Longstanding Gold Coast and Canberra developer <a href="https://www.apartments.com.au/developers/morris-property-group">Morris Property Group</a> is continuing to roll on with its Glitter Strip apartment pipeline, seeking to return to Mermaid Beach with a new 68-apartment development.

Morris, founded by Barry Morris in 1978 and one of the Gold Coast’s most prolific apartment developers over the past two decades, has filed plans for a 12-storey mixed-use building at <a href="https://www.apartments.com.au/new-apartments/36-seabeach-avenue-mermaid-beach-qld-4218">34-36 Seabeach Avenue</a>, on the prized eastern side of the Gold Coast Highway.

The 1,227 sqm site occupies a prominent corner position at Seabeach Avenue and the Gold Coast Highway, opposite the Mermaid Plaza retail and office precinct and around 140 metres walking distance from the future Mermaid Beach South light rail station.

<a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a> has designed the project, which will comprise 68 apartments across a mix of 48 two-bedroom and 20 three-bedroom residences.

The building will rise 12 storeys, reaching a maximum height of 36 metres, with the apartments accounting for a total of 156 bedrooms. The development application also seeks approval for short-term accommodation across the 68 apartments, while two office tenancies are proposed at ground level.

The plans show 108 car spaces across the development, with parking accommodated at ground level and within a three-level basement accessed from Seabeach Avenue.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="c2175c99-12fd-4a3c-9be1-89bbf258a90d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.41%E2%80%AFPM_0.png?VersionId=iNLzWcE6gaAE76rafhEXfHve.4g4Se0p" />

Resident amenity will be concentrated on level two, where Fraser &amp; Partners has designed a recreation deck with a swimming pool, 90 sqm pool terrace, outdoor barbecue area and gym.

The broader communal offering will also incorporate landscaped spaces, with the planning documents noting the amenity has been designed to provide areas for recreation, social interaction and outdoor living.

The proposal would continue the transformation of the Gold Coast Highway corridor through Mermaid Beach ahead of the arrival of the light rail.

The site is zoned Neighbourhood Centre and sits within the Mermaid Beach/Broadbeach Light Rail Corridor neighbourhood plan. While the prescribed building height is 24 metres, the site is identified within an Urban Neighbourhood context providing for a 50 per cent height uplift to 36 metres.

Planning documents describe the stretch of the Gold Coast Highway between Broadbeach and Nobby Beach as increasingly characterised by medium and high-rise development, with the proposed Morris tower joining projects including Ventura, The Alfred, Oceans and Otto.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="911f193f-e381-4a55-be08-58be87fcf978" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.48%E2%80%AFPM.png?VersionId=oxVvLJaY.SOXEdXrIcogfyEXDfvCmmpM" />

The development would mark Morris Property Group's latest investment in Mermaid Beach, where it has already delivered two apartment projects.

Otto, at 1 Bondi Avenue on the western side of the Gold Coast Highway, comprises 70 apartments across nine storeys. The project was completed in 2019 and includes a residents' gym, recreation deck and swimming pool.

Morris also developed Oceans at 46 Ocean Street, a nine-storey, 70-apartment build-to-rent development completed in 2019. Oceans was the group's first build-to-rent project and incorporates commercial space at ground level.

The two existing Morris projects sit further north along the same Gold Coast Highway corridor as the proposed Seabeach Avenue development. Fraser &amp; Partners' planning analysis specifically identifies both Otto and Oceans among the established built-form precedents surrounding the site.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="14925119-7b71-4812-8149-340317512c7c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%203.00.15%E2%80%AFPM.png?VersionId=aEJqYuw_nTCjcin17BSD0piB1EFotTlj" />

Mermaid Beach represents only part of Morris' considerable Gold Coast footprint.

The family-owned developer has been particularly active in neighbouring Broadbeach, delivering projects including Sierra Grand, Eclipse, Synergy, Qube, Koko, Opus and Malo, while its current pipeline includes Maison and the two-tower Crest development.

Further south, Morris has also developed a string of projects in Burleigh Heads, including Element, Boardwalk and Sandbar, while Essentia expanded its footprint north into Surfers Paradise.

The Seabeach Avenue application has been lodged by PMM Broadbeach Pty Ltd and seeks a development permit for a Material Change of Use for multiple dwellings, short-term accommodation and office uses. Zone Planning Group prepared the planning application, with Fraser &amp; Partners commissioned as architect.

