Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

Investment

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GUEST OBSERVER
Every year the spring market attracts massive attention. September is seen as a litmus test for the rest of the year and a stern assessment of how resilient the property market really is. It’s the AFL Grand Finals of real estate – which, oddly enough, is on at the same time.
This year’s been no different. After a very strong winter, especially in Sydney and Melbourne, the pressure on the September markets has been huge. This has been exacerbated by the stringent restrictions brought in on investment loans by the major banks. Also, cautionary warnings of apartment oversupply have meant that investors are studying the market with high-beamed intensity.
But how much can we really read into September? Is it really just a snapshot in time or is it indicative of long-term market trends?
Let’s start with the clearance rates. Sydney’s clearance rates have slightly dropped as have Melbourne’s. Last year Sydney was hitting the 80% clearance mark regularly, whereas this year it’s been around the mid 70s. The so called “Super Saturday”, the last Saturday of September saw clearance rates in Sydney slip a fraction below 70 percent for the first time this year.  Melbourne has also lost a few points, from around the high 70s to mid 70s this month. However, it’s crucial to remember two important things: this year has seen a record number of properties come onto the market. This has been because such a buoyant winter has caused many owners to try and cash in quickly. So the market has been absorbing a flood of properties and the increased competition has led to a slight drop in clearances. A result in the 70% region for September is still very strong.
The second thing worth noting is that while clearance rates have dropped, prices really haven’t. So while various media outlets have been quick to prophesy doom and gloom there’s absolutely no evidence of falling prices. In the same article in Sydney Morning Herald’s Domain about the drop in clearance rates there was news of a Darling Point property going for almost $3 million above reserve. Auction results generally have shown that sales prices are still strong. The market is robust enough to cope.
There is a clear confidence in the local markets as shown by the numbers of investors going to auction. The markets have themselves repaid this confidence with still strong auction results and relatively short turnarounds.
To get a handle on the national figures you need to delve deeper. There is a clear disparity between cities like Sydney and Melbourne which have been relentlessly driving the property markets upward and that of cities like Darwin, Perth and Canberra which are all experiencing negative growth and sliding clearance rates. This then averages out the national sales figures. 
The media has also been a big factor. Every week there’s been warnings of an imminent burst in the property bubble or a collapse in prices. This can cause a flow on panic factor, with investors rushing to sell before doomsday arrives. So far doomsday is still running late.
It’s important to remember that since 2009 Sydney has recorded a phenomenal growth of 76 percent according to Core Data figures. If you bought a property back then, on average, you would have seen this jump by around $300K in the last six years. Sydney and Melbourne remain highly desirable cities to live in. They’ve shown their resilience and ability to absorb wild property price swings in the past. They’re both international cities highly attractive to overseas investors. Whilst an oversupply of apartments in both cities may slow down parts of the market in the short term - it will inevitably catch up again. 
Beyond the two big cities, outlying regional centers such as Wollongong in NSW and Geelong in Victoria have been experiencing record property price booms as investors start to look outwards.  In the Illawarra region, for instance, auction clearances are going over 80%, a truly remarkable outcome.
To understand the clearance rates each city has to be broken down into its geographic areas. These can wildly differ. For example, Sydney’s North Shore has been having very good clearance rates and the eastern suburb properties are firing yet the south western suburbs are identifiably weaker. In fact clearance rates in the south west have fallen in the last year from around 69.8% to 54.9%. This is a pretty dramatic drop. But does it speak for the rest of the heated Sydney market? Probably not.
So ultimately it comes down to picking the right long term growth suburb and choosing the ideal property type. A good long-term investment property will not be affected by the vagaries of the spring market. This is why it’s always an excellent idea to chat to a professional who can offer solid research and help create a strategy that bypasses the flurry of the market.
SAM KHALIL is founder and director of <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
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SamKhalil-UNoWQ73CmG

The property doomsday is running late: DPN's Sam Khalil

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If you listen to people who see real estate through generalised numbers, you would never invest anywhere in regional Australia.
There is no shortage of commentators ready to quote average numbers that, at face value, downgrade regional cities and towns as places unworthy of investor attention.
If the average capital growth for regional Australia is less than the average for the capital cities, it’s taken as evidence that the regions are inferior. That blanket assessment covers all regional locations.
The commentators should know better (some of them do, I’m sure, but don’t care about accuracy or balance) and so should the media.
The average for regional Australia includes every depressed or drought-affected country town on the continent. It includes all those locations impacted by the decline in the resources sector or by the growing use of workers camps to accommodate fly-in-fly-out workers, which has created price decline in specific areas. 
The generalised figure is dragged down by all those negative situations and disguises the locations which don’t fit the apparent norm. Many regional cities are above average and some are exceptional.
Locations like Toowoomba in Queