it was sold to the opening bidders after being announced on the market at $970,000.
Pia Ednie-Brown says she came to know her home of six years “as a person,” even more so as she renovated.
There's now an inside garden next to the kitchen sink, inspired by the wintergardens of the Victorian era. That upside-down picket fence wont be everyone's idea as a ceiling feature in the kitchen. But inspectees loved the tidy backyard with round concrete pavers. 
The property cost $345,000 in 2006, when last listed with $330,000 plus hopes. 
“My hope is that fostering a sense of personal relationship with the buildings we inhabit will also encourage deeper awareness, care and respect for our environments,” Ms Ednie-Brown said on averygreen.org.
"A house becomes part of a family whether ‘owned' or rented – by moving in you enter into a relationship with it," she said.
Avery's Victorian elegance is sprinkled with 1950's art deco and lavished with a contemporary twist, the marketing advised.
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jchancellor-FAypfDUnLy

Upside down picket fence interiors sells Thornbury cottage

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Melbourne's median weekend house price was $860,000 with prices between $280,000 at Broadmeadows and $3.755 million at Albert Park. 
Apartments had a $600,000 median with prices between $255,000 at Broadmeadows and $1.533 million at Bentleigh.
Sydney's weekend medians were $1.35 million for houses and around $900,000 for apartments. The cheapest offering was $465,000 for a two bedroom Westmead unit with the dearest result being $3.05 million at Mona Vale.
The next highest was $2.8 million post auction in Woollahra. 
Trevor Sykes, the veteran Pierpont finance columnist, had knocked back $2.72 million when his Woollahra period home was auctioned through Debbie Donnelley of Phillips Pantzer Donnelley who secured bidding from just the two parties. The $2.8 million was paid post-auction by the underbidder for the <a href="https://www.realestate.com.au/property-house-nsw-woollahra-122992870" target="_blank">three bedroom, two bathroom house with cellar</a> (above). 
Skyes, once editor of the now defunct The Bulletin magazine, and wife, Daya had owned the Bathurst Street home on a 322 sqm corner block since 2001 when it cost $1.33 million.
Some 1,295 auctions were held across the capital cities, with 1,076 reported results so far. CoreLogic had the preliminary clearance rate of 70 percent - the same compared with last week’s result which showed 70 per cent of the 1,391 capital city auctions cleared.
"Melbourne and Sydney are once again showing the strongest clearance rates of 72 percent and 75 percent respectively," CoreLogic's Kevin Brogan noted.
"Both Sydney and Melbourne recorded a lower number of auctions this week when compared to last week.
"At the same time last year, the number of auctions held was still substantially higher at 2,143 with a success rate of 74 percent."
There were 918 Melbourne auctions held at the same time last year compared to the 550 on the weekend. 
Sydney was host to 448 auctions this week, and much like Melbourne, auction volumes in Sydney this week are substantially lower than one year ago, when 906 auctions were held across the city.  
Brisbane was next busiest, and its volumes were comparable to last year. There were 135 Brisbane auctions, compared to last week’s 120 auctions and 163 auctions last year. The preliminary clearance rate was 53 percent this week, up from 47 percent last week. At the same time last year 54 percent of Brisbane auctions were successful.   
But one Brisbane auction did not proceed as the two bedroom cottage with waterfront views at Victoria Point was badly burnt just hours before going to auction on Saturday.
LJ Hooker Birkdale agent Debbie Ward called the absentee owner with the news <a href="https://www.realestate.com.au/property-house-qld-victoria+point-122998470" target="_blank">4 Colburn Avenue</a> was gutted (pictured below).
<img src="/images/2016/07/25/Screen%20Shot%202016-07-25%20at%209.03.19%20AM.png" alt="">
She made the phone call about 10.40am just ahead of the scheduled 1pm auction at 1pm which was cancelled.
The Gold Coast’s preliminary results show a clearance rate of 62 percent across 21 reported auctions, but all the action has been private treaty sales that have all given the prestige market some momentum.
A $15.5 million sale has been secured for a home on the Isle of Capri.
The sale of <a href="/expert-insights/buying/15-5-million-gold-coast-trophy-home-sale-highest-since-gfc">57-59 The Corso to Chinese buyers</a> is the highest price achieved on the Gold Coast since 2009 (below). 
<img src="/images/2016/07/25/700_capri.jpg" alt="">
The two-level semi-Balinese style mansion was first was marketed three years ago as having a replacement cost in excess of $20 million.
Meanwhile after selling his Cronin Island home, Summer House for $11 million (reported on the New Daily last week), the entrepreneur David Baird and wife Marion have snapped up another Surfers Paradise home. 
They have spent $7 million property on Commodore Drive for a five bedroom, six bathroom home on 1124 sqm.
It has a floor area of more than 800 sqm, spread over four levels.
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Reduced Sydney and Melbourne auctions continue to underpin market strength

