UAE-based developer Arada has unveiled plans for a $2 billion twin-tower apartment development in Broadbeach, marking its first move into Queensland as it continues its rapid expansion across Australia.

Arada will develop 952 apartments across two towers on a prominent site opposite the Gold Coast Convention and Exhibition Centre, with the project targeted for completion ahead of the Brisbane 2032 Olympic and Paralympic Games.

The project represents Arada's largest commitment to the Australian market since arriving in the country in 2024 and significantly expands a local pipeline that has now grown to eight projects and more than 5,000 homes.

It will also be the first major Queensland project delivered by Roberts Co since the tier-one contractor was acquired by Arada Group in 2025.

Plus Studio has designed the Broadbeach development, which will comprise one, two and three-bedroom apartments across two towers connected by a landscaped podium.

A significant resident amenity offering will include lagoon and lap pools, a gym, sauna and steam room, alongside a mist room, infrared room and salt scrub facilities. Communal terraces, private dining areas, a library, residents' lounge and work-from-home spaces are also planned. Around 1,200 sqm of retail and hospitality space will occupy the ground floor.

The site puts Arada in one of the Gold Coast's most active apartment markets, directly opposite the convention centre and within walking distance of Pacific Fair, The Star Gold Coast and Broadbeach's dining and retail precinct.

It also has immediate access to the Gold Coast light rail network and sits just a few blocks from the beach.

Arada Group Chief Executive Ahmed Alkhoshaibi said Broadbeach represented an opportunity for the developer to expand beyond its initial NSW pipeline.

“Broadbeach is a world-class address that gives us the canvas to create a community of exceptional design and lifestyle quality that genuinely enriches the daily lives of the people who call it home,” Alkhoshaibi said.

“This is our first development outside New South Wales, and it reflects our growing ambition to grow in key urban markets around the country.”

Alkhoshaibi said bringing Roberts Co into the project would give Arada greater control over the development and construction process.

“Delivering this project through Roberts Co, our own tier-one construction business, means we can bring the quality, pace and accountability that our buyers expect.”

The move into Broadbeach comes as Arada accelerates its Australian expansion following its entry into the market two years ago. The developer has assembled a pipeline of eight projects comprising more than 5,000 homes, while the acquisition of Roberts Co last year gave the group its own Australian construction capability.

Globally, Arada has a development portfolio valued at $50 billion comprising more than 55,000 homes across the UAE, United Kingdom and Australia.

The Gold Coast is emerging as the next major market for the developer, with strong population growth and infrastructure spending ahead of the 2032 Games continuing to underpin significant apartment development across the coastal strip.

Joel Robinson

Arada plots $2 billion Broadbeach towers in major Queensland move

Sydney’s downsizer market is changing, with a growing cohort of buyers prioritising the right home over simply finding a smaller one.

Coronation Property Head of Sales Cam Porter says the traditional idea of downsizing does not necessarily reflect what many buyers are now looking for, particularly those moving from established family homes across Sydney.

Instead, he says they are increasingly becoming “right-sizers”, seeking lower-maintenance homes without sacrificing the space, amenity or quality they have become accustomed to.

“We are increasingly seeing buyers who are not motivated by the idea of simply moving into a smaller property,” Porter says.

“They are right-sizers. They want a home that is easier to manage and better connected, but they still expect generosity, quality and a floorplan that supports the way they live.”

It is a subtle but important distinction in a market where apartment developers are increasingly targeting established owner-occupiers.

[smartcode_project:default project_id=135149 project_image_fid=377495]

For many of these buyers, moving from a house to an apartment is not driven by a desire to dramatically reduce their living space. Instead, the appeal is in removing some of the maintenance associated with a larger home while retaining generous living areas, storage and enough flexibility to accommodate family and friends.

Coronation’s sales team is seeing buyers place particular importance on natural light, practical storage and additional rooms that can be used as guest bedrooms, home offices or secondary living spaces.

Kitchens and dining areas are also playing an increasingly important role, particularly for buyers who regularly entertain or have children and grandchildren visit.

[smartcode_project:default project_id=135149 project_image_fid=377494]

“These buyers still want their home to feel generous,” Porter says.

“They may want less maintenance, but they are not looking for less life.”

The challenge for the broader housing market is providing enough of the right stock to encourage that move.

While much of the discussion around Sydney’s housing shortage has centred on the number of homes being delivered, Porter says the diversity of those homes is equally important.