The project comes as the developer continues to expand its Gold Coast pipeline while retaining a significant presence in Canberra. Morris now has more than $2.5 billion of development in its national pipeline and has delivered more than 7,000 homes during its near five-decade history

Joel Robinson

First look: Morris Property Group returns to Mermaid Beach with new Seabeach Avenue apartment development

<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developers/fortis&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw3hvFB2uWTRfEyEcpTSnnK9" href="https://www.apartments.com.au/developers/fortis" target="_blank">Fortis</a>&nbsp;is continuing its stronghold on Sydn​ey’s eastern suburbs apartment market, launching&nbsp;in September&nbsp;its latest boutique&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developments/double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw0GI5S9-wNeiLUnM-d1uYkw" href="https://www.apartments.com.au/developments/double-bay-nsw-2028" target="_blank">Double Bay</a>&nbsp;development,&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw2YNouJQcFjiTTgVHbgDLA-" href="https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028" target="_blank">55 William</a>.

55 William presents&nbsp;just eight north-facing&nbsp;two-bedroom, three-bedroom and full-floor&nbsp;residences to the market, priced from $4.5 million.

The upcoming launch comes just weeks after Fortis secured approval for the $80 million development, its third eastern suburbs approval in two months. Construction is already underway, with completion targeted for 2028.

[smartcode_project:default project_id=152579 project_image_fid=376250]

55 William adds to a growing concentration of Fortis projects in and around Double Bay, a market the developer has become increasingly active in over recent years.

Fortis previously completed the nine-residence Marmont on New South Head Road, while it is currently developing a mixed-use residential and retail project at 12 Cross Street. Its wider Double Bay footprint also extends into commercial and retail development.

The developer's broader Sydney residential pipeline is particularly concentrated across the eastern suburbs, with projects spanning Doub​le Bay, Ro​se Bay, Wo​ollahra, Dar​ling Point, Poi​nt Piper and Eli​zabeth Bay.

[smartcode_project:default project_id=152579 project_image_fid=376253]

At 55 William, Fortis has again turned to MHN Design Union, the architecture practice behind several of its eastern suburbs projects, while London-based 1508 London has been appointed to handle the interiors and Wyer &amp; Co the landscaping.

The six-level building will comprise a combination of two and three-bedroom apartments, including a garden residence, full-floor apartments, a sub-penthouse and penthouse. Each residence will have secure basement parking and private outdoor space.

A rooftop terrace for all residents, along with select apartments, enjoys views across Double Bay Harbour and toward the Sydney skyline.

Ceiling heights will reach up to three metres&nbsp;in select residences, while the kitchens will feature natural stone and integrated Gaggenau appliances.

&nbsp;

&nbsp;

The boutique nature of the project reflects the type of stock Fortis has increasingly targeted across Sydney's eastern suburbs, where larger apartments and smaller buildings are being pitched primarily toward local owner-occupiers and downsizers.

Fortis Group General Manager Ed Eve said the developer continues to see demand from buyers wanting to remain in the eastern suburbs but move into newer, lower-maintenance housing.

“We're seeing continued demand from local owner-occupiers and downsizers looking for high-quality homes that allow them to remain in the eastern suburbs, close to the lifestyle and community they know,” Eve said.

55 William is also one of the early projects to respond directly to the NSW Government's Low and Mid-Rise Housing reforms. Fortis had previously secured approval for just two townhouses on the 599 sqm site before revising the scheme to eight apartments following the planning changes.

Situated one street back from Double Bay's water's edge, the project enjoys an enviable harbourside setting within walking distance of Double Bay Village and the ferry wharf.

[smartcode_project:default project_id=152579 project_image_fid=376252]

Fortis has increasingly made the eastern suburbs a major focus of its Sydney pipeline. Beyond Double Bay, it recently completed the 14-residence Piper in Point Piper and has projects underway or planned across Rose Bay, Woollahra and Darling Point.

The developer recently secured approval for Verano in Rose Bay, a six-level development comprising 21 two, three and four-bedroom apartments, also designed by MHNDU.

55 William&nbsp;is soon to be release to the market with VIP appointments commencing early September,&nbsp;with residences priced from $4.5 million.

[smartcode_project_cta:default project_id=152579]

Fortis continues eastern suburbs push with 55 William launch

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.

