A full-scale Sky Homes prototype apartment for <a href="https://www.apartments.com.au/new-apartments/zeste-at-the-orchards-norwest-104-fairway-drive-norwest-nsw-2153">Zeste</a> has been opened by <a href="https://www.apartments.com.au/developers/sekisui-house-australia">Sekisui House Australia</a>, offering buyers a look at the final residential release within The Orchards masterplan in <a href="https://www.apartments.com.au/developments/norwest-nsw-2153">Norwest</a>.

The prototype launch coincides with buyer demand for larger apartment living continuing across Sydney’s Hills District.

David Lee, Sales Manager, Apartment &amp; Mixed-Use Developments at Sekisui House Australia said it was evident from the preceding four stages at The Orchards that a large number of buyers were local owner occupiers or downsizers specifically looking for oversized apartments with additional living spaces.

“The majority of buyers prefer to touch, feel and physically sight a full-scale completed apartment, rather than imagining the living spaces from floor plans," Lee says.

"The prototype apartment provides greater clarity and buyer confidence. We expect this will increase sales momentum for Zeste and the Sky Homes in particular.”

[smartcode_project:default project_id=150510 project_image_fid=351878]

Positioned within Stage 5’s Zeste project, the Sky Homes form part of the final opportunity to purchase within the award-winning master-planned community, which will ultimately deliver approximately 1,300 apartments.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, Zeste comprises two residential buildings, Essence and Eden, providing 209 apartments surrounded by extensive landscaping, resort-style amenities and community spaces.

Ben Pomroy, Principal at Rothelowman said Zeste explores a reinvention of the traditional house, in the orchard, synthesising the nostalgic story of the orchard homestead of yesteryear with a contemporary aesthetic inspired by the landscape.

“Natural light and ventilation are key to the design, contributing to a higher quality of life at the human scale. Across all Rothelowman projects, our ethos of ‘a generous eye for life’ drives our consideration of the human experience as the central point of focus of our design process.”

Pomroy says a&nbsp;notable design element is the cathedral glass light boxes incorporated in the joinery, inspired by the idea of wandering the orchard homestead with a lantern in hand, something familiar and nostalgic.

"We took this narrative and gave it a contemporary twist that is both beautiful and functional, creating unique features that unify the kitchen and bathrooms design.”

[smartcode_project:default project_id=150510 project_image_fid=351874]

In addition to the two residential buildings, Zeste comprises a single-story community amenity pavilion nestled in the landscape between Essence and Eden.

“The communal pavilion is a distinctive feature designed to foster a deep sense of community, with nature at its heart," Pomroy added.

"Whether it is watching the football grand final or hosting a family BBQ, the pavilion is designed as a place where residents can create memorable moments with friends, family and neighbours.

Since launching Essence, the first building within Zeste, buyer demand has remained strong with more than 30 per cent of residences already sold. Sky Homes have accounted for nearly 40 per cent of all sales achieved since launch.

“Purchasers are responding positively to the oversized layouts, diverse apartment configurations and the vast range of community facilities that will be available at completion,”David Lee noted.

Zeste Sky Homes represent approximately 35 per cent of the entire Stage 5 offering and are available across both Essence and the yet-to-launch Eden building. Prices for the Sky Homes range from $1,135,000 with one car space through to $1,500,000 for two car spaces.

Apartments across the broader Zeste release start from approximately $715,000, with generous floorplans ranging from 59 to 144sqm. Select residences also feature integrated ‘Max’ spaces, designed to function as flexible areas for home offices, children’s playrooms or additional storage.

Zeste also continues Sekisui House Australia’s sustainability partnership with Altogether Group, delivering integrated water, power and data services alongside passive design initiatives including cross-ventilation, landscaping and water features.

Early purchasers are currently able to access a selection of premium upgrade options, with VIP buyers receiving one complimentary upgrade package. A 2.5 per cent deposit is available for a short time.

Sekisui recently commenced its pre-construction phase. They are expecting an early 2028 completion of Zeste.

[smartcode_project_cta:default project_id=150510]

Joel Robinson

Zeste Sky Homes prototype opens as buyer demand surges for oversized apartment living

Having recently announced its entry into the booming Gold Coast new apartment market with <a href="https://www.apartments.com.au/new-apartments/aere-chevron-island-18-20-mawarra-street-surfers-paradise-qld-4217">Aere Chevron Island</a>, developer Martello™ is offering generous stamp duty savings for buyers before June 30.

Martello™ says the incentive creates a more accessible entry into premium apartment living.

"While incentives in property are nothing new, today’s stamp duty contributions arrive at a particularly important moment," the developer says.

"Buyers are not only seeking quality homes and strong locations; they are also looking for smarter financial entry points. Reducing or offsetting stamp duty can represent tens of thousands of dollars in savings - funds that can instead be directed toward furnishing a home, reducing mortgage pressure, or simply providing peace of mind during the transition into ownership."

[smartcode_project:default project_id=143932 project_image_fid=367517]

Aere is one of the more boutique new developments on Chevron Island, with just 33 apartments across 18 storeys on Mawarra Street

The developer has placed a strong emphasis on wellness, briefing architecture firm Raunik Design to embed this philosophy into the project.