Older homeowners can remain in large family houses for longer when they cannot find an appropriate alternative in the neighbourhoods where they have built their lives.

“The decision is rarely as simple as wanting fewer bedrooms,” Porter says.

“People are weighing up their connection to a neighbourhood, the space they need for family, the quality of the home and whether it will continue to work for them over the long term.”

It also has implications beyond the downsizer market. Providing suitable apartments for smaller households can free up established houses for families who need the additional bedrooms and land, creating greater movement through the housing market.

<h2>Lillian targets the next stage of apartment buyer</h2>

It is a buyer Coronation is targeting at <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, its new collection of apartments, terraces and penthouses at Erskineville Village.

Designed by Silvester Fuller, Lillian has been shaped around larger living spaces, natural light and flexible floorplans, alongside landscaped areas, wellness amenity and communal spaces for residents.

The development will form part of Coronation’s broader Erskineville Village precinct, which will combine new homes with green space, retail, hospitality and new pedestrian connections.

[smartcode_project:default project_id=135149 project_image_fid=377688]

McPherson Park will sit at the centre of the precinct, creating a significant new green space alongside the project’s retail and hospitality offering.

For Porter, the opportunity is to give buyers another housing option without forcing them to leave the part of Sydney they already know.

“People should be able to change the type of home they live in without having to change their entire life,” he says.

“For many buyers, Lillian offers the opportunity to remain connected to the Inner West and the city, while gaining access to a more convenient, walkable and considered way of living.”

[smartcode_project:default project_id=135149 project_image_fid=377687]

Coronation will explore the changing <a href="https://lillianresidences.com.au/news/lillian-x-space-x-downsizers-event-27-august/">right-sizer market at an event on August 27</a>, bringing together experts across property, design and lifestyle.

Held in partnership with SPACE, Poliform and Downsizer.com.au, the event will include a property market outlook from economist Michael Blythe alongside discussion around the considerations facing buyers planning their next move.

Attendees will also be able to learn more about the residences and amenity planned at Lillian Erskineville.

[smartcode_project_cta:default project_id=135149]

From downsizing to right-sizing: What Sydney buyers want from their next home

Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

The Maybelle brings 27-storey parkside tower to market near North Strathfield

Melbourne developer <a href="https://www.apartments.com.au/developers/pdg-corporation">PDG</a> has unveiled its vision for the former Water Tank Site in Ivanhoe, which would see it transformed into a thriving residential neighbourhood, complete with a 2000 sqm public park.&nbsp;

Delivered in partnership with <a href="https://www.apartments.com.au/developers/development-victoria">Development Victoria</a>, the proposal would transform the prominent corner of Bell Street and Upper Heidelberg Road into a connected community comprising two residential buildings, generous public open space and shared amenities.&nbsp;

The vision includes 287 one, two and three-bedroom apartments, with a minimum of 10 per cent allocated to affordable housing, alongside a 2,000-square-metre publicly accessible park featuring a children's playground, activity lawn, indigenous planting, timber climbing logs, seating areas and a rock gathering circle.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a>, the proposal draws on the site's industrial heritage, using a robust architectural language that references the former water tank through expressive structural elements and durable, self-finished materials.&nbsp;

Extensive landscaping has been woven throughout the development, creating a living landscape that strengthens connections to nature while responding sensitively to the surrounding neighbourhood. Two residential buildings ranging from three to 12 storeys are linked by a landscaped forecourt, creating a welcoming arrival experience and improving pedestrian connections through the site.&nbsp;

Residents would also enjoy more than 1,000 square metres of communal open space, including barbecue and dining facilities, vegetable gardens, landscaped seating pavilions and a dedicated coworking space.&nbsp;

PDG Founder and Managing Director Vince Giuliano said the vision reflected an opportunity to transform one of Ivanhoe's most recognisable sites into a place that balanced housing, community and landscape.&nbsp;

"This is an opportunity to reimagine an important site and create a neighbourhood that delivers lasting benefits for Ivanhoe," Giuliano said.&nbsp;

"We're creating much more than new homes. The vision brings together affordable housing, quality architecture, meaningful public open space and shared places that encourage people to connect, while respecting the site's history and its place within the local community."&nbsp;

Development Victoria’s Executive General Manager Precincts, Niall Cunningham, said the application is an important step for the government-owned site.&nbsp;

“This is about delivering more homes in a well-connected location, along with public open space that the Ivanhoe community will benefit from for years to come,” Cunningham said.&nbsp;

PDG was selected as development partner in late 2025 following a competitive tender process.&nbsp;

A planning submission for the project is currently being progressed through the Victorian Government's Development Facilitation Program, with positive early engagement from both Banyule Council and the Department of Transport and Planning.