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

Gold Coast

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Most investors appear to be acutely aware of the current interest rate and predictions of it being on the decline, according to a recent Herron Todd White (HTW) residential report. 
The HTW report suggests this has put a positive slant on the Gold Coast Central North local market. Another positive is the general optimism in the national economy, however this is now very fluid due to the Coronavirus pandemic, with some local agents reporting a fall in enquiries.
<div>The current COVID-19 epidemic is going to have a negative impact on key drivers, so it will be interesting to see what impact this may have on the property market in the short to medium term, the valuation firm said.</div>
"A major factor on the Gold Coast is the perceived low values of properties compared to the capital cities such as Melbourne and Sydney and overseas markets," the valuation firm said. 
A major local influence on the Gold Coast has always been proximity to water, whether beach, broadwater, river, lake or canal. 
Secondary location factors are proximity to the perceived better schools, commercial precincts and public transport corridors such as proximity to the new light rail or access to M1 motorway, the report noted. 
First home buyers are most influenced by budget and need for compromise. Many are buying small lowrise units in the older areas such as Southport or driven to the north-west corridor developing area. Upgraders are driven more by location (i.e. water locations).
A first floor apartment situated in the heart of Southport has recently been sold for $240,000. 
The<a href="https://www.realestate.com.au/sold/property-unit-qld-southport-132891778" target="_blank"> 9/14 Rose Street</a> home (pictured below) was last sold in 2013 for $299,000.
It comes with one bedroom, one bathroom, modern kitchen and outdoor balcony. 
<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/2020/5/11/southport.jpg" alt="">
Empty nesters are usually seeking smaller dwellings in locations with good proximity to health services and established commercial precincts.
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"A major factor has been the oversupply of medium to high density housing such as modern medium rise apartments and townhouses. We have seen a dramatic decrease in demand for this type of property," the valuation firm said.
A three bedroom townhouse in Southport is currently on the market with a price guide of over $449,000.
The <a href="https://www.realestate.com.au/property-townhouse-qld-southport-133020038" target="_blank">15/2 Bronberg Court</a> townhouse (pictured below) features large kitchen, lounge with ceiling fan, and undercover alfresco. 
It is located within easy access to public transport, schools, restaurants and shops. 
<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/2020/5/11/southport%203.jpg" alt="">
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<div>Note regards COVID-19</div>
<div>
This edition of Month In Review had its topic defined in late February with submissions from our offices collated through to late March. During this period, shifts in the social and economic landscape due to COVID-19 became increasingly dramatic, as demonstrated by the varied information provided by offices over the course of three weeks. 
</div>
<div>This month’s residential theme on baseline property market drivers remains a common thread, and provides an indication of what influences to monitor as the property sector recovers post-crisis.</div>
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j.ballantyne1990-6AQqhLzZaK

Gold Coast Central North property market sees dramatic decrease in demand for medium rise apartments: HTW residential 

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The market throughout Gold Coast North West, Scenic Rim and Lower Logan region covers a wide range, from older housing to brand new estates, according to a recent Herron Todd White residential report. 
The current COVID-19 epidemic is going to have a negative impact on key drivers, so it will be interesting to see what impact this may have on the property market in the short to medium term, the valuation firm said.
The report suggests investors traditionally forming a large proportion of purchasers in this region across all categories.
"The record low interest rates have influenced buyers in this region, keeping purchasing activity steady. Record low rates inevitably correlates to higher debt levels as money gets cheaper," the valuation firm said. 
Some home owners have been unable to sustain payments at the higher debt levels and as a result, there have been more mortgagee in possession sales occurring in recent months.
Price point has always been the big lure to investors in this region with Sydney and Melbourne buyers able to buy several houses here for the same price as only one in their home towns, the report noted. 
A current offering in the Scenic Rim Region's Beaudesert is a three bedroom house priced at over $299,000.
The three bedroom, one bathroom house is situated at <a href="https://www.realestate.com.au/property-house-qld-beaudesert-133447382" target="_blank">5 James Street </a>(pictured below).
It features modern kitchen, air-conditioned living area, undercover deck and garden shed.
<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/2020/5/18/beaudesert%202.jpg" alt=""> 
"Rental returns have always been top of the list of attributes for interstate buyers with many older style properties achieving rental returns that are positively geared or very close to it. We have also seen a large rise in the dual occupancy market in new housing estates," the valuation firm said. 
Buyers can build a dual occupancy dwelling on a site larger than 400 square metres with most construction and land packages costing between $500,000 and $560,000 and achieving between $630 and $680 per week rent.
"When combining the calculation of these returns with the benefit to the investor in potential capital gains, they become quite an attractive offer.
"We are also seeing an oversupply of townhouses and low rise units in and around Beenleigh with new products seeing very large discounts on resale and some developers advising that it is difficult to build product and maintain profit." 
A Beenleigh two bedroom Unit within a small secure complex has recently been sold for $255,000.
The property at <a href="https://www.realestate.com.au/sold/property-unit-qld-beenleigh-132990970" target="_blank">7/35 Solar Street </a>(pictured below) was last sold in 2008 for $250,000.
It comprises two bedrooms, two bathrooms, open plan living and outdoor entertainment area. 
<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/2020/5/18/beenleigh.jpg" alt="">
<div>Note regards COVID-19</div>
<div>
This edition of Month In Review had its topic defined in late February with submissions from our offices collated through to late March. During this period, shifts in the social and economic landscape due to COVID-19 became increasingly dramatic, as demonstrated by the varied information provided by offices over the course of three weeks. 
</div>
<div>This month’s residential theme on baseline property market drivers remains a common thread, and provides an indication of what influences to monitor as the property sector recovers post-crisis.</div>
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Purchasing activity keeps steady in Gold Coast North West property market: HTW residential 

