<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

“This is a deliberately very different proposition for us,"&nbsp;Tim Lowe, Co-Founder of Lowe Living, said.

"Eight residences is exceptionally boutique, but that's precisely what this site calls for.

“There is a strong community in Middle Park and the surrounding suburbs who have spent decades building a life here. They no longer want the maintenance of a large period home, but they aren't prepared to compromise on space, quality or location. We think there is a real opportunity to capture that hyper local market. A site like this rarely comes to market.”

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

Gold Coast

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Global development and construction giant Qingjian Group Co Ltd has taken control of the luxurious $107 million Northcliffe Residences absolute beachfront project in Surfers Paradise, laying the foundation for its push into the Australian market.
The Chinese conglomerate established in 1952, known as CNQC and ranked in China’s Top 500 enterprises for 12 consecutive years, has developed major infrastructure and residential projects across the world.
CNQC’s turnover exceeded RMB$50 billion in 2015. The company operates throughout China along with the USA, South America, Singapore, Africa, Europe and most recently, Australia.
Highlights of its worldwide development portfolio include luxury villas on Dubai’s iconic Palm Jumeriah, the UAE’s spectacular Nad Al Sheba racecourse, the Beijing 2008 Olympics sailing venue and airports in China and Yemen.
CNQC has increased its original stake in Northcliffe Residences and will take full control going forward.
Eastview Australia will project manage the 25-level Northcliffe Residences, which has development and operational works approval.
Eastview managing director Graham Goldman said the demolition contract had been awarded and clearing of the site would begin on October 4.
Mr Goldman, who is also the director of CNQC’s Australian construction and development arm, said CNQC’s decision to take control of the project allowed site works to start immediately.
“Buyers now have the confidence of knowing the project is moving ahead in the hands of a highly reputable and experienced global developer,” he said.
Mr Goldman said CNQC would use Northcliffe Residences as the launching pad for further projects in Australia.
<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/2016/09/29/BEACH%20FRONT%20VIEW.jpg" alt="">
“The company is not just here to do one project, this development represents its entry into a new market,” he said.
“CNQC, in conjunction with Eastview, is actively looking at other development opportunities in Queensland and Sydney.”
Northcliffe Residences is set to rise on its beachfront parcel at 3 Northcliffe Terrace, just minutes from the heart of Surfers Paradise.
It will offer 75 luxury apartments including a two-level penthouse with private rooftop pool and entertaining terrace, and four whole-floor sub-penthouses.
Residents will have exclusive access to a private ocean-view Beach Club complete with gymnasium, infinity pool, steamroom, sauna, lounge area and separate dining room.
The development has already captured the serious attention of buyers by achieving more than $52 million in pre-sales.
The project is being marketed by McGrath Projects which has a display suite on Cavill Avenue in Surfers Paradise.
</body></html>

j.ballantyne1990-6AQqhLzZaK

Global giant CNQC takes control of Gold Coast's $107m Northcliffe Residences

<html><body>
Miami takes the equal top spot on a list of Gold Coast's 2016/2017 top hotspots for investing in houses, part of a new forecast developed by APM senior economist, Dr Andrew Wilson.
The median price at Miami is currently $620,000 with an expected increase of 6% over the next 12 months, according to APM.
Several recent sales in the area are indicating that prices in the area may be on the move.
A three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-qld-miami-123313022">48 Lemana Lane</a> (above)recently sold for $675,000, which is $55,000 more than the median house price.
<img src="/images/2016/09/23/39%20Kallay%20Street.jpg" alt="">
Similarly a three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-qld-miami-121933258" target="_blank">39 Kallay Street</a> (above) was recently sold for $648,000 – $28,000 more than the median price.
The forecast, published by Fairfax Media's The Smart Investor magazine, ranked Palm Beach and Mermaid Beach as the equal best investor hotspots.
Suburb              Postcode       Median price         12 month forecast
Miami               4220              $620,000                           6%
Palm Beach       4221              $690,000                           6%
Mermaid Beach  4218              $1,292,500                         6%
Ashmore            4214             $535,000                            5%
Mermaid Waters  4218             $700,000                           5%
Paradise Point     4216             $940,000                            5%
Broadbeach Waters 4218         $991,000                            5%
Tugun                  4224           $553,500                            4%
Bilinga                  4225           $540,000                            4%
Currumbin             4223           $810,000                            4%
</body></html>

