<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

<html><body><div class="cq-article-content-paras section">
It is looking absolutely stunning currently with its tiered frangipani-lined streetside frontage, but the former Billabong director Scott Perrin and wife Rachel are yet to sell their Mermaid Beach mansion on the Gold Coast.
It was listed for what was hoped to set a new record for Gold Coast residential property.
The current record was set when Harvey Norman executive Steve Cavalier paid $19 million on nearby Hedges Avenue, known as millionaires' row in 2006. 
The property, at <a href="https://www.raywhite.com/qld/mermaid-beach/1298303/?lang=en" target="_blank">45-51 Albatross Avenue</a>, is almost twice the land and house size of 1 Albatross Avenue, which sold for $18 million to the billionaire pub baron Bruce Mathieson.
Tidemark, the Perrin's 30-plus room home comes with separate caretaker residence, having amalgamated three blocks of beachfront land to build the multimillion-dollar "sand castle".
Ray White's Michael Willems was <a href="https://www.realestate.com.au/property-house-qld-mermaid+beach-119651567" target="_blank">appointed to sell the 2833 sqm property last September</a>.
Holidaying pedestrians stop and pick up the fallen flowers to pop them behind their ear.
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jchancellor-FAypfDUnLy

Tidemark, Mermaid Beach's trophy home offering

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Buying a property to rent out is a popular form of investment, the Federal Government's Moneysmart website notes.
Houses and units are easier to understand than many other types of investments, yet they do have some issues you need to be aware of.
Before you enter the property market, check if this type of long-term investment suits you, the site suggests.
It illustrated its warning with a reference to a 2013 chart showing a <a href="https://www.moneysmart.gov.au/investing/property" target="_blank">historical price perspective on Gold Coast units</a>. 
<a href="/images/2016/01/25/investings-graph.png" style="line-height: 1.3em;">Click to enlarge</a>
<img src="/images/2016/01/25/investings-graph.png" alt="">
<h3> </h3>
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po-LsXgBTHBmX

Property 101: Moneysmart reminds that Gold Coast apartment prices can fall

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The contracted buyer of the $16.85 million Soul penthouse on the Gold Coast has been ordered to pay the developer $14.1 million - but won't get to keep the unit.
Industrial transport entrepreneur Charlie Caltabiano was sued by receivers for Juniper Property Holdings, developer of the Surfers Paradise landmark.
Queensland Supreme Court judge David Jackson declare that the 2007 deposit together with interest accrued was to be forfeited to the plaintiff.
The defendant was ordered to pay $14,132,246 including interest of $1,471,509 over the failed Soul deal.
Caltabiano was at the Gold Coast having a drink in April 2006 when he saw a display for Soul apartments.
He spoke to the salesman, Justin Daniels and noticed the four level penthouse was priced at $16.85 million. 
As constructed, the penthouse had a total floor area of 1,043 square metres, divided between 519 square metres of internal living area and 524 square metres of balcony or roof deck outdoor area.
After he opted not to proceed to the 2012 settlement the penthouse sold for $7 million<a href="/news/soul-surfers-paradise-penthouse-auction-results-in-7-million-sale-to-tony-fung"> at McGrath auction last year to businessman Tony Fung</a>.
The Juniper receivers claimed Mr Caltabiano, who paid a $1.68 million deposit on the luxury four-level apartment, breached the contract when he failed to settle on it three times over two years.
The plaintiff claimed a declaration that the deposit, together with interest accrued, was to be forfeited along with damages for breach of contract in the sum of $8,817,552.
The judge rejected Mr Caltabiano’s claims he reneged on the deal to buy the penthouse because the sellers misled him over its value.
Mr Caltabiano claimed the seller told him the Jade penthouse had sold for $20 million and that the Q1 penthouse sold for $7.8m but had half the floor size of the Soul penthouse — both sales that were untrue.
The judge said taking the other sales claims at their word and without any other research about the apartment’s value was “incredible”.
“It is commercially illogical and inherently improbable that in deciding upon a $16.85 million purchase the defendant would not have obtained such advice,” <a href="https://www.propertyobserver.com.au/https://www.austlii.edu.au/au/cases/qld/QSC/2016/5" target="_blank">the judgement read</a> "because of reliance on the alleged representations made by the plaintiff’s sales consultant comprising comparisons with properties that the defendant did not know anything about.
'This is where the defendant’s story is incredible," the judge noted.
Mr Caltabiano founded Force Corp, that rented out equipment like cherry pickers and hydraulic lifts in 1994, which by 2007 was a $100 million company.
The Gold Coast Bulletin reported the business was bought by Coates Hire last year.
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Juniper receivers win Soul penthouse default settlement court battle 