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A mortgagee sale of a modern style townhouse in Pacific Pines has been listed for auction on May 30. 
Located at <a href="https://www.realestate.com.au/property-townhouse-qld-pacific+pines-133538114">17/2 Sangster Crescent</a>, 'Parkview on Sangster' offers open plan living and dining with beautiful views. 
<img src="https://www.urban.com.au/images/Screen%20Shot%202020-05-14%20at%202.38.51%20pm.png" alt="">
The three-bedroom, two-bathroom home features a private courtyard and central park area with BBQ and swimming pool. 
The home is listed by PRD’s Andrew Turner.  
The median unit price for Pacific Pines is $326,000, according to data from CoreLogic. 
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Pacific Pines mortgagee townhouse listed

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The extremes of drought, fire and floods, a potential virus outbreak, and other economic challenges, have taken their toll on the Gold Coast retail market, according to the latest report from valuation firm Herron Todd White.
“Stagnant wage growth and changing spending habits have been major contributors to lacklustre retail performance, while the increase in online shopping has had an impact on traditional bricks and mortar retailing,” the March report found.
Further, many established retail centres within the Gold Coast’s suburban areas have been impacted to some degree by the increase in online retailing, as well as restaurants and cafes.
In general, throughout 2019 there was increased stress on retail tenants on the Gold Coast, resulting in downward pressure on rents and upward pressure on incentives - A similar situation is expected throughout 2020.
“Landlords should consider rental affordability rather than purely the rate per square metre achievable and should carefully weigh up the pros and cons of having a tenant in place at an affordable (although possibly lower) rental, versus achieving a higher rental with greater risk of tenant failure. The global retail landscape is changing and local retailers and property owners must be aware and adapt as best they can,” the firm added.
Locally, broad examples of reinvention include the growth in quality cafes and restaurants in the suburbs on the southern Gold Coast, the creation of a China Town within Southport and on a more general scale, the increased number of convenient, drive-through cafes and food premises.
“The one saving grace is the current historically low interest rate environment, which commentators predict will stay lower for longer,” the report said.
Therefore, while rental levels have been impacted, yield levels have firmed and investor appetite for a return on investment is strong, helping to protect property values. The following case study is indicative of the strong results being achieved for quality retail investments, with recognised tenants and long WALEs.
The Pimpama Service Centre sold in September 2019 for $16.35 million, reflecting an analysed yield of 5.81%.
It was purchased by a high net worth private investor after an extensive marketing campaign.
This is a modern service station and fast food complex completed in 2018, located within a developing retail precinct at Pimpama on the northern Gold Coast. It is anchored by a United Petroleum service station and there are five fast food tenancies, including Carl’s Jr, Red Rooster, Pizza Hut, Zambrero and a Chinese restaurant.
The WALE equates to 11.27 years (by income).
The valuation firm ultimately concluded that “strong demand from investors for quality retail investments on the Gold Coast will continue throughout 2020, with the low interest rates and desirable location attributes maintaining yields at firm levels.”
In terms of overall retail property values, the firm also considers that the weaker rental market will be offset to some degree by the firm yields being achieved.
However, for long term success, it will be imperative for all stakeholders to carefully monitor changing retail and cultural trends, both locally and abroad and to adapt as best they can.
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Natural disasters and Coronavirus pile pressure on already-struggling Gold coast retail market: HTW Commercial