Miami tops list of 2017 Gold Coast house hotspots

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<div dir="ltr">
Elanora takes the equal top spot as Gold Coast's 2016/2017 hotspot for investing in units with an expected increase of five percent over the next 12 months.
The median price at Elanora is currently $375,000, according to APM, in their forecast developed by APM senior economist, Dr Andrew Wilson.
<img src="/images/2016/09/22/210%20Daisy%20Street.jpg" alt="">
An example would be a two bedroom apartment at <a href="https://www.realestate.com.au/sold/property-unit-qld-elanora-123015522" target="_blank">2/10 Daisy Street</a> (above) that was recently sold for $412,000, which is $37,000 above the median price.
The Smart Investor magazine, published by Fairfax Media, ranked Miami, Tugan and Runaway Bay as equal best hotspots.
</div>
<div dir="ltr">Suburb                     Postcode         Median price         12 month forecast</div>
<div dir="ltr"> </div>
<div dir="ltr">Elanora                    4221               $375,000                5%</div>
<div dir="ltr"> </div>
<div dir="ltr">Miami                       4220              $437,000                 5%</div>
<div dir="ltr"> </div>
<div dir="ltr">Tugan                      4224               $400,000                 5%</div>
<div dir="ltr"> </div>
<div dir="ltr">Runaway Bay           4216                $511,000                 5%</div>
<div dir="ltr"> </div>
<div dir="ltr">Burleigh Waters       4220                $407,250                  4%</div>
<div dir="ltr"> </div>
<div dir="ltr">Mermaid Waters       4218                $367,000                  4%</div>
<div dir="ltr"> </div>
<div dir="ltr">Currumbin Waters    4223                $421,500                  4%</div>
<div dir="ltr"> </div>
<div dir="ltr">Biggera Waters        4216                $445,000                   4%</div>
<div dir="ltr"> </div>
<div dir="ltr">Broadbeach Waters   4218               $497,500                   4%</div>
<div dir="ltr"> </div>
<div dir="ltr">Benowa                   4217                $430,000                  3%</div>
<div dir="ltr"> </div>
</body></html>

Elanora tops list of 2017 Gold Coast property hotspots for unit investing

<html><body>
The Gold Coast mayor Tom Tate and wife Ruth have sold their luxury Paradise Waters home through Ray White Sanctuary Cove selling agent Matt Gates.
Set amid landscaped gardens on <a href="https://www.realestate.com.au/property-house-qld-paradise+waters-123312610" target="_blank">1206 sqm prime waterfront land</a>, the five bedroom, five bathroom house comes with 40 metre waterfrontage offering large vessel mooring options with jetty, boat-ramp, and its own private beach.
There a sparkling resort style swimming pool, alfresco entertaining, bbq and an eight-person spa added by the couple.
They picked it up for $2.65 million in 2011, well under the $4.2 million paid in 2006.
Tom and Ruth are off to their $3.3 million, 1970s-style Sorrento manor, a move that sees him closer to the council's Evendale headquarters.
Sitting on a vast 4424 sqm, the four bedroom, three bathroom home was once owned by the family of former Gold Coast mayor Sir Bruce Small.
The mayor, who has lived all over the Gold Coast with his family, says he plans to stay put at Sorrento.
 This article was first published in the Weekend Australian Mansion Australia property section.
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Gold Coast mayor Tom Tate sells at Paradise Waters