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The Gold Coast market is a tale of two cities, one representing the best of times and the other the worst of times.
The best is the housing market, which is responding to population growth, infrastructure spending and other stimulus to produce rising sales activity and price growth across the region. The worst is the likely outcome in the coastal suburbs dominated by high-rise apartments.
I’ve made my views about the unit market pretty clear. I wrote about it in this column in September, when I started by saying  “It’s danger time for investors tempted to buy high-rise apartments on the Gold Coast” and ended with “For investors who are susceptible to a strong marketing pitch, it’s time to be afraid, be very afraid”.
Gold Coast high-rise units are a prime candidate for the title of worst capital growth performers in Australian real estate, constantly undermined by a boom-bust history characterised by periods of massive oversupply. 
But the Gold Coast is a big city, with a population currently estimated at 550,000 and projected to top 620,000 in five years. It’s in a similar position to both Melbourne and Brisbane – the downtown unit markets should be avoided because of looming oversupply, but suburban housing markets look strong. 
There is more momentum in the Gold Coast suburban market – what I call the genuine residential market of the Gold Coast – than anywhere else in Australia right now.
The Gold Coast is the clear national leader among the Local Government Areas of Australia, including both capital cities and regional areas. It has the most growth suburbs, by a wide margin.
When we examine the sales volumes suburb by suburb, the momentum is exceptional. And this is key information for real estate consumers, because when sales activity rises strongly, price growth is inevitable.
I have mentioned one of the rising Gold Coast precincts as one of my five markets to watch in 2016 – the northern growth corridor stretching up the Pacific Motorway towards Brisbane.
Oxenford stands out in this precinct, with sales rates lifting from 80-90 per quarter last year to 130-135 in the past two quarters. Other growth suburbs in this area include Coomera, Upper Coomera, Pimpama and Ormeau.
But there are growth markets right throughout the residential suburbs of the Gold Coast. Others include Burleigh Waters, where sales in the past five consecutive quarters have been 85, 92, 100, 131 and 144. The pattern there is undeniable and the suburb’s median price is now growing at an annual rate above 10%.
Mermaid Waters is also a growth market, with sales rates up from around 80 per quarter last year to about 120 per quarter now, which means sales activity has increased 50% in 12 months. And, as in Burleigh Waters, the median price is starting to head north.
This rising trajectory of sales is producing price growth in many of the residential suburbs. The annual change in median house prices is in double digits for some of them, including Helensvale, Merrimac, Pimpama, Robina and Worongary, in addition to Burleigh Waters and Mermaid Waters. 
But more common, to date, is growth of 5%, 6% or 7%. I expect the rate of growth to rise in 2016.
It’s also significant that many of the apartment markets have recorded median price decline in the past 12 months or have had zero growth. And most have long-term growth averages that are negative, zero or just 1-2% per year.
It’s very much a tale of two cities – the city of houses and the city of high-rise apartments. As investors, consider the former but avoid the latter.
 