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Te Moana, a luxury Broadbeach Waters mansion situated between the Nerang River and Albert Park, has been listed for sale. 
The <a href="https://www.realestate.com.au/property-house-qld-broadbeach+waters-131893742" target="_blank">Monaco Street property</a> has been listed through Luxure estate agent Sonja Smith for $12,950,000. 
The five-bedroom, six-bathroom house, features an array of open plan living and dining areas that flow out onto a multitude of outdoor entertaining terraces, high ceilings, manicured gardens, and a 15 metre pontoon which will cater for a large boat and several jet skis. 
The 3,300 sqm offers a range of entertainment opportunities outdoors including an BBQ, kitchen area, resort style swimming pool, water features, showers and fireplace. 
<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/2020/3/10/6_BROADBEACH%20WATERS%20OUTSIDE.jpg" alt="">
Inside, the 1300 sqm of interior space showcases a classic timber sweeping staircase, a gourmet chefs kitchen with gas cooking, butlers pantry, wine cellar, rumpus room, and separate guest wing with a home office area. 
Taking on 43 metres of main river frontage, the home is fitted with timeless finishes and classic styling, ducted air-conditioning and alarm security throughout. 
The property was last sold in 2016, for $11,000,000,  $8.5 million in 2010 through, and rented for $5,000 per week prior that in 2008. 
The area recently sold 70 other similar five-bedroom houses, reports Realestate.com.au.
The most recent being a five-bedroom, four-bathroom house at<a href="https://www.realestate.com.au/property/255-monaco-st-broadbeach-waters-qld-4218" target="_blank"> Coral Gables Key</a> which sold for $1,665,000 last month. 
 
 
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Luxury Broadbeach Waters mansion for sale 

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Former Olympic swimmers Roger and Diana van Hamburg are seeking a new Gold Coast home, with plans on moving north.
The couple, wo were internationally competitive in the 1960s and 1970s, have listed their Sunland Group development apartment for $975,000.
Roger swam in individual medley and freestyle relay events for his native Netherlands at the Munich Olympics in 1972 and Diana Rickard competed for Australia in backstroke and individual medleys at the Mexico Olympics in 1968.
They have listed their <a href="https://www.realestate.com.au/property-apartment-qld-benowa-132329790" target="_blank">Benowa apartment at Marina Concourse</a>.
The three-bedroom unit was bought in 2016 on moving from NSW.
<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/2020/1/21/7_SWIMMERS%20APART.jpg" alt="">
<div id="outstream_holder_news">
The apartment's balcony overlooked Royal Pines marina and golf course.
<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/2020/1/21/7_SWIMMERS_VIEW.jpg" alt="" width="549" height="363">
The community also has resident facilities, including a pool and barbecue area.
The couple still swim every day and teach regularly at the neighbouring Superfish Swim School, the Gold Coast Bulletin advised.
Their daughter, Sasha, is married to another Olympian, former Australian freestyle and butterfly swimmer Adam Pine.
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Former Olympic swimmers list luxury Gold Coast apartment