<a href="https://www.apartments.com.au/developers/martello">Martello™</a>&nbsp;has positioned Aere as a continuation of its human-centric development approach, with a focus extending beyond amenity to the fundamentals of layout, natural light, and spatial planning.

[smartcode_project:default project_id=143932 project_image_fid=368446]

To bring a heightened level of confidence to the project, <a href="https://www.apartments.com.au/developers/martello">Martello™</a>&nbsp;has already appointed Promax Construction to build the tower. They are expected to start construction in the coming months.

Martello™ says that in any market cycle, confidence matters.

"Buyers who may have been waiting on the sidelines are now reassessing their timing as developers and vendors introduce meaningful incentives designed to support decision-making. For owner-occupiers, it creates an opportunity to secure a premium residence with reduced upfront costs. For investors, it can improve the overall acquisition equation at a time when rental demand remains exceptionally strong across many key markets."

&nbsp;

[smartcode_project:default project_id=143932 project_image_fid=367507]

Aere offers a mix of two-, three-, and four-bedroom apartments, the latter of which occupy half a flor. These layouts prioritise separation between living and sleeping zones, along with increased privacy and storage, features more commonly associated with detached housing than traditional apartment product.

Aere’s private resident amenity spaces centre on wellness. A rooftop level will incorporate a heated swimming pool, sauna and spa, alongside a residents’ lounge, dining areas and barbecue spaces, while additional shared facilities throughout the building include a gym and yoga area.

[smartcode_project:default project_id=143932 project_image_fid=367515]

&nbsp;

"What we are seeing now is a market that rewards readiness," Martello added.

"Buyers who are informed, financially prepared, and willing to act decisively are finding opportunities that may not exist once conditions shift again. Incentives such as stamp duty contributions are typically limited in duration and allocation, particularly within tightly held developments where demand remains high.

&nbsp;

Offer available on selected residences at Aere Chevron Island only. Stamp duty contribution provided by the developer at settlement and cannot be exchanged for cash or combined with any other offer unless approved by the developer. Offer valid for contracts signed on or before 30 June 2026. The developer reserves the right to amend or withdraw the offer at any time without notice. Terms and conditions apply.

[smartcode_project_cta:default project_id=143932]

Martello™ offers limited time stamp duty concessions at Aere Chevron Island

New development specialists Lachlan Cottee and Ben Dalgleish have unveiled their new development firm, Dalcott, following several successful projects delivered under the Pyco banner across the region.

Pyco is currently delivering Atelier in nearby West End, Nouveau in Albion, and Onde at Kirra, its debut Gold Coast apartment development in the booming Kirra Beach precinct.

Its first plans under the new Dalcott banner are in South Brisbane, which has been Brisbane’s most enquired-on suburb so far in 2026, while neighbouring West End has also continued to record strong demand.

The developer already has approval for an 11-storey building with 65 apartments on Browning Street, however has recently acquired the adjoining 910 sqm site at the rear, creating a combined 2,746 sqm footprint that will now allow for two 11-storey buildings with 92 large-scale apartments, a configuration Cottee and Dalgleish have focused on across their local portfolio.

The project, known as <a href="https://www.apartments.com.au/new-apartments/marrone-south-brisbane-39-browning-street-south-brisbane-qld-4101">Marrone</a>, will comprise 84 three-bedroom apartments, 16 of which will include an additional multipurpose room, and just eight two-bedroom residences.

DAH Architecture has led the design of Marrone, which will include more than 330 sqm of communal open space and rooftop recreation areas.

<img alt="Marrone" data-entity-type="file" data-entity-uuid="7eeea1a0-be23-47c8-80fb-3409428241fd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-21%20at%209.36.38%E2%80%AFAM.png?VersionId=pZW7o.tB7oJovYCRIFSxrZbMr6QdpHy." />

Cottee told Apartments.com.au the project reflects a gap in Brisbane’s apartment market.

"It is an area we know well with Atelier, another development which focuses on large apartments, less than 300 metres away," Cottee says.

"There's limited supply of large-scale apartments of this size in a single building in Brisbane. The majority of apartments in this category are in considerably smaller buildings, on the water, and are only really accessible to the deepest of pockets.

"Marrone will offer the same size and scale, but with greater amenity and at a much more realistic price point for the market."

The architectural approach reflects the continued evolution of South Brisbane’s higher-density residential character. Renders show a heavily landscaped façade composition with curved balconies, textured brickwork, deep recesses, and integrated planting aimed at softening the scale of the twin towers.

The revised proposal builds on the design narrative established in the original scheme. In the earlier submission, Gatehouse Architects described the project as a continuation of Browning Street’s long-term urban transformation.

“The proposal echoes the spirit of early developments like Watson Terrace (built in 1888), by contributing to the growth and diversification of the local population,” the original design statement noted.

“Just as Watson Terrace played a role in the area’s early gentrification, this development continues that trajectory, delivering contemporary housing that addresses the evolving needs of South Brisbane’s expanding community.”

The updated proposal, designed by DAH Architecture, spans a 2,746 sqm corner site with frontages to Browning and O’Connell Streets. The development will comprise two 11-storey residential buildings delivering 92 apartments, replacing the previously proposed 65-unit scheme.