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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terryryder-YECXbqmri2

Gold Coast property market a tale of two cities: Terry Ryder

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The Gold Coast posted a preliminary auction clearance rate of 36.5% from a total of 87 recorded auctions for the week ending 13 December, according to CoreLogic RP Data.
The Hunter region in NSW posted a preliminary clearance rate of 39.3% from 51 auctions and Victoria's Geelong posted 75% from 44 total auctions.
<a href="/images/2015/12/14/Screen%20Shot%202015-12-14%20at%201.36.32%20PM.png" target="_blank">Click to enlarge</a>
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Gold Coast posts clearance rate of 36.5%: CoreLogic RP Data

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Marquee on Meron, a boutique apartment development, has just launched at 4-8 Meron Street in the Gold Coast's Southport.
The $26.75 million project will feature a mix of 51 apartments – one, two, and three bedroom - over nine levels and include ground floor apartments with private courtyards as well as a communal roof top courtyard.
Marquee on Meron is developer Draycon Building's first foray into the Gold Coast, after projects in Sydney and coastal New South Wales.
The project is being marketed by Brett Ahern and Ian Bennett of Colliers International.
“We are expecting a lot of interest from local and interstate investors. Marquee on Meron presents an investment opportunity that provides good capital growth potential in a strong rental market with a low vacancy rate," Ahern said.
“Southport is the CBD of the Gold Coast and has been rejuvenated by the redevelopment of the Broadwater Parklands."
Residents in some apartments will have views to the nearby Nerang River as well as the Southport CBD.
Bennett said the apartments are spacious, with internal areas ranging from 60 square metres for a one-bedroom apartment to 137 square metres for three bedroom penthouses.
“The apartments also feature expansive balconies, floor-to-ceiling glass and open play layouts with sophisticated neutral palettes and durable gourmet style kitchens, elegant bathrooms and plenty of storage space," he said.
The one-bedroom unit starts at $345,000, the two-bedroom apartments are from $435,000, three-bedroom ones come from $560,000 and the three-bedroom penthouses are available from $755,000.
Construction is planned to start mid-2016, with expected completion due in late 2017.
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Southport's newest development - Marquee on Meron

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The Sovereign Islands estate Villa Blue Waters has been listed for sale on Queensland's Gold Coast.
It's the glamourous Paradise Point property which halved in value in recent years.
But the waterfront property is back for sale with $10.5 million hopes as Gold Coast estate agent Andrew A Murray at Murray &amp; Associates sees the property market as resurgent.
It was last bought for $3.45 million in 2013 from <a href="/news/qld/tourism-entrepreneur-christian-ainsworth-lists-on-the-gold-coast">Christian Ainsworth</a>.
Villa Blue Waters had previously traded in 2010 for $7.2 million when sold by Gary McPherson.
The latest marketing campaign has a helicopter flying overhead in a striking image reminiscent of Lifestyles of the Rich and Famous. 
With a 1950 sqm waterfront holding, the estate boasts a 64 metre straight line private marina frontage and a 70 metre super yacht marina berth, the largest in Queensland.
The are nine bathrooms and five kingsize bedrooms, one coming with a firework style bed head.
The property features a Versace Italian mosaic hydrotherapy room, a Turkish plunge spa and a waterfront gymnasium.
Supposedly sought after in recent times by Hollywood celebrities, including singer Mariah Carey, the St Tropez style entertaining area features a commercial size granite cocktail bar.
It can host up to 40 people.
There is also fully sell contained Teppanyaki Cabana close to its 12 metre resort style mosaic pool.
There's a floating helipad for those celebrity landings that presumably rattles the Swarovski crystal chandeliers. 
There's not just a highlight reel of the property, but a feature film available at <a href="https://www.villabluewaters.com/feature-film/" target="_blank">www.villabluewaters.com</a> and can be watched in English, Mandarin and Russian.  
Offers are due December 14. 
 
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Indulgent Villa Blue Waters relisted on Sovereign Islands

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Construction has started on a $14 million Gold Coast building that holds promise for a tech hub and is expected to be operation in October 2016. 
Located at 120-122 Siganto Drive at Helensvale, the three-level, 4,491 square metre building will be home to AMMA Private Equity.
The building will also house the head offices of AMMA’s key investments: Guvera, Sportkix, Tapp Commerce and App Investments.
It also aims to serve as an incubator for tech start-ups by providing serviced office space.
“The tech hub has a very funky tech look and feel – both inside and out. It will provide our team with state-of-the-art technology that will allow them to work on delivering the next generation of mobile innovations,” said AMMA Private Equity Global CEO Paul Jansz.
"Helping to get the creative juices going will be the building’s roof-top bar and entertaining area, golf simulator and indoor cricket pitch.
“It will be the ideal space for creatives, technologists, designers and developers to generate new ideas, experiment and bring innovations to market.”
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AMMA invests in Gold Coast tech hub 

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New apartment sales activity on the Gold Coast has spiked by more than 30%, indicating strong demand for new launches, according to the latest data.
The number of transactions in the July to September quarter rose to 416 among 47 projects. 
It was up from 314 in the previous quarter, says the Urbis Gold Coast Apartment Essentials report. 
The two-bedroom, two-bathroom product remained the most popular across all precincts, equating to 69% of total sales.
Urbis senior consultant Lynda Campbell said increased supply coupled with strong buyer demand, had fuelled this quarter's sales activity growth.
“The Gold Coast apartment market is continuing to break records in 2015 with sales in the first three quarters combined (1,041) overtaking the total yearly sales for 2014 (825),” Campbell said.
“The latest report shows that sales this quarter increased by 253 compared to the corresponding quarter for 2014 which recorded a total of 163 sales – an increase of more than 150%.
Seven new projects have launched this quarter with another 22 set to launch over the next six months, bringing another 2,165 new apartments to the market, she said.
“As apartment prices in capital cities become less affordable, the Gold Coast is attracting a greater share of the investor markets, who are seeking value for money, return on investment and lifestyle opportunity,” Campbell said.
The overall LGA Gold Coast median apartment price in June, which includes new and existing apartments, was $360,000 – significantly more affordable than Sydney ($650,000), Melbourne ($470,000) and Brisbane ($429,000).
“The Gold Coast has welcomed 23 new apartment project launches during the past 12 months. This is driving a competitive market for developers who have become more savvy and sophisticated in their designs and amenity offerings - giving buyers more choice.”
The majority of activity was concentrated around the Gold Coast Central* precinct which recorded 206 transactions, or almost 50%, of total sales. This precinct also holds the largest pending supply with a total of 909 apartments in nine towers which are expected to enter the market over the next six to nine months.
The Gold Coast’s new apartment market has reached its highest level of apartment sales in seven years with five consecutive quarters of increased sales volumes.
The 416 sales during Q3 2015 compared to 163 sales in Q3 2014 and 314 in Q2 2015.
The weighted average sales price of apartments on the Gold Coast is $553,245 - decreasing by $5,593 compared to Q2 2015.
The Gold Coast Central precinct recorded 206 sales or 52% of total apartment sales with an average weighted sale price of $579,854.
Based on surveyed data, the Coastal Fringe* remains the most affordable precinct on the Gold Coast to buy a new apartment with an average weighted sale price of $455,000.
The Southern Beaches* remains the highest priced precinct on the Gold Coast to buy a new apartment with an average weighted sale price of $924,038.
*Coastal Fringe suburbs include Arundel, Parkwood, Molendinar, Ashmore, Benowa, Bundall, Carrara, Robina, Clear Island Waters, Merrimac and Varsity Lakes.
*Gold Coast Central suburbs include Labrador, Southport, Main Beach, Surfers Paradise and Broadbeach and Broadbeach Waters.
*Southern Beaches suburbs include Bilinga, Burleigh Heads, Burleigh Waters, Casuarina, Coolangatta, Currumbin, Kingscliff, Kirra, Mermaid Beach, Mermaid Waters, Miami, Palm Beach, Tugun and Tweed Heads.
 
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Gold Coast new apartment surge to seven year high in sales activity: Urbis research

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Queensland's Gold Coast has recorded a preliminary clearance rate of 32% from a total of 81 auctions for the week ending 22 November, according to CoreLogic RP Data.
The Sunshine coast has a preliminary auction clearance rate of 41.7% rom 44 total auctions, Melbourne's Geelong 59.4% from a total of 50 auctions and the Hunter region in New South Wales 53.7% from a total of 56 auctions.
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