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EXPERT OBSERVER
Why should property investors care that Perth and the Gold Coast are now considered "regional" towns instead of "metro" cities? 
They should care because the change could have a significant impact on the real estate markets in those two cities, creating both opportunities and risks for investors. Here, I will explain why.
We all know that immigration is one of the reasons Australia's economy has kept growing year after year, for the past 27 years. A provocative professor at the University of Sydney claims that Australia's "economy is addicted to immigration" because —without the constant growth in population— our economy actually would have gone into recession several times over the past three decades.
Saving the country from recession isn't enough anymore, however. The federal government wants immigrants to do more. That's why it's passed its regional immigration plan, which allocates 25,000 visas to immigrants who are willing to live for three years in regional Australia. After that, they can qualify for permanent residency. 
The government billed the plan as a way to boost hardscrabble Australian bush towns.
Now, the government has decided that both Perth and the Gold Coast qualify as "regional" under the regional migration program. While that may be bad news for smaller, dustier towns, for the two cities it is excellent news. It means that they can benefit from thousands of new immigrants, the jobs they help create, the university fees they pay, and the money they invest in housing.
The new regional designation could be the factor that helps many students, workers, and investors from China decide to move to these two cities. It won't mean more transactions tomorrow. Over the next 12 to 24 months, however, this change could add several thousand additional sales to the two markets. 
<h2 class="p1">A 10% TO 20% INCREASE IN TRANSACTION VOLUME?</h2>
These following numbers are an example of how it could play out. In Perth last year, there were about 26,000 sales. An additional 3,000 sales in a year would be more than a 10 per cent increase in annual transactions. An extra 10% in transaction volume would help put a floor under prices and help stimulate new construction. 
On the Gold Coast this year, there will probably be about 15,000 transactions. At that pace, an additional 3,000 sales would mean an increase of about 20% in transactions. That would have a similar impact as in Perth. 
The reclassification sounds like bureaucratic mumbo jumbo, but it has real-life impact. It was subject to a lot of behind-the-scenes lobbying and arm-twisting. This change could mean thousands of new residents coming to these cities and buying property, attending university, or starting businesses. It's an economic gold mine for Perth and the Gold Coast.
There will now be a total of 25,000 visas for foreigners willing to live in regional areas. With their new "regional" classification, the Gold Coast and Perth have become (with Adelaide) the locations by far most likely to attract those immigrants. 
The educational institutions, job markets, infrastructure, and lifestyle in the cities makes smaller regional destinations look less appealing by comparison. Regional areas like Dubbo or Geelong have a lot going for them and can provide excellent opportunities to new migrants. But the Gold Coast, Perth, and Adelaide are more prominent and by most calculations offer better prospects.
<h2 class="p1">WHAT DOES IT MEAN FOR INVESTORS?</h2>
The change will also give the Gold Coast and Perth a boost in the battle to displace Melbourne and Sydney as the top destinations for Chinese migrants, students, and property buyers. 
Both cities are struggling to increase the share of foreigners they attract. Their retailers want more residents, their universities want more students, and their developers want more property buyers.
If I were a property investor in the Gold Coast or Perth today, this new development would reassure me. Population growth has been the primary driver of price growth in Australia over the past several decades. With the regional migration program, Perth and the Gold Coast stand to see their population growth increase above present rates. Investors who can ride that growth to profits should do very well.
Georg Chmiel is the chairman of Juwai.com.
 
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Bureaucratic stroke of pen boosts Perth, Gold Coast 