PDG unveils plans to transform landmark Ivanhoe Water Tank Site

Shane Wilkinson's <a href="https://www.apartments.com.au/developers/pace-development-group">Pace Development Group</a> has lodged plans for a major residential precinct on the former Presentation College site in Windsor, with an eight-building masterplan ultimately rising to 10 storeys.

The proposal at <a href="https://www.apartments.com.au/new-apartments/167-dandenong-road-windsor-vic-3181">167–187 Dandenong Road</a> spans a substantial 19,027 sqm site and is being progressed across six stages, with the first residential stages comprising 170 homes across four buildings designed by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>.

Stage Two will deliver the bulk of the initial housing, with Building A comprising 81 apartments and Building B 49 apartments, both rising to six storeys.

Stage Three will deliver a further 40 homes. The heritage Nagel Building, identified as Building C, will be converted to 12 dwellings, while a new five-storey Building D will comprise 28 apartments at the Hornby Street and Dandenong Road corner.

The 170 homes across Stages Two and Three will include a mix of one, two and three-bedroom apartments, including townhouse-style dwellings.<img alt="First look: Pace plans landscaped housing precinct on former Windsor school site" data-entity-type="file" data-entity-uuid="83c56e3e-dfb9-4e12-b172-c3f18513ec32" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_9.png?VersionId=xRcRpSZsxX.UX_NDDGcRZktw7HVrzx7u" />

&nbsp;

The longer-term masterplan points to considerably greater density across the site.

Indicative plans show Building E accommodating around 80 dwellings across up to 10 storeys, while Building F is earmarked for around 120 dwellings and also up to 10 storeys. Building G is planned to range between four and 10 storeys, however its apartment yield is yet to be determined. That means the masterplan currently identifies at least 370 dwellings across Buildings A to F before any apartments within Building G are counted.

Across the 1.9-hectare site, that represents an indicative density of at least 194 dwellings per hectare, with the final figure to increase once the yield of Building G is established.

Pace is pursuing the project through the Victorian Government's Development Facilitation Program, with Urbis lodging a combined Section 96A planning scheme amendment and planning application on behalf of the developer, which secured the site earlier this year.

The application seeks detailed approval for Stages One, Two and Three, alongside approval of the broader masterplan framework that will guide the later residential stages. Stage One will see an existing heritage building adaptively reused for a wellness and fitness-related facility, while the broader precinct will retain several significant heritage buildings and established trees as part of the redevelopment.

A minimum 10 per cent affordable housing contribution is proposed across both the initial residential stages and the later masterplan stages, delivered through a discounted rental model.

The project comes immediately after a major change to the site's planning controls.

The site was rezoned to the Housing Choice and Transport Zone through Planning Scheme Amendment GC285, gazetted on July 22, 2026, and now sits within the inner catchment of the Windsor Station precinct under the State Government's Train and Tram Zone Activity Centres Program.

While the new controls identify large sites within the inner catchment for buildings of up to six storeys, Pace's masterplan pushes height to 10 storeys in parts of the site, with the taller buildings concentrated toward the centre and along the Sandringham railway corridor.

Lower-scale built form is proposed toward the site's more sensitive residential and heritage edges, with Buildings A and B generally stepping from three storeys at their interfaces to six storeys at upper levels.

Cera Stribley's masterplan breaks the development into a collection of separate buildings rather than a continuous built form, with landscaped spaces, new pedestrian links and a new publicly accessible road forming part of the precinct.

The planning report says the development will create new pedestrian connections to Elm Place and along the railway corridor, as well as a new publicly accessible road linking Elm Place with Dandenong Road. The proposed buildings will occupy around 54 per cent of the site, leaving a substantial portion available for landscaping, communal areas and permeable surfaces.

Urbis said the scale of the project reflected the site's strategic location close to Windsor Station, tram services and the Chapel Street Activity Centre, with the former school campus identified as a significant opportunity to increase housing supply on an underutilised inner-Melbourne site.