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The need to “dig deep” isn’t just something footy players seek to do in the final quarter of a game – it’s an important mindset for property investors.
Among the many problems on the property playing field is the constant reporting of generalised data. A single figure can describe the entire market in a city of millions.
Unless consumers are willing to delve a little deeper, they will miss the myriad different stories lurking beneath the veneer of that single growth figure.
Some of those stories are strong growth scenarios that investors might want to know about. Equally there are danger signals alerting the switched-on practitioner to traps they should avoid.
There are dozens of examples in the latest quarterly edition of Market Monitor published by the Real Estate Institute of Queensland, with a particular focus on Brisbane and the Gold Coast, two places that are attracting plenty of attention from investors nationwide.
The annual growth in the median house price for the Brisbane City LGA is a moderate 5 percent. I’ve heard talking head TV personalities quote numbers like that and tell people that not much is happening in that market and investors should look elsewhere.
The dig-deeper philosophy would alert the more alert to places that are doing significantly better than the average. Brisbane City is a very big municipality, way bigger than equivalent LGAs in Sydney and Melbourne, and covers a large chunk of metropolitan Brisbane. 
There are around 130 suburbs in the Brisbane City LGA and that 5 percent annual growth figure does a thoroughly inadequate job of describing the state of play in its various markets.
Within that sprawling municipality Banyo, Carina Heights, Robertson, Wilston, Yeerongpilly and Seven Hills all have something in common – they’ve recorded growth above 15 percent in their median house prices in 12 months (although the 23-25 percent growth for Robertson and Yeerongpilly may be misleading because of small sales samples). 
Others with double-digit annual growth include Bulimba, Calamvale, Carindale, Clayfield, Coorparoo, Everton Park, Graceville, Greenslopes, Grange, Hemmant, Highgate Hill, Holland Park West, Inala, Jindalee, Lutwyche, Macgregor, Mackenzie, Manly, Mansfield, New Farm, Norman Park, Sunnybank Hills, Wishart and Wooloowin. 
They cover widespread price ranges, from Inala (median $350,000) to New Farm ($1.5 million).
There are numerous positive growth stories there that investors might want to know about - but are unlikely to discover if their idea of research is skimming the daily newspaper. 
There are some well-hidden negative news items as well. Some of the leadership in the REIQ are in denial about Brisbane’s inner-city apartment over-supply. If you read the executive summary, this is what you would find: “The unit market in the Brisbane CBD has continued to face the question of oversupply and so far the data does not support that verdict.”
But the small print data in the report portrays a quite different picture.
The vacancy rate for inner-city apartments is close to 4 percent (and figures from other sources suggest it is considerably higher). It will rise when new high-rise projects are completed.
While Brisbane City’s median house price is up 5 percent in annual terms, there is no change is the median unit price. And several individual inner-city markets have recorded a decline in the past year, including the CBD (down 1.5 percent), East Brisbane (down 4.1 percent), Bowen Hills (down 7.8 percent), New Farm (down 3.8 percent), West End (down 1.6 percent) and Fortitude Valley (down 5.9 percent).
Median prices can be unreliable and misleading, especially for unit markets, but there’s a fairly distinct pattern there.
An analysis of the Brisbane unit market by Urbis indicates that sales levels have fallen for three consecutive quarters and sale prices have been “steadily decreasing” since the end of last year.
Few of these inner-city apartment markets have recorded any rental growth in the past 12 months and several have delivered falling rents. In the Brisbane CBD the median unit rent has dropped from $600 per week to $570, while New Farm/Teneriffe is down from $510 to $500 and Kangaroo Point has dropped from $495 to $475.
The median rents for the Fortitude Valley and South Brisbane precincts are unchanged.
There are similarly divergent stories to be discovered within the many different markets collectively known as the Gold Coast.
Market Monitor says the median house price is up 6.7 percent in 12 months, but there are plenty of suburbs with growth above 10%. A small number – including Broadbeach Waters, Hope Island and Reedy Creek – are credited with growth in the 16-20 percent range, while the most expensive housing market on the Gold Coast, Mermaid Beach, has allegedly increased 30 percent in 12 months.
The single generalised figure for the Gold Coast apartment market portrays a 3.3 percent rise in the median price, but numerous individual markets have done much better. Hope Island median unit price is apparently up 20 percent in 12 months.
But the big beachside high-rise precincts continue to struggle. Surfers Paradise has recorded a small annual rise in its median price, but it remains 4% lower than five years ago. The Mermaid Beach median unit price is down 1.4 percent in 12 months and 4.1 percent lower than five years ago. Broadbeach is up marginally in 12 months but 13 percent lower than in 2011.
Against that trend, both Main Beach and Southport have recorded meaningful annual rises in their median unit prices and are a little ahead of the price levels of five years ago.
The contrasting situations seen in different sub-markets entail an important lesson for property investors. Ignore the shallow one-figure-for-each-city nonsense published by mainstream media and dig deeper to find the information you need to know to buy wisely and safely.
 