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Whilst some market segments have been a bit erratic throughout 2019, there are still a number of high-end properties that have transacted this year in Gold Coast, according to the latest Herron Todd White (HTW) residential report. 
The report notes Sovereign Islands is a prestige residential locality at the northern end of the Gold Coast.
The collection of man-made islands is home to some of the largest and most prestigious dwellings on the coast.
"20 Parklane Terrace, Sovereign Islands, Paradise Point (pictured above) is no exception and sold in March 2019 for $6.3 million," the valuation firm said. 
Constructed on the property is an ultra-modern five-bedroom, four-bathroom dwelling with an eight car basement garage.
The house is situated on a rare 1,497 square metre, north-west canal facing, double wide allotment boasting a 27-metre water frontage.
The dwelling leverages its expansive water frontage to produce canal views.
Other improvements include a grand entrance with imported white marble staircase, home theatre room, bar room with fireplace, large lap style pool with water feature and spa and 24 metre pontoon jetty.
<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/2019/11/20/22%20parkland%20tce.jpg" alt=""> 
Located in a prime main river front location, <a href="https://www.realestate.com.au/sold/property-house-qld-southport-112738511" target="_blank">1A Yacht Street, Southport </a>(pictured below) sold in June 2019 for $7 million.
The property features a south-east facing, two storey Hamptons style, five-bedroom, four- bathroom dwelling with three-car built-in garage, having a gross floor area of 825 square metre.
The dwelling appreciates expansive views of the Surfers Paradise skyline and the Nerang River.
The property is located within the prestigious TSS (The Southport School) precinct within Southport with a number of tightly held multi-million dollar homes.
Paradise Waters continues to set the benchmark for waterfront housing on the Gold Coast.
<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/2019/11/20/1a%20yacht%20st.jpg" alt=""> 
The report notes one of the highest sales in the area this year was 22 Admiralty Drive (pictured below) which transacted in January for $7,975,000.
Whilst built in 1990, the home was renovated in 2007 and 2008 and comprises a substantial, 665 square metre, modern, five- bedroom, five-bathroom, prestige dwelling with garage area for six cars.
Having a land area of 1,351 square metres and 37 metres of frontage to the Nerang River along the south-eastern boundary, it is afforded good local, wide water and city skyline views.
Other improvements to the property include an indoor lap pool, high quality landscaping, water features, 24-metre pontoon jetty, two timber decks over the river and a boat shed with wet bar.
"This house benefits from an ever-changing view across the water to the Surfers Paradise skyline," the valuation firm commented. 
<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/2019/11/20/24%20admiralty%20drive.jpg" alt=""> 
A north facing, 4,000 square metre Nerang River front allotment at <a href="https://www.realestate.com.au/sold/property-house-qld-carrara-131569930" target="_blank">18 Maryland Avenue, Carrara </a>(pictured below) is under contract for $6.3 million.
It has a Hamptons inspired, modern dwelling with four-bedroom, four- bathroom and six-car accommodation built over two levels with a gross floor area of 863 square metres and a 31-metre frontage to the Nerang River.
The property is located in a sought-after enclave with several multi million dollar homes on similar small acreage riverfront and dry allotments.
"The property is in the process of changing hands and was placed under contract after a very short marketing campaign of just six days!" the valuation firm said. 
<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/2019/11/20/carrara.jpg" alt="">
For Sale
"Hedges Avenue, also known as millionaire’s row is one of the most exclusive residential beach front localities on the Gold Coast with numerous multi- million dollar beachside residences," the valuation firm said. 
<a href="https://www.realestate.com.au/property-house-qld-mermaid+beach-132157742" target="_blank">17 Hedges Avenue, Mermaid Beach </a>(pictured below) is currently listed for sale for $12.5 million.
Situated on a prime, corner block, the six-bedroom, eight-bathroom dwelling spans three storeys with floor to ceiling stack sliding doors to each floor, maximizing its views of the white sandy beaches of the Coast.
"The property offers a rare slice of paradise, being only one of four properties currently listed for sale along millionaire’s row," the valuation firm added. 
<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/2019/11/20/17%20hedges%20avenue%20mermaid%20beach.jpg" alt=""> 
Te Moana at <a href="https://www.realestate.com.au/property-house-qld-broadbeach+waters-131893742" target="_blank">255 Monaco Street, Broadbeach Waters </a>(pictured below) is listed for sale for $13.75 million and occupies a 3,296 square metre north-west facing Nerang River front allotment with 43 metres of prime river frontage.
The house is a classically designed, two level, palatial home of approximately 1,300 square metres with five bedrooms, six bathrooms and six-car garaging.
Monaco Street is one of the premier streets of the Gold Coast with a number of large prestige homes situated within close proximity to the Pacific Fair Shopping Centre, Broadbeach business precinct, Surfers Paradise CBD and the Gold Coast Convention and Exhibition Centre.
Aiming to break all Gold Coast property records, 26 Knightsbridge Parade East on Sovereign Islands has been listed for sale at USD $30 million (or about AUD $44.2 million depending on the exchange rate).
This property is located across five absolute broadwater front lots, with over 4,000 square metres of land area and a true north facing aspect and also has a staggering 106 metres of broadwater frontage.
<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/2019/11/20/255%20monaco%20st.jpg" alt="">
Containing one of the Gold Coast’s largest residences, the dwelling has a total floor area of over 2,700 square metres built in the Tuscan style of architecture and designed by Bayden Goddard (one of the Gold Coast’s sought after architects).
Features to the property include seven bedrooms, nine bathrooms, eight metre ceiling heights, timber parquetry flooring, Turkish travertine feature columns, Turkish bathhouse, 30 metre north facing pool, high quality landscaping and 12 car basement.
"Watch this space as hopefully next year we will be reporting on these properties as record breaking sales," the valuation firm said. 
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Gold Coast's Hedges Avenue sees numerous multi-million dollar transactions: HTW residential 