&nbsp;

First look: Pace plans landscaped housing precinct on former Windsor school site

First Home Buyers

<html><body>
Just eight Sydney properties sold at weekend auction under $500,000.
The cheapest was a<a href="/expert-insights/buying/cabramatta-had-sydneys-cheapest-auction-offering-what-you-get-for-400-000"> two bedroom Cabramatta flat</a> at $400,000.
Leaving Sydney is the stark reality facing many of its residents who can't afford to buy house or apartment.
Regional NSW is far cheaper for what has been recently dubbed as "economic housing refugees".
Onthehouse Residex put the Sydney house median a $917,000, while country NSW is $394,500.
Units are cheaper, but the gap not as wide with the median Sydney unit value at $613,500 and $330,500 in NSW country.
Realestate.com.au has around 5200 listings of houses priced between $200,000 and $300,000, from Aberdare, near Cessnock, to Yass.
CoreLogic RP Data recently noted just how rampant Sydney's increase in home values has been among all Australian capital cities with values, most recently increasing by 13% annually.
Although Sydney home values are increasing at a faster pace than all other capital cities, the 13% annual rise is below the peak annual growth rate of 16.7% in April 2014.
Over the five years to January 2015, Sydney home values have increased by a total of 35.6%, which is the strongest rate of growth of any city over that period.
The recent growth comes on the back of total value growth of just 14.4% over the previous five years, which was the lowest amongst all capital cities.
Between January 2000 and January 2005, Sydney home value growth was greater than it has been over the past five years with values rising 62.3%.
Sydney house values have recorded a higher level of growth than units, increasing by 13.8% over the year as opposed to 9.9% for units.
So where outside of Sydney is the price growth tamer for houses over the past year?
CoreLogic RP Data says it is the Richmond Tweed district followed by the Murray district.
But closer to Sydney it is the Illawarra rather than the Hunter.
<img src="/images/2015/05/05/core-may-5-one.jpg" alt="">
Source: CoreLogic RP Data
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jchancellor-FAypfDUnLy

Sydney or the bush: Where should housing economic refugees head? 

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GUEST OBSERVATION
For decades, the concept of the Great Australian dream of home ownership was a guiding premise for Australians. To buy a quarter-acre block with a yard was a seemingly universal aspiration across the country.
Of course, home ownership is still the goal of many Australians - the dynamics have just changed. Urbanisation has brought us reduced block sizes and the prevalence of apartments, while people are having fewer and fewer children, and later. At the same time, you can't ignore that property prices have increased - the median price of the five big capitals is now $686,590, according to RP Data CoreLogic.
However, I don't think these are barriers, but rather obstacles to home ownership, whether you're a first time buyer or first time investor. And obstacles can be surmounted. Unfortunately, certain mindsets hold us back.
The attitudes that limit our options
For some people, it's the lifestyle factors that cloud their judgement. They want to live closer to the city or to their job, or even to certain lifestyle areas, at all costs - even if that dream home means they're lumped with a nightmare loan. Others say they want a place of their own where they can hang up their photos and really make the property their home.
When it comes to both of these mindsets, realising you can be a tenant and an Australian property investor all in one is the key. There's even a name for it now - a "professional renter". Some people say rent is a waste of money. I think interest can be an even bigger waste.
Rather than striving for a property they could never afford, these individuals continue renting in the area they want to live while purchasing an investment property - or two, or three - elsewhere. They can then use their investment income to help them pay rent and the mortgage, while eventually capitalising on their equity to fund a home purchase. More and more first home buyers are going down this road. According to Digital Finance Analytics, around 30% of first time buyers in August 2014 were investors.
And for anyone who thinks they can't make a rental property their home, they should know they can hang up photos when they're renting as well. Some landlords are happy to have good tenants who will add value to a property through some minor renovations, and they find they can live in a place for many years without moving. At the same time, they're not paying council rates or other expenses, money that can be put to work elsewhere.
Affording the deposit
Of course, at the end of the day, you still have to save for a deposit and get into the market when buying an investment property. Like I said before, the situation is far from hopeless.
Affordability isn't insurmountable - you just need to be open to adjusting your strategy. If you don't get an affordable investment property in the area you were looking at, be flexible enough that you can look at another. You're not buying this house to live in.
Remember, also, that there are many property markets. You can't solely focus on one area. Particularly with today's ability to access better financial products, you will be able to find the right property eventually - it just may not go exactly how you imagined it.
Finally, one of the most encouraging trends I've seen is that younger people are more open to seeing a financial planner or advisor now, early on in life. This is good, because not only can they make use of their greatest asset - their age - they can also set themselves up with a vision and strategy, which can make budgeting and financial sacrifices much easier.
The fact is, not only can first home buyers afford one property, they can afford multiple. The sooner they start, the more of a chance they have to put together a property investment plan and start a portfolio. It might be a challenge, but the younger generation today could well end up with more wealth than their parents - with the right attitude.
Sam Khalil is founder and director of <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
Direct Property Network (DPN) provides clients with an end to end property investment solution from selecting the right property through to settlement and beyond.
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SamKhalil-UNoWQ73CmG