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The weekend auction offering at 23A Aitchander Road, West Ryde fetched $1,380,000 which was $150,000 over reserve.
The battle axe block did little to deter buyers interested in the 950sqm of land on offer.
The house was in original condition and requiring total renovation or a knock down and re-build.
During the campaign, 70 inspections and 14 contracts were issued, nine buyers registered on auction day of which four took part in the bidding which opened at $1.1 million through auctioneer, Rocky Bartolotto from Auction Services.
Robert Younis from First National West Ryde secured his third bidder - the eventual buyer - at $1,280,000 with another new bidder then joining in the bidding.
The top bidders were a young couple who plan to renovate.
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West Ryde re-build sold for $1.38 million

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Brisbane held 117 auctions for the week ending July 17 with a preliminary clearance rate of 46.8 percent, according to CoreLogic.  
There were 26 auctions on the Gold Coast with a preliminary clearance rate of 65.4.
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Brisbane clearance rate at 46.8 percent: CoreLogic

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Sydney holds a preliminary auction clearance rate of 76.2 percent for the week ending July 17 according to CoreLogic.  
The Inner West recorded a preliminary clearance rate of 91.4 percent across 35 reported auctions. 
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mick.cee-iDmgDDAmu8

Sydney's Inner West takes 94 percent clearance rate: CoreLogic

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Sydney's preliminary auction clearance rate for the week ending 3 July came in to 80.4 percent from 215 cleared auctions according to CoreLogic RP Data.
North Sydney and Hornsby was the busiest region with preliminary clearance rates at 86.3 percent.
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Sydney's preliminary auction clearance rate at 80.4 percent: CoreLogic

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Shane Mumford from the GWS Giants just missed out on a four bedroom Rozelle warehouse conversion when it fetched $2.2 million at weekend auction.
It was offered through Peter Gordon at Cobden &amp; Hayson. 
Mumford appeared to be the underbidder at $2.191 million when his buyer's agent Calum Walters declined to go any higher despite coaxing from the auctioneer Damien Cooley.
The Manning Street offering was a double storey conversion by MCK Architects by the Massey-Greene family.
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GWS Giants star Shane Mumford misses out on Rozelle auction