The apartment mix has shifted further toward larger owner-occupier residences, continuing Dalcott’s established strategy across South East Queensland. The plans include 68 three-bedroom apartments, 16 three-bedroom apartments with multipurpose rooms, and eight two-bedroom residences. Two basement levels will provide 142 car spaces, alongside bicycle parking for 115 bikes.

The larger Marrone proposal arrives amid sustained redevelopment momentum across South Brisbane and the wider Kurilpa precinct, where developers are increasingly targeting owner-occupiers seeking larger apartments close to the CBD, cultural precincts, and riverfront amenity.

The site sits within walking distance of South Bank, the Queensland Performing Arts Centre, Brisbane State High School, and several major transport connections, while nearby Fish Lane and West End continue to drive demand for higher-end inner-city apartments.

Cottee is expecting Marrone to launch around August with Realm Projects.

Exclusive: Dalcott doubles down on South Brisbane with twin-tower Marrone plans

<section data-scroll-anchor="false" data-testid="conversation-turn-2" data-turn="assistant" data-turn-id="request-WEB:9894702f-d5ab-4186-930d-8f794421c3c4-0" data-turn-id-container="request-WEB:9894702f-d5ab-4186-930d-8f794421c3c4-0" dir="auto">
<a href="https://www.apartments.com.au/developers/doma-group">DOMA Group</a> has unveiled plans for Newcastle Quay, a major waterfront precinct set to reshape Newcastle’s harbourfront and further cement the city’s evolution into one of Australia’s fastest-growing urban destinations.

Positioned on a prominent site within the Honeysuckle Precinct, Newcastle Quay will span both sides of Honeysuckle Drive, connecting directly to the Foreshore Promenade and sitting within walking distance of Newcastle Interchange.

The mixed-use precinct is planned to include around 1,000 apartments, more than 28,000 sqm of commercial office space, 6,000 sqm of retail, and a 180-room hotel anchored by a 500-seat conference and exhibition centre, a move expected to significantly lift Newcastle’s ability to attract major business and tourism events.
</section>

<img alt="DOMA Group unveil Newcastle’s future with transformative Newcastle Quay Precinct" data-entity-type="file" data-entity-uuid="0642ca09-67cc-4920-8a7e-d18df9729b4e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/%3D.png?VersionId=CnDmZxQnOV5LN0ePu7jaFBXC9tPGTrWm" />

The proposal builds on DOMA’s growing Newcastle pipeline, where the developer has already delivered 866 apartments and more than 19,000 sqm of commercial and retail space since entering the market in 2013. A further $2 billion pipeline is also in the works across the city.

The masterplan and executive architecture are led by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, with building concepts developed alongside Stewart Architecture, Architecture AND and Curious Practice, and landscape design by <a href="https://www.apartments.com.au/landscape-architect/turf-design">Turf Design Studio</a>. More than 11,000 sqm of open space is planned, including a new waterfront park known as Honeysuckle Green, upgrades to Tree of Knowledge Park, and new pedestrian and cycling links throughout the precinct.

At the centre of the development will be the heritage-listed Wickham School of Arts, which DOMA plans to reposition as the civic and cultural heart of the precinct through restaurants, bars, events and public gathering spaces.

The broader vision is to create a genuine day-to-night precinct, blending residential, hospitality, retail, commercial and cultural uses in a way Newcastle has yet to experience at this scale.

DOMA Group Managing Director Jure Domazet said the aim was to create a precinct that becomes synonymous with Newcastle itself.

“Our vision is to create a precinct that not only delivers high-quality commercial, residential, and cultural spaces, but also defines Newcastle’s waterfront for generations to come,” Domazet said.

DOMA’s Chris Farrington said the project would fundamentally change how Newcastle is perceived nationally.

“Newcastle Quay is more than a waterfront precinct, it is a national announcement for this city,” Farrington said.

“A world-class Conference and Exhibition Centre will open Newcastle and the Hunter Region to a national and international audience for the first time, delivering something this city has long deserved.”

The project is expected to generate more than 4,000 full-time equivalent jobs and act as a major economic driver for the Hunter region through tourism, business events, hospitality and commercial investment.

&nbsp;

&nbsp;

Minister for Planning and Public Spaces Paul Scully said the final parcel of harbourfront land will be a "true mixed-use precinct destination that includes housing, hospitality and entertainment, commercial spaces, retail, economic and social outcomes."

DOMA Group unveils 1,000-apartment Newcastle Quay precinct

ASX-listed developer Stockland is continuing to ramp up its return to the apartment market.

In late 2024, <a href="https://www.apartments.com.au/developers/stockland">Stockland</a> announced it would resume apartment development after a 13-year absence, launching with Stanton Place in Rosebery, a 144-apartment project now under construction.

Last week, the developer unveiled plans alongside the NSW Government for a <a href="https://www.apartments.com.au/news/nsw/first-look-stockland-nsw-gov-unveils-plans-for-3-300-home-waterloo-south-renewal">3,300-home precinct in Waterloo</a>.

Now, Stockland has shifted its focus in St Leonards, lodging a State Significant Development Application (SSDA) to replace an approved 42-storey office tower with a 52-storey residential development comprising more than 500 apartments.