First home affordability isn't insurmountable: DPN's Sam Khahil

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Changes to government grants are leading to first home buyers increasingly targeting new houses, research from QBE reveals.
The amount of first home buyers intending to buy a newly constructed home rose in February 2015 from June 2014 (from 44% to 50%), while the amount intending to purchase an existing house fell (from 60% to 56%), according to QBE’s Barometer Report 2015.
However, the proportion of first home buyers who ended up purchasing a newly constructed house increased to 28% from 18%, while existing home purchases fell from 56% to 41%.
<img src="/images/2015/04/28/trends-april-28-one.jpg" alt="">
The report posited changes to first home owner grants (FHOG) requirements were likely to be an influential factor. NSW, the NT and Queensland have all reported declines in loans to first home buyers, which QBE claims is linked to the loss of incentives to purchase existing homes in these states.
The report also noted that low interest rates “may have encouraged the idea first home buyers have increased borrowing capacity and can afford a new property”.
<img src="/images/2015/04/28/trends-april-28-two.jpg" alt="">
 
The survey covered 701 people intending to buy in the next five years, including 176 first home buyers, as well as an extra 656 mortgagors, of which 95 were first home buyers.
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jake-cSmGT7VXVf

Changes to FHOGs pushing buyers towards new houses: QBE

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GUEST OBSERVATION
1. Why have a plan?
Good preparation and a ‘plan’  before you buy can save you thousands of dollars.  
There’s no point in making a wish list so long that you’d need to win Lotto to even come close to fulfilling your dreams. Think clearly, realistically and as unemotionally as possible about your property needs and try and set the wants to one side.
2. Why are you planning to buy?
It sounds easy, doesn’t it? But actually, your reasons for wanting to buy have a big impact on the style of property you should look for. Missing out this important first step in the planning process could make for a very expensive mistake down the line.
3. How much can you afford to spend?
<blockquote>
“Fail to plan and you plan to fail”.
</blockquote>
Note that the key word here is afford. It’s essential to do a proper budget, listing all your regular expenses, so that you can establish the level of repayments you can make without starving the kids.
4. What are the ‘must haves’ for your purchase?
Yes, we would all love a fabulous harbour view, ensuites off every bedroom and space to garage at least three cars, but for most people, the wish list has to be a little more humble. Think about the way you live as a family and how this will affect the property you’re seeking:
5. Where do you want to buy?
A few lucky people can be very flexible about the location of their property purchase, perhaps because they work from home, or don’t have children, but for most of us, a number of factors are going to affect where we want to buy:
<ul>
<li>Price. Many areas will exclude themselves on the basisof budget alone.</li>
<li>Distance. Where do you work and how long are youwilling to travel to get there?</li>
<li>Transport. Do you need decent public transport links?</li>
</ul>
<img src="/images/2015/05/01/3dbook-smaller-again.png" alt="" style="float: right;">
Robert Klaric the CEO and founder of <a href="https://www.thepropertyexpert.com.au/" target="_blank">The Property Expert International</a>, a Property Advocate and Advisor.
Robert is also the author of '<a href="https://www.thepropertyexpert.com.au/author/secrets-of-the-property-expert" target="_blank">Secrets of the Property Expert’</a>.
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RobertKlaric-o654JvaqB7