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GUEST OBSERVER
So at 6.00 pm the James Buyer Advocates Clearance Rate was 83 percent and James Bidderman was 2.5 bidders per auction on the 24 auctions we covered. Mmmmm on the face of it very strong and it is; BUT……………..
Markets, markets, markets. 
During the week, before getting crunched at today’s 507 Royal Parade Parkville auction,  Craig Shearn of Jellis Craig put the fragmenting PPP markets into succinct context.  “Mal I think if anything the north is picking up here, as when I talk to the boys in Boroondara they are finding things a bit tougher. Its still good, but they are no longer full of the glory stories, week in and week out.”
Now I’ve taken some license with his words and paraphrased a bit – but I think it sums up the markets – they have, in 2016, become a lot more interesting.
Footnote: Craig Shearn was spot on re his advice on price, knew who his bidders were and gave a very polished auction performance. From my point of view it wasn’t enjoyable to watch, but it would have been so for his vendor. Hats off Craig!
We’ve prattled on week in and week out re A, B and C graders and the way Price points, Property types and Positions (3P’s) are performing very differently from each other in 2016 – which is a sign of a changing market.
In our opinion the Top End (7m+) has cooled, but it can be confusing for some buyers when we say that. We can’t prove it in the stats yet (lag with price reporting) and of course the K&amp;B and RT Edgar Mexican Waves are still fully operational.
Now that is very different in our opinion from the $3m-$6m market in exactly the same areas, which has good bidder depth from locals on A graders and some B graders.
However, what we can show statistically, is some really interesting positional market differentiations, that buyers need to understand when they are pricing and bidding as we go into Winter 2016.
History: Remember these slides below in March 2015 James Market News. They were graphics that started a lot of work for us showing new buying clients they actually had alternatives in a booming market.
<a href="/images/2016/06/17/SlideMarch2015-597x448-2-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/SlideMarch2015-597x448-2-597x448.jpg" alt="">
<a href="/images/2016/06/17/Opportunity1-597x448-2-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/Opportunity1-597x448-2-597x448.jpg" alt="">
Now in 2016
Here are some more James Buyer Advocates graphics to show how the worm is turning and how we at James Buyer Advocates are showing Values and Pricing to our current buying clients. All data below is Jan – May 2015 v Jan-May 2016.
<a href="/images/2016/06/17/Market1-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/Market1-597x448.jpg" alt="">
<a href="/images/2016/06/17/Market2-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/Market2-597x448.jpg" alt="">
Hey please don’t use stats the wrong way – don’t be too specific as it will bite you – use stats for trend highlighting.
And what the agents know, what we at James Buyer Advocates know and what you as buyers should know is – that while the overall markets are appearing to be “steady’ish”; if you break it down geographically (Position P) you will see ups and downs and if you break it down to home types (Property P) and price points (Price P) then you will see further differentiation from 2015.
We do this on all pre negotiation values and this is only two suburbs and only on land values.
Source: All stats used were REIV and blocks of land were selected as those having a square box on them in the advertising – not too scientific, but close enough and reflective of what we are seeing on the streets.
Why is this all important Mal?
See below. If you lived in Brighton and wanted to move your family near Carey and you thought the local Bayside market reflected what was happening in Balwyn then a smart agent could be showing you some historic information resulting in you paying $333,360 more.
<a href="/images/2016/06/17/Market3-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/Market3-597x448.jpg" alt="">
Of course you may decide not to pay it and another buyer does, as there are still sales over $3,000 per sqm in Balwyn. The point is not that the above graphic is 100% foolproof, cast iron guarantee on what will be happening to every block on land in Brighton v Balwyn – of course not. But it does show you that in 2016 you have alternatives – there are more blocks selling for less in Balwyn.
If you lived in Balwyn and you wanted to move your family to be near Brighton Grammar and you thought the Balwyn market trend of 2016 reflected the Brighton market, then you would miss out at every auction – as there are more blocks selling for more in Brighton.
When valuing in today’s market prior to beginning negotiations before auction, at auction or in off markets/private sales you want to know.
1. What is really happening not just in the overall market, but also in your little patch, for the type of property and at the price point you want to buy.
2. That ancient history may be as close as last year and no longer relevant.
3. What the agent is seeing v what the agent is saying.
Mal writes weekly auction reports, advice and in-depth market analysis on <a href="https://www.jamesbuyeradvocates.com.au/" target="_blank">James' website</a>. This was published early June.
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Are you noticing the subtle changes of the differing PPP markets? Mal James

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A retail and potential residential/commercial property at Port Melbourne on Melbourne’s bayside fringe is up for auction on June 24 through Teska Carson with expectations of more than $1 million.
The 149 Bay Street property comprises a two-level, 300 square metre, solid brick building with ground floor retail and further improvements which are currently vacant and accessed via a side walkway and/or rear lane. 
The 136 square metre site is zoned Commercial 1.
According to marketing agents, Teska Carson’s Matthew Feld and Michael Ludski, the rear and first floor space allow for conversion to residential or further commercial use subject to council approval.
Feld said the property presented purchasers with the opportunity to invest in a retail asset with significant upside.
Ludski said the property would be sold subject to a lease to Tony Codespoti – Barber Shop at $27,000 per annum.
“The area has seen extensive residential and commercial development in recent times, driven by Melbourne’s strong population growth, and property owners in the area have been the beneficiaries,’’ Ludski said.
The site is closed to Melbourne’s CBD and public transport.
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