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McGrath Northern Rivers Group Gold Coast Group have announced that local real estate agent Josh Willatt will join its Palm Beach operation.
He will become joint franchise partner at McGrath Palm Beach along with existing McGrath agents Andy Hogarth and Billy Jaz.
This will be in conjunction with Ian Mills.
David Mills, at McGrath’s Northern Rivers operation expressed excitement for the incoming partners of the business.
"I've worked with Andy, Ian and Billy since McGrath was first opened on the Gold Coast and I'm thrilled for them to continue their career growth as principals.
"They are already senior agents with superior local knowledge and natural leaders within our business, and I look forward to continuing to work with them as they grow their footprint on the Southern Gold Coast,” Mr Mills said.
Andy Hogarth, a McGrath agent of 10 years will assume the role of principal for the McGrath Palm Beach.
He is confident about the local market saying “buyer confidence is back. From the first Saturday following the federal election the conversations with buyers has completely changed. We are now back to receiving multiple offers on properties and buyer engagement has lifted substantially.”
Andy has transacted some good sales over last 18 months, including that of 10 Flores Avenue, Palm Beach selling for $1,105,000 at auction with eight registered bidders. He also negotiated the sale of 59 Tahiti Avenue, Palm Beach for $1,021,000 prior to its auction, as well as several off-market sales that tipped the $1 million barrier.
“The finality of both the election and royal commission are two factors that have positively influenced the marketplace. In addition, the trend of interstate buyers is growing quickly and is supported by all-time low interest rates,” said Billy Jaz, a McGrath agent for over seven years.
Billy sold 266 Nineteenth Avenue, Elanora to a retired Sydney buyer for $1,120,000 which is the top end of the Elanora market in August of this year.
Andy and Billy will be joined by Josh Willatt, who was the top performing agent at Ray White Robina for the past five years. His sales include achieving a street record sale price at 2 Rudd Street, Burleigh Heads for $1,650,000; and most recently 20 Pinnancle Court, Robina for $1,095,000.
“Buyer confidence is at an all-time high across majority of price sectors on the Gold Coast. Downsizers are having the biggest impact on the current market as they gain more confidence that they can again achieve higher prices more aligned to that of 2017-2018," said Mr Willatt.
Mr Willatt also reported that first home buyers are coming back to the marketplace, with the historically low interest rates.
"The increased interest from buyers has seen my average days on market decrease from 51 days pre-election to less than 19 days over the past quarter."
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Josh Willatt joins McGrath Gold Coast Palm Beach partnership  

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The third stage of the Gold Coast's light rail project has been approved after securing extra Federal funding to the tune of $157 million. The total Federal Government contribution to the project will total $269 million with the Queensland Government set to contribute $351 million and the Gold Coast City Council contributing $89 million. From the existing southern terminus at Broadbeach, the Stage 3A extension will utilise the Gold Coast Highway median and include an extra 8 stops along the 7km of new tram track to be built.

Upon completion, Mermaid Beach, Miami and Burleigh Heads will be connected to Broadbeach, Surfers Paradise, Southport, and the tram-train interchange at Helensvale by rail for the first time.

A media release from the Prime Minister and Queensland Premier states that the project will create more than 760 jobs during construction.

The investment in the Gold Coast Light Rail extension project sits beside other initiatives in Queensland including the Federal government contributing $50 billion to the relocation of Loganlea station as well as various road upgrades around the state.

<iframe allow="accelerometer; autoplay; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="350" scrolling="no" src="https://www.youtube.com/embed/ltnQyCVHu8g" width="100%"></iframe>

There are several projects already in the pipeline along the path of the light rail extension project.

Together Mermaid Beach, Miami and Burleigh Heads have several apartment and townhouse projects either underway or waiting for the go-ahead, including the multi-tower <a href="/new-apartments/2605-gold-coast-highway-mermaid-beach">Elegance project</a> located at the existing Broadbeach South light rail terminus and the <a href="/buildings/sandbar-burleigh-heads-1969-1971-gold-coast-highway-burleigh-heads">Sandbar Burleigh</a> project that is located near the new Christine Avenue stop.

Not to be outdone by other suburbs, the bulk of the Gold Coast's pipeline of higher-density residential and commercial projects are located in the arc spanning Southport, Surfers Paradise and Broadbeach.  

<iframe frameborder="0" height="500" scrolling="no" src="https://www.urban.com.au/developments/miami-qld?embeddable=list-map" width="100%"></iframe>

No specific start dates for the extension project were mentioned in media releases from the various levels of government but funding will flow 'immediately' and local Queensland media are reporting the likely start for the extension will be in 2020 with a 3-year construction timeframe. 

Lead image credit: <a href="https://en.wikipedia.org/wiki/G:link">wikipedia</a>
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