<img alt="Stockland" data-entity-type="file" data-entity-uuid="8979095e-9072-432b-a7da-58b180cf994d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-20%20at%204.27.36%E2%80%AFPM.png?VersionId=_jbRXYOafCSHjwsz.yQCNIymMyCj8zkF" />

An existing 14-storey commercial office building would make way for a 264.5-metre tower designed by <a href="https://www.apartments.com.au/architects/bates-smart">Bates Smart</a>. The project would deliver 538 apartments, including 30 affordable housing units, alongside retail and commercial uses at the podium and ground plane.

It will rise from&nbsp;<a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">601 Pacific Highway</a>, a prominent 2,844 sqm triangular site adjoining Mitchell Plaza and fronting Pacific Highway.

The development is being pursued under the Housing Delivery Authority pathway after Stockland’s proposal was declared State Significant Development earlier this year.

<img alt="First look: Stockland plans 52-storey mixed-use tower with 538 apartments in St Leonards" data-entity-type="file" data-entity-uuid="67f40f35-0458-47ab-80c0-a4e98a31838a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%201.png?VersionId=rxXe3njr.auuGDuiR0k42uI8Zr4K.gZA" />

The apartment mix includes 217 one-bedroom apartments, 191 two-bedroom apartments, 122 three-bedroom apartments, and eight four-bedroom residences. Six basement levels would accommodate 300 car spaces, bicycle parking, loading areas, and building services.

Bates Smart said the project has been shaped around a series of urban design principles intended to improve the pedestrian experience and respond to the evolving character of St Leonards.

“With a boundary length of almost 75m along Pacific Highway and 70m along Atchison Street to the north, complying simply with the LEP envelope and required setbacks would result in a very wide tower form on the skyline,” the architects noted in the Design Report.

“We propose breaking the tower form into two defined volumes rather than a singular form.”

The podium has similarly been articulated into separate forms to reduce perceived bulk and create a finer-grain response to Mitchell Plaza and Atchison Street. Retail tenancies would activate the lower levels, while commercial space is proposed across the podium floors.

<img alt="First look: Stockland plans 52-storey mixed-use tower with 538 apartments in St Leonards" data-entity-type="file" data-entity-uuid="90149990-0551-40d2-bd48-14b69a015d12" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%202.png?VersionId=MJC2KIIWFvU9FPGr3IVq09gkRN_gX3m8" />

The design also places a significant emphasis on communal amenity and environmental performance. Residents would have access to landscaped terraces, wellness areas, flexible workspaces, and rooftop communal facilities, while the all-electric building is targeting an average 7-star NatHERS rating. Bates Smart said the project incorporates passive design measures including natural ventilation, integrated shading, and lightweight façade systems.

Planning documents note the site is around 350 metres from St Leonards Station and 400 metres from the metro entrance, placing it within one of Sydney’s most connected emerging residential precincts.

The project arrives amid a wave of large-scale redevelopment proposals reshaping the St Leonards and Crows Nest skyline. Several nearby sites have recently been approved, lodged, or declared under the Housing Delivery Authority pathway as the precinct absorbs significant residential density uplift tied to transit-oriented development policies.

<img alt="Stockland" data-entity-type="file" data-entity-uuid="7805bd7c-dfd7-4b35-8e15-ec4a8bf8e61b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-20%20at%204.27.26%E2%80%AFPM.png?VersionId=iY12K2m2bQ6EeDnshqfZC9rbLx_oEugP" />

Bates Smart’s report describes St Leonards as transitioning away from its historical commercial identity toward a more mixed-use urban environment.

“In recent years, the character of St Leonards has started to evolve, driven by new development trends along the Pacific Highway corridor,” the report said.

“These projects have increasingly focused on residential accommodation, marking a shift from its purely commercial roots.”

Sekisui House Australia is currently selling Waterstone down near Newlands Park, in a pocket being branded "St Leonards South." Hyecorp recently completed Audrey in the same pocket.