Five tips for first home buyers: Robert Klaric

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A quarter of all homes sold in more than a dozen Melbourne suburbs in the final three months of last year sold for less than $300,000, REIV data shows.
In two suburbs – Melton and Hastings –  a quarter of all sales were less than $240,000, with the lower quartile price in Melton at $220,000.
REIV chief Enzo Raimondo said these were extremely affordable homes.
“Such properties can offer first home buyers and those on a tight budget the chance to get a foothold on the property ladder,” he said.
Suburbs with a quarter of all homes selling for less than $300,000 in the December quarter of 2014 included Kurunjang with $251,250, Frankston North with $262,500, Melton West with $275,000, Dallas with $280,750, Warburton and Meadow Heights with $282,500, Werribee with $285,000, Brookfield $287,500, Doveton $295,000, Wyndham Vale $298,000 and Cranbourne with $299,000.
In four of those suburbs, Kurunjang, Melton, Frankston North and Dallas, the median house price – the midpoint of all sales for the three months – was less than $300,000.
RealestateVIEW.com.au has had recent listings including <a href="https://www.realestateview.com.au/Real-Estate/11-patron-place-kurunjang/Property-Details-buy-residential-7986792" target="_blank">a three-bedroom home in Kuranjang for offers over $229,000</a> (pictured above) and a Werribee three-bedroom home for offers over $240,000.
Ryder Real Estatte Melton agent Jayson Ryder says the Kuranjang property is returning $240 per week "or 5.5% on your investment".
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Melton and other Melbourne suburbs with sub-$300,000 options

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For much of the past two years we have seen a great deal of hand-wringing and uncritical reporting of ABS first home buyer figures, with countless media articles noting the apparent disappearance of first time buyers due to their being crowded out of the market by greedy Baby Boomer speculators.
It has been a compelling narrative, to be sure, but has been shown either to be a partial misunderstanding of market dynamics by theorists, or a prolonged exercise in confirmation bias.
As documented here and elsewhere many times previously, first time buyers never really disappeared.
What can be said is that over recent times the marginal buyer of property in our largest capital cities has altered significantly.
Anyone who works in the Sydney property market would know that many of those so-termed "speculators" have in fact been first time buyers themselves, oftentimes choosing to buy an investment property as their first step on the housing market ladder.
I cannot realistically speak for the Melbourne market being an infrequent visitor south of the border, but can only imagine that similar trends have been playing out there.
If you want to reduce the argument to semantic debate, you might say that first time investors are not buying "homes", but, whatever, they never went on strike.
The most populous cities have also being our strongest property markets, so for those listening to the data then the conclusions should have been obvious enough.
Theorists schooled by NAB data
The latest <a href="https://business.nab.com.au/wp-content/uploads/2015/04/Quarterly-Australian-Residential-Property-Survey-Q1-2015-PDF202KB.pdf" target="_blank">NAB residential property survey</a> for Q1 2015 was released last week.
It confirmed that more than a quarter of established properties continue to be purchased by a combination of first home buyers (15.8% in Q1 2015, down from 16.1% in Q4 2014) and first time investors (making up 10% of purchases).
 <img src="https://2.bp.blogspot.com/-979URyOQ_HU/VT4KFx5oxdI/AAAAAAAAU4o/hfdfjzgW0e4/s1600/FHBs.jpg">
 
Source: NAB
Trends in new residential property developments were once again broadly similar, with first timer buyers also accounting for around a quarter of sales.
Even more damningly a recent Domain survey found that 16% of "Gen Y" folk own two or more properties, which is almost as high a share as the "Gen Xs" (17%), or even the Baby Boomer generation who had apparently locked them out of the market (17%).
So much for the greedy old farts "devouring their young"!
It has rather more been a case of dog eat dog, or what is otherwise known as a "market".
This merely underscores the fallacy of dividing up Australia into convenient generational groups and stereotypes.
In the real world there are at least two score and 10 shades of grey, and markets are infinitely more complex and granular.
What this means...consequences?
There was also a theory doing the round some years ago that the disappearance of the first home buyer could cause the property markets to collapse in upon themselves, as the base of the real estate pyramid dissipated.
This has not proven to be the case - at least, not yet - with many first time investors favouring lower priced property with its more affordable entry points and potentially stronger yields.
However, these shifts being seen in our capital city markets may yet have unforeseen consequences.
First and foremost, the increased roles of the investor and the first-time investor have the potential to amplify the property market cycles, both on the way up and on the way down.
Who and what drives prices?
It has long been argued that unemotional and calculating investors don't push up property prices, while emotion-driven home buyers do.
There was probably an element of truth in this in times past.
Certainly it can be said that countries with high home ownership rates have also historically been more prone to boom-bust cycles, for where the status of home ownership is considered to be an essential, would-be buyers can on occasion stretch themselves to extreme lengths.
However, the first hand evidence I have seen tells me that investors today can push home prices higher just as much as home buyers can.
Why would a rational and calculating investor be prepared to bid high for a property?
Simply because within an illiquid market it may be another month or three before they have a further opportunity to buy, and in a hot or rising market environment they may fear paying $5,000 more for the privilege of so doing.
Downturn phases
A greater number of investors in the market could amplify the downturn phase of the property cycle too with some investors inclined to dash for the exits when prices are declining.
In reality, trading property frequently as is so often recommended by investment advisers and property writers is highly impractical due to prohibitive transaction costs, and a large number of investors instead look to adopt a long term buy and hold approach.
Greater volatility is most likely to be experienced in smaller property markets where volumes are thin, and indeed we have already seen some extreme examples in certain mining towns.
<a href="https://petewargent.blogspot.com.au/2013/11/planning-land-prices-and-house-prices" target="_blank">Experienced</a> housing market economists have long recognised that the larger property markets can often be more stable and far less impacted by increases in supply - even dramatic increases in supply.
The property markets of Melbourne have been an excellent case in point, refusing to crash despite an oversupply of experts insisting that they must, due to overbuilding and an excess of high rise stock.
Another trend which we might expect to see is that of a shorter market cycles, particularly in this modern era of instant gratification.
Perhaps to a certain extent this is already true, with Australia having experienced a number of mini-cycles over the past decade.
That said, this is likely also in part illusory, with the ebbs and flows of property cycles in times past masked by an economy which was off to the inflationary races.
In today's era of low interest rates and low inflation we should expect to see property prices falling in nominal terms far more frequently than was ever the case in times of higher or even raging inflation.
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.
His book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is out now.
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NAB survey debunks first home buyer strike: Pete Wargent

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National Australia Bank has created a pretty good research document with its quarterly Residential Property Survey. It’s shed light on a number of important things, notably the true position with the level of first home buyer activity in Australia (much higher than the flawed ABS data indicates).
Unfortunately, and here’s this recurring problem that blights real estate analysis in this country, it has allowed economists to get involved in interpreting the data. Unsurprisingly, the outcome is a shemozzle.
NAB senior economist Robert De Iure – who really should stick to what economists do best, which is getting it wrong on the economy and interest rates – apparently thinks that because some foreign investors buy in similar price ranges to local first home buyers, the two groups are competing in the same space.
“The report contradicts the idea that foreign investors and first home buyers shop in different markets,” he says. Actually, it doesn’t – he misunderstands his own report.
His thought process goes like this: because most foreign buyers aren’t paying over $1 million, they are therefore out there competing with first home buyers. He must be spending a lot of time in Sydney.
For the most part, foreign investors are not competing with local first timers, and the NAB survey doesn’t show that they are.
Here’s what it does show: 70% of foreign investors buy property priced above half a million dollars. Instantly, that tells us most foreign buyers are not competing in the same space as first-time buyers.
The NAB survey also shows that foreign investors predominantly buy new homes, such as highrise inner city apartments. Foreign investors account for almost 16% of new dwelling sales in Australia.
Other research shows that, overwhelmingly, Australian first home buyers purchase existing homes.
Again, the two groups are not operating in the same space.
The NAB figures indicate that only 30% of foreign investors are buying houses. Most of them are concentrating on buying apartments and on development sites to build apartments.
So they’re buying predominantly new properties (as they are supposed to be, under the rules) and they are buying mostly apartments. In other words, they’re investing in inner city highrise apartments off the plan – unsurprisingly, given that so many developers are targeting their new highrise projects specifically on Asian investors.
Clearly this is not where the bulk of Australian first home buyers are operating.
That’s what NAB’s own survey shows, but the chattering economists have come up with the kind of kindergarten analysis in which they specialise when it comes to residential real estate.
Stick to your knitting, boys. We’re all desperate to hear your next inaccurate tip about interest rates.
Elsewhere, the NAB Residential Property Index shows a rise in real estate sentiment in the March quarter, with a score of +21 points, up from +12 in the December quarter and well above the long-term average of +14.
It indicates that overall sentiment is strongest in NSW (read Sydney), followed by Victoria and Queensland. It has also improved in South Australia, but remains negative in Western Australia (not surprising, given that the REIWA is working so hard to talk down the Perth market).
Looking ahead over the next one to two years, the greatest optimism is in Queensland and Victoria. Indeed, the report predicts that Brisbane will lead the capital cities on price growth in 2016, with Adelaide number one. Both are tipped to growth 5-6% on average next year, while growth in Sydney and Melbourne is expected to have subsided.
Keep in mind that this is speculation and expectation, not fact, and often the outcome is different. I say this because mainstream media often reports economists’ forecasts as if they’re handed down from on high in tablets of stone.
The latest NAB report also confirms what the previous edition found, that around 25% of residential sales are to first-time buyers, of which 15% of owner-occupiers and 10% are investors. In other words, a significant proportion of first-time buyers are opting to buy an investment property as a first purchase.
And they’re managing to do it unimpeded by competition from foreign investors.
TERRY RYDER is the founder of <a href="https://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://www.twitter.com/hotspotting" target="_blank">Twitter</a>. 
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For the most part, foreign investors are not competing with local first timers: Terry Ryder