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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Queensland's big beachside high-rise precincts continue to struggle

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<div class="tg-tlc-storybody_intro">
Tidemark, the Mermaid Beach home of the Billabong executive Scott Perrin, has been sold for around $25 million.
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A Melbourne buyer is tipped to have bought the <a href="https://www.realestate.com.au/property-house-qld-mermaid+beach-122480410" target="_blank">beachfront home on Albatross Avenue</a>. The unconfirmed buyer according to The Australian is tipped to be Rich Lister Manny Stul, the owner of the company behind the Shopkins toy craze, and the first Australian to be named Ernst &amp; Young World Entrepreneur of the Year.
Stul is the executive chairman of Melbourne-based Moose Enterprises.
Michael Kollosche said the sale was the culmination of five months marketing.
A Chinese buyer agreed in June to pay $27.8 million but the deal faltered on foreign investment issues.
The Perrin price is not a record residential sale for the Gold Coast.
In 2008 BreakFree founder Tony Smith sold an uncompleted mansion in Hedges Avenue to later-failed internet whiz Daniel Tzvetkoff for $27 million.
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Tidemark, Mermaid Beach sold for $25 million

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<img src="https://counter.theconversation.edu.au/content/65084/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Value capture actually can work when it comes to funding new transport infrastructure.
My research on the Gold Coast light rail provides the figures to demonstrate the size of the gains to nearby land values, which were around 25 percent of the A$1.2 billion capital cost in stage one of the project.
Value capture is the idea that new transport infrastructure can be financed, or at least partly, by increases in land value around the project. It’s something Prime Minister Malcolm Turnbull has promoted and industry experts have come out in support of, but the proof has so far been elusive.
To shed some light on the potential scale of such property value gains, I studied the changes in Gold Coast land values following the opening of the light rail project in July 2014.
<h2>Why land values?</h2>
The case for this type of “beneficiary pays” view is a moral one more than an economic one. The moral case is that publicly funded transport projects should not be undertaken for the benefit of a select group of landowners.
For example, we know that the planning system is susceptible to favouritism because it gives windfall gains to landowners. The same holds for transport investments. Thus, there is a fairness argument for taxing these “unearned” gains to fund the transport investment that caused them.
A number of recent articles at The Conversation have described some of the options for translating land value gains into a revenue source.
But while we know that transport investments typically increase land values in areas that become more accessible, does a new rail line increase land values by 5%, or 50%? Taken together, what proportion of the transport investment costs can be funded by these gains? Are they 10%, or even perhaps 100%?
<h2>Who benefits, and by how much?</h2>
To answer the question of how large land values gains are, I used the full suite of statutory land valuations data available in the Gold Coast to tease out the land value variation over time at different distances from the light rail stations. By doing this I could see the path of relative land values for properties within 100 metres of the stations, between 100 and 200m, and so forth, up to 2 kilometres.
I found that land within 400m of the stations increased in value by 7% more than land between 400m and 2km from the stations in the year after the light rail began operation. This is in keeping with the results of some previous international studies.
By applying the price deviation to the total value of land in those areas (a little over A$4.2 billion in 2015), I could then estimate that the absolute change in land value was A$300 million. This is the once-off gain to the owners of the 1,324 plots of land within 400m of the light rail stations as a result of this transport investment.
This estimated value gain is net of additional rates and charges that arise automatically from increasing land values. It is also net of the additional charge levied citywide to help fund transport investment in the city.
At a 5 percent market interest rate, those capital gains are equivalent to an annual revenue stream of A$15 million. This is the total possible revenue from a funding system that perfectly captured all land value gains.
However, state governments already levy taxes on land values, though in Queensland there are many exemptions, including for land holdings under A$600,000 in value. After this, the marginal rate is between 1 percent and 1.75 percent.
It is possible to estimate the additional revenue available to the state government from land value gains due to this investment in the hypothetical situation where there are no exemptions. At a 1 percent land value tax rate, this would be an automatic increase of approximately A$2.5 million in annual land tax income from the value gains due to the light rail. At a 1.75 percent rate with no exceptions, the revenue would be A$3.9 million per year.
Overall, the land value gains from the Gold Coast light rail were around 25 percent of the capital cost. One of the simplest ways to capture these land value gains is to expand the existing state land tax system to remove exemptions. That would automatically capture 17-26% of the potential revenue from the value gains.
Cameron Murray is economist, The University of Queensland, and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/cameron-murray-172480" target="_blank">here</a>.
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Gold Coast light rail study helps put a figure on value capture’s funding potential