First look: Stockland plans 52-storey, 538-apartment St Leonards tower

Hotspots

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EXPERT OBSERVER
Most of the strongest markets in the nation are now in regional Australia. And regional NSW is the strongest market jurisdiction in the nation.
The key point is that regional New South Wales is moving in the opposite direction to Sydney. While there are now few rising markets in the state capital, there are growth locations spread across the regions of NSW.
Hotspotting’s Winter 2018 survey for The Price Predictor Index reveals that a record 38 local government areas have growth markets – a total of 60 suburbs or towns with rising sales activity.
1. Newcastle and the Hunter Region form a compelling growth precinct. Suburbs in the City of Newcastle have had very strong price growth (most have had double-digit growth and some have risen 20% or more) in the 12 months.
Now the momentum has shifted to neighbouring Lake Macquarie and locations in the nearby Hunter Region near Newcastle (including Maitland, Cessnock, Singleton and Muswellbrook).
Sales in the suburb of Rutherford in the Maitland LGA have been 64, 75, 70, 91, 86, 99 and 102 in the past seven quarters, while Medowie in the Port Stephens LGA have risen from around 40 a year ago to 55 in the latest quarter.
2. Muswellbrook and Singleton continue to improve after the previous downturn caused by over-development and a downturn in the coal industry.
Muswellbrook’s quarterly sales have risen from 41 to 52 to 57 to 75 over 12 months. Singleton and Singleton Heights combined previously had 35 to 45 sales per quarter but in the past 12 months quarterly sales have been 55, 58, 88 and 86.
Following the merger of the Wyong and Gosford LGAs to form the Central Coast LGA, this municipality is now a significant market in regional NSW. The sales patterns suggest this market has probably passed its peak – there are a large number of Plateau markets, places where sales activity has tapered off at levels below the peak.
But sales growth in the recent past has created strong growth in median house prices in the last 12 months, including in Narara (13%), North Gosford (16%), Terrigal (10%), Toukley (15%), Umina Beach (17%) and Wyoming (16%).
3. Queanbeyan on the ACT border continues to stand out as an affordable growth alternative to Canberra. The LGA of Queanbeyan-Palerang has multiple suburbs/towns with upwardly-mobile sales activity. Quarterly sales in Queanbeyan (the suburb) have been 38, 40, 50 and 59 in the past year.
Queanbeyan is closer to central Canberra than many parts of the ACT, has more affordable prices than most Canberra suburbs and benefits from first-home-buyer incentives available in NSW.
Other regional centres to stand out as above-average markets in regional NSW include Albury, Armidale, Bathurst, Dubbo, Grafton Gunnedah, Lismore, Orange, Parkes, Tamworth and Wagga Wagga.
A number of regional towns that would normally not attract much attention from investors are also rising, including Griffith, Inverell, Kempsey, Leeton and Tumut.
A standout is Merimbula on the far south coast of NSW. Quarterly sales have been 36, 46, 47, 56, 55 and 60 in the past 18 months and the median price has risen 18% in the past year.4
Terry Ryder is the founder of hotspotting.com.au
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terryryder-YECXbqmri2

The three strongest property markets in NSW: Terry Ryder

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After several years of investors achieving easy growth in our two biggest cities, the national real estate landscape has changed. 
Investors need to look elsewhere to find the upwardly-mobile markets, and it’s not so easy to find them because mainstream media is writing about the Sydney-Melbourne downturn and generally ignoring the rising markets in other parts of the nation.
Hotspotting’s new Top 10 Best Buys reports highlights the new growth markets, which are occurring in our smaller cities and the regions.
Here are five possibilities, many of them places you might not have thought of …
Belconnen District, ACT
I’ve often referred to Canberra as the Goldilocks of Australian real estate - not too hot, not too cold, just right. It continues to show a high level of consistency, especially with sales activity. 
But, amid that familiar consistency, there is evidence of recent uplift. The Winter 2018 survey for The Price Predictor Index identifies an increasing number of Canberra suburbs with growth trajectories. 
That quarterly survey also shows that the Belconnen District is the clear market leader in Canberra, by a considerable margin. It has seven rising suburbs – including Bruce, Florey, Flynn, Holt and Macgregor - and others with steady sales performance.
The strong sales data reflects other statistics depicting a strong Canberra market. Vacancies remain below 1 percent (only Hobart has lower vacancies among the capital cities), rents are rising strongly and there is evidence of solid price growth, notably in the Top End suburbs with median prices above $1 million.
Some forecasters predict Canberra will lead the capital cities on price increases in the next few years, with Belconnen suburbs likely to be at the forefront of the growth.
Port Adelaide precinct, South Australia
Port Adelaide may have missed out on the AFL finals, but its real estate market looks like a winner.
The Port Adelaide Enfield LGA is now one of the busiest markets in the SA capital, with a number of its suburbs attracting rising demand.
Defence Force contracts totalling $89 billion and other government initiatives are set to launch Port Adelaide into a new stratosphere.
The Osborne Naval Shipyard is undergoing a $535 million upgrade to accommodate the building of 40 new Defence craft; 500 public servants are being moved into the precinct; and a new rail spur will link the Port’s commercial centre and the Dock One residential precinct to the Adelaide CBD.
These and several smaller projects are creating much-needed jobs, turning historic Port Adelaide into a thriving residential, commercial and tourist destination.
Bendigo, Victoria
Bendigo (pictured top) has long been one of Victoria’s key regional centres, with growth thanks to its steady local economy, proximity to Melbourne and good transport links to the capital – especially now the $5 billion Regional Rail Link has been completed.
Its economic prospects have improved with the $630 million re-development of Bendigo’s hospital, private sector plans to develop the city’s first master-planned residential community, and the awarding of a $1.3 billion Defence contract to a Bendigo-based business. 
Bendigo benefits economically from a number of major companies which are based locally but perform nationally – including Thales, the company that received the Defence contract recently.
It has had steady long-term price growth (averaging around 5% per year) in its housing market but it remains affordable, with solid rental yields available for investors (most suburbs have median yields between 4.5 and 5.5 percent). 
And recently, sales activity has increased, boosted by both home-buyers and investors out of Melbourne seeking affordability and growth. Most of Bendigo’s suburbs have median house prices between $250,000 and $380,000 – and prices are now starting to rise.
Stirling LGA, WA
The Stirling LGA is one of four precincts in the Perth metropolitan area leading the recovery in the Perth property market, following the city’s four-year real estate downturn. 
Properties across this precinct maintained a steadier performance than most Perth locations throughout the recent economic downturn - and now 10 of its suburbs have rising markets, including Carine, Doubleview, Gwelup, Innaloo, Joondanna and Tuart Hill..
The City of Stirling offers a leisurely seaside lifestyle, being home to the internationally renowned Scarborough Beach. Trendy bars and cafes impart a youthful vibrancy, attracting a steady stream of 20–40-year-olds. 
Further adding to the region’s appeal are the shopping and education facilities, coupled with good transport links to the Perth CBD.
The Stirling LGA has some affordable suburbs with medians in the $300,000s, but most suburbs are middle-market areas with typical prices in the $600,000s and $700,000s.
Queanbeyan, NSW
The proximity of Queanbeyan (now part of the newly-formed Queanbeyan-Palerang Regional Council area) to the nation’s capital is paying dividends for local property markets. 
The region is experiencing strong population growth, unemployment is low, new housing estates are under construction and there are plans for the nearby Canberra International Airport to become a 24-hour freight hub.
But the most appealing aspect of Queanbeyan is its affordability relative to Canberra, with median prices for both houses and units below those in the national capital. It’s also helped by NSW incentives for first-home buyers.
Property sales activity in Queanbeyan increased in 2016, leading it to become a standout region for growth, and the uplift continued in 2017 and into 2018.
With Canberra forecast to be one of the nation’s leading cities for price growth in the next few years, Queanbeyan’s links to the capital are expected to boost the local market.
Good rental yields are another attraction, with several suburbs having median yields around 4–5% for houses and 5.5% for units.
 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Five hotspots you may not think of: Hotspotting's Terry Ryder