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Prices for apartments start at $585,000 for a one bedroom ahead of the launch of Epping One, a $75 million project in the heart of Epping. 
<a href="https://eppingone.com.au" target="_blank">Epping One</a> comprises 88 apartments listed off the plan for sale through Peter Walsh from Ray White Projects.
Epping has become quite active having been selected as one of eight urban activation precincts in Sydney by the NSW government.
Radray Constructions, a local family owned developer, is building Epping One. The project is designed by Australian Consulting Architects and a large batch of the apartments have a north orientation. All apartments offer parking and storage.
The project comprises 19 one beds, 57 two beds and 12 three beds.
Many feature studies and 18 courtyard dwellings are available.
Prices for apartments start at $585,000 for a one bedroom with an internal size ranging from 50 to 64 square metres.
The two bedroom apartments start at $799,000 featuring an internal size ranging from 70 to 88 square metres.
Around $1,050,000 is the starting price for three bedrooms with an internal size from 94  to 110 square metres.
Construction is expected to start in the second quarter of 2015.
Ray White Projects sold the Marquis project, comprising 35 apartments on Carlingford Road, within two hours at its recent launch.
Epping One is located at 42 – 50 Cliff Street, Epping, with its display suite to open soon at 50 Rawson Street, Epping.
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Epping one bedders start from $585,000

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First home buyers are increasingly turning to their families for financial help, National Australia Bank analysis shows.
It found that 6.7% of its first home buyers are now using the NAB Family Guarantee product to get on the property market ladder – up from 4.8% in 2010.
Customers in the Northern Territory and Tasmania accessed the NAB Family Guarantee the most, with 14.3% and 12.1% respectively of first home buyers taking up the offer in 2015.
The NAB Family Guarantee allows customers to use money, placed in a term deposit account, to support a fellow family member to buy, while allowing their family members to earn interest in a term deposit on the money they provided as security. NAB informs customers about the risks associated with acting as a guarantor.
NAB's family guarantee product allows family member to limit their exposure to a proportion of the loan, rather than the whole loan.
Family members' exposure was often around 20% of the loan, the point at which banks no longer require mortgage insurance.
“Our figures show this product is increasing in popularity because it allows parents to gain from their support for their child’s home loan,” NAB executive general manager consumer lending, Angus Gilfillan said.
The bulk of customers using the NAB Family Guarantee so far in the 2015 financial year were aged 20-29 (73%), but there was also a large portion were aged 30-39 (21%).
“Our data shows some customers are in their 30s or 40s when they buy their first home, while at the other end of the spectrum we have also seen 3% of first home buyers using the NAB Family Guarantee this year in their teens,” he said.
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First home buyers in their 30s still need parents help: NAB

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First home buyers' share of new loans increased from 13.6% in January to 13.7% in February, according to new data from the Australian Bureau of Statistics (ABS).
The latest Housing Finance figures from the ABS show that the average loan size for first home buyers fell by $1,900, to $331,200, between January and February.
In February last year, ABS figures show first home buyer loans making up a 15.2% segment of all new housing commitments.
While the number of loans for owner-occupied dwellings increased in February, by 1.2% in seasonally adjusted terms, the average loan size fell for all owner occupier loans in the same was down $11,100 from $337,200.
The impact of the Reserve Bank's 25 basis point rate cut in the same month is unclear. However, their concerns over the level of investor borrowing in the housing market may be somewhat lessened by the ABS' February data.
The value of investor loans was down 3.4% in seasonally adjusted terms between January and February, to $12,054,000.
On a trend basis, however, investor activity still continues to dominate, as noted by ANZ.
<img src="/images/2015/04/10/Picture%2045.png" alt="">
The bank also observed that owner-occupier refinance levels accounted for about a third of all monthly finance commitments, with competition among lenders driving refinancing activity to its highest recorded share.
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