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The Wanda Ridong Development Jewel on the Gold Coast has named Chinese international property website Juwai.com, as its China marketing partner for the billion-dollar, beach front development. 
Lucas Wilson, Jewel director of sales and marketing said China has more than 100 cities with populations above 1 million and it takes an online platform like Juwai.com to take this investment opportunity to the next level.
“The Gold Coast is undergoing a true transformation into an international gateway city, with easy connections to China, and world-class tourism, retail and service offerings," he said.
“As the sixth largest city in Australia, it is also one of the most bio-diverse, and is gaining momentum faster than cities right across the nation,” he said.
Gavin Norris, Head of Australia for Juwai.com, said last year we saw more than 500 percent growth in Chinese buying inquiries to the Gold Coast. 
"Forty-five percent of those buyers were motivated by investment and one fifth by lifestyle,” he said. 
Jewel can be found on Juwai.com <a href="https://www.juwai.com/25644194.htm" target="_blank">here</a>. 
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Juwai.com named market partner for $1 billion Gold Coast Jewel project

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A largely tenanted office building in the Gold Coast suburb of Bundall recently sold for $4.8 million.
The office at 91 Upton Street has a good mix of tenants on various leases, according to the property’s description.
The freehold property, which is leased almost 90 percent, earns a net income of $338,742.41 p.a. plus GST and has the potential to earn $392,742.41* p.a once fully let out.
The building has a net lettable area of 1,555 sqm and was recently upgraded.
The selling agent was Michael Willems of Ray White Commercial.
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Tenanted office building in Gold Coast snapped up for $4.8 million 

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Richie Willemsen of Wilmac Developments is selling a newly completed Main Beach, Gold Coast apartment on the second floor of Alta, a boutique development of six high-end residences. It has been listed at $2.4 million.
Set within walking distance of the beach, the river, the light rail and the shops and restaurants of Tedder Avenue, the property comes with three en suite bedrooms.
There's also a study and access to a communal pool and gym at<a href="https://www.realestate.com.au/property-apartment-qld-main+beach-122305866"> the Woodroffe Avenue project</a>.
Michael Vettoretto of Platinum Residences and Darren Curtis of Christie’s International are co-agents on the listing which is a FIRB approved development, completed September 2015.
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