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The key to prosperity in property investment is buying in the right places.
It's clear from the figures I presented in my previous column that capital city price growth has been ordinary at best in the past 10 years. Darwin (averaging 8% a year) and Perth (7%) have been okay, but five of the eight capitals have growth rates no better than wages growth or the rate of inflation.
Sydney has averaged just 3.8% per year in the past decade, despite the lift in the past 18 months.
Would you invest in real estate on those numbers? I would suggest no – not if those growth numbers applied everywhere.
The secret is finding places likely to deliver out-performance. To give you an idea of what's possible, here are some of the results of places we identified one to two years ago as good places to buy for future growth.
Toowoomba in regional Queensland is a standout example. In 2012, I started shouting about its prospects to rise from ordinary performance to out-performance. In the past 12 months, the potential has started to be realised.
Many Toowoomba suburbs, which have long-term growth averages of around 6% per year, have recorded double-digit growth in the past 12 months.
East Toowoomba, Harristown, Mount Lofty, Newtown, North Toowoomba, South Toowoomba and Toowoomba City have all registered growth ranging between 12% and 19% in 12 months.
You would not have poured money into Toowoomba based on its historic performance, but with real estate investment it's the future that matters.
Another Queensland regional city with a poor recent history but a glittering future is Cairns.
Some Cairns markets, particularly unit markets, still have pricing lower than five years ago. Others have averaged less than 1% per year in growth since 2009. That reflects weakness in the local economy and developer over-supply.
The future, however, looks very different. Cairns is rapidly transitioning from an economy overly reliant on tourism to a place where a massive infrastructure spend is broadening and strengthening the base.
That, plus previous price decline and the highest rental yields in Australia, has made Cairns an attractive proposition for investors.
In the past 12 months, Cairns has started to deliver. In terms of median price growth (based on Australian Property Monitors data), here are some of the results in Cairns suburban markets:
<ul>
<li>Bungalow houses up 18%</li>
<li>Edge Hill houses up 14%</li>
<li>Woree houses up 16%</li>
<li>Yorkey's Knob houses up 15%</li>
<li>Cairns City units up 19%</li>
<li>Earlville units up 19%</li>
<li>Edge Hill units up 12%</li>
<li>Holloways Beach units up 27%</li>
<li>Manunda units up 30%</li>
<li>Woree units up 27%</li>
<li>Yorkey's Knob units up 23%</li>
</ul>
In 2012 and 2013, I suggested the Swan City precinct of Perth as a place with appeal from the collective viewpoints of location, lifestyle, affordability and infrastructure spending. It's shown pretty solid growth in the years since - including, in the past 12 months, double-digit growth in Aveley (14%), Ballajura (11%), Caversham (15%), Lockridge (12%) and The Vines (13%), well ahead of city averages.
Monash City has appealed as a middle market location with growth prospects in Melbourne. About a year ago we included it in our Top 10 reports and since then multiple suburbs in this municipality have delivered double-digit growth in median prices, ranging from 12% in Clayton to 23% in Glen Waverley – well above the average (about 8%) for metropolitan Melbourne in the past 12 months.
There are many other examples, spread across the major cities and regional Australia.
It serves to highlight the shallowness of most commentary about Australian real estate, especially by economists who continue to speak in terms such as: "Australian house prices have risen 9% in the past year".
In most places, the growth has been less than that – but in select locations with the right growth drivers, the upside has been considerably more.
Finding them is the essence of good investing.
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Spotting an out-performer

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EXPERT OBSERVER
Real estate consumers would be better informed if media could let go of its obsession with median price movements and auction outcomes in the two biggest cities as the barometer of all things real estate.
The state of the nation, in terms of housing markets, is too often seen through the prism of the property price indexes and clearance rates for Sydney and Melbourne.
Not only does this ignore the different scenarios occurring in other important markets, but it tells us very little that’s useful.
Investors essentially want to know where prices are going to move before they move. A report telling consumers how much prices moved in the recent past simply tells consumers where they should  have bought a year ago.
Equally a report that Sydney’s clearance rate is regularly topping 70% doesn’t tell us where in Sydney people should be buying and it’s useless information if you’re interested in some other part of the country.
There are much more useful barometers that actually provide clues about where prices might rise before they do so. Sales volumes often provide evidence about where prices are likely to move, up or down, and that’s why I put so much time and effort into publishing my Price Predictor Index every quarter.
Trends in the rental market are also a useful indicator of what might happen with prices. There’s ample research that shows that rents often rise for a period before prices start to react. And rents rise because vacancies are low. We saw that scenario play out in Sydney (before the recent correction) and also in Hobart where prices remain strong, with vacancies the lowest in capital city Australia.
I note that Simon Pressley of Propertyology, a researcher whose work deserves respect and attention, has recently reported on the importance of vacancy rates as an indicator of future price trends. I certainly agree with Pressley that low vacancies and strong rentals can be a precursor to a period of price growth.
With that in mind, I’m always interested in precincts where vacancies are super tight, particularly when those places have other solid credentials.
And you have look beyond the generalised figures published in mainstream media. Sydney might have a vacancy rate around 3.5%, but there are local precincts with tight rental markets. Postcode 2168 in the Liverpool LGA has a vacancy rate of just 1.8% and includes a range of suburbs where affordable (by Sydney standards) suburbs are attracting first-home buyers and others. 
Melbourne, where markets are on the boil again, has many local precincts where rental markets are very tight. In the Moreland LGA, most postcodes have vacancy rates well under 2%. The Brunswick West postcode is currently 1.2%, according to SQM Research, while the postcode covering Coburg and Coburg North is 1.3%.
These are real estate locations with good bones and it’s worth noting that during the recent period when Melbourne prices generally were falling, many of the apartment markets throughout the Moreland LGA continued to achieve growth in their median prices – and the tight rental market has kept yields in the 4% to 4.5% range, which is above average for Melbourne.
Rental markets are even tighter in nearby Darebin – most postcodes have vacancy rates below 1.5%. The Northcote postcode is 1% and the Thornbury postcode is 0.9%. In Preston, the vacancy rate is 1.3%, the median price for apartments has risen in the past year, and the median rental yield is 4.6%.
As Melbourne generally recovers from the post-boom correction, locations like these are going to be strong performers.
One reason that Ballarat has been delivering such strong price growth in recent years is the strength of its rental market. Vacancies have been under 3% for the past five years and currently average around 1.5%. Many suburbs have had double-digit growth in their median house prices in the past 12 months.
The revival of many regional Queensland markets has been heralded by big improvements in their rental markets. Mackay provides a striking example. When the resources investment boom evaporated, vacancies rose in Mackay and prices inevitably fell. But now vacancies are around 1.5%, rental yields of 5.5%, 6% and higher are available, and prices are now responding.
There are numerous examples across the nation – but you’re not going to find out about them by reading our metropolitan newspapers.
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
 
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How to find real estate locations with good bones: Hotspotting's Terry Ryder

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The word “hotspot” has become one of the most over-used in Australian real estate.
Many times the word is mis-used and downright abused.
Last month I spoke at a seminar in Melbourne hosted by The Property Education Company, where Greville Pabst from WBP Property Group gave a well-informed presentation about identifying good investments. He commented that there is no such creature as a “hotspot” and that investors should not waste time searching for them.
And I would tend to agree with him, in terms of the definition many people apply to word – places that show short-term flash-in-the-pan spurts of price growth, such as mining towns which have been a recent graveyard for many investors.
The areas I identify as hotspots are places I believe will show superior growth over time, taking a long-term view.
In recent weeks there has been considerable publicity for a Housing Industry Association report which, according to media reports, identified the nation’s leading “housing hotspots”.
It’s importance for investors to understand what is really meant in this instance and the nature of these places. I would suggest that while these are hotspots according to the HIA definition, they are usually not good places to buy for capital growth. 
Darwin’s daily newspaper, the NT News, went overboard with parochial enthusiasm when it reported that “two housing markets in the Northern Territory rank among the strongest in the country”. Another media outlet reported that Pimpama on the northern fringe of the Gold Coast had been identified as “Australia’s top housing hotspot”.
It’s crucial to understand the nature of the HIA report, which is suggested by the report title – Population and Residential Building Hotspots 2017.
Essentially this report reveals the leading areas for new residential construction around the nation. These are places where there’s land available for new dwelling construction. You’re not going to find any middle-ring city suburbs in this report, because such places are built out and any new construction is likely to be apartments.
Locations make this report by virtue of high building approvals and high percentage population growth (usually from a very low base).
A “hotspot” is defined as a local area where population growth exceeds the national rate (which was 1.4 percent in the year to June 2016) and where the value of residential building approvals is more than $20 million.
The area in which Pimpama sits – the precinct between Brisbane and the Gold Coast – is always likely to feature in a report like this, because it has lots of largely empty land ripe for new development and it sits between two growing cities.
The two Darwin locations which the NT News claimed were among the nation’s leading housing markets are two new suburbs, Zuccoli and Lyons. The paper said Zuccoli was “the third strongest housing market in Australia” - which was seriously misleading.
The percentage growth rates for population in these places are high because they have been newly-created as suburbs only recently.
So are these good places to invest for capital growth? In most cases the answer is emphatically no. I would rate many of these locations as no go zones. The existence of ample land for ongoing new development means there’s no shortage of supply and often the capital growth rates are poor. Indeed developers often pile into these areas and create oversupply, which means prices fall.
The Gold Coast has been a national leader on population growth for decades but a poor performer on capital growth because developers periodically flood the market with new product. This is especially true in the high-rise unit market – the median apartment price in Surfers Paradise today is pretty much the same as it was 10 years ago – i.e. zero growth in the past decade.
Another example is provided by a new growth area which challenged the Gold Coast’s status as the leading LGA in the nation for population growth – Wyndham City in the south-west of the Melbourne metropolitan area. This happened because there’s lots of former rural land available for new suburbs there.
Six or so years ago widespread publicity about growth in Wyndham City caused the inevitable stampede by developers who quickly generated oversupply. Vacancies rose and prices fell. Developers employed marketeering companies to flog the unwanted product to distant investors, many of whom regretted believing the publicity about this being a national housing hotspot.
Zuccoli in the Darwin region is the opposite of a good place to buy. Darwin’s market has been in reverse for the past four years, with prices and rents falling, and the Zuccoli postcode currently has a 7 percent vacancy rate, according to SQM Research. CoreLogic data suggests the median price fell 17 percent in the past year.
The Pimpama postcode, ranked by the HIA report as the nation’s No.1 hotspot, has a vacancy rate around 5 percent. And the average annual growth rate for house prices over the past decade is less than 1 percent, similar to the performance of apartments in Surfers Paradise, for similar reasons – rampant supply has overpowered all the other positive growth drivers.
Construction hotspots, yes. Investment hotspots, no.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="mailto:%20%3Cscript%20type='text/javascript'%3E%20%3C!--%20var%20prefix%20=%20'ma'%20+%20'il'%20+%20'to';%20var%20path%20=%20'hr'%20+%20'ef'%20+%20'=';%20var%20addy38821%20=%20'ryder'%20+%20'@';%20addy38821%20=%20addy38821%20+%20'hotspotting'%20+%20'.'%20+%20'com'%20+%20'.'%20+%20'au';%20document.write('%3Ca%20'%20+%20path%20+%20'/''%20+%20prefix%20+%20':'%20+%20addy38821%20+%20'/'%3E');%20document.write(addy38821);%20document.write('%3C//a%3E');%20//--%3E/n%20%3C/script%3E%3Cscript%20type='text/javascript'" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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Hotspot or no-go zone? Terry Ryder

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Tasmanian suburbs Glenorchy, Moonah and Kingston have been nominated as the three most affordable housing hotspots for the region in 2017, according to PRDnationwide’s Hobart Property Hotspots Second Half of 2016 report.
Glenorchy
Glenorchy is located 8km from the Hobart’s CBD and is one of the most affordable places to buy and rent, with a median house price of $269,500.
Recording strong annual median sale price growth of 10.5%, it boasts impressive investment figures with very low vacancy rates of 0.4%.
It is significantly lower than the Hobart average of 2.6%, and a strong rental yield of 5.9%.
A three bedroom house at <a href="https://www.realestate.com.au/property-house-tas-glenorchy-124448358">20 Lichan Place</a>, Glenorchy (above) has been listed for sale for $265,000.
Moonah
Moonah is located 5km from Hobart’s CBD. Its housing market has been gradually gaining momentum over the past few years.
Median prices in Moonah have grown a strong 12.0% in 2016, commanding an average of $310,125.
The extremely low vacancy rate of 0.4% and the rental yield of 5.7% are drawing the attention of buyers to it.
A three bedroom house at <a href="https://www.realestate.com.au/property-house-tas-moonah-124479046">27 Clifford Street</a>, Moonah (below) has been listed for sale for over $330,000.
<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/2017/02/02/27%20Clifford%20Street.jpg" alt="">
Kingston is located 12km south of Hobart’s CBD. The suburb has shown positive signs in 2016, earning it a place in both the house and unit hotspots for the second half of 2016.
New infrastructure projects commenced in 2016, valued at $1.7 million, will continue to further secure growth in the area and enhance its connectivity to wider Hobart. The area attracts a median house price of $399,475.
This growing suburb is home to a wide range of demographics with plenty to offer to families, couples and individuals.
A four bedroom house at <a href="https://www.realestate.com.au/property-house-tas-kingston-122540170">17 Lucas Street</a>, Kingston (below) has been listed for sale for between $380,000 to $400,000.<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/2017/02/02/17%20Lucas%20Street.jpg" alt="" style="font-size: 12.16px; line-height: 1.3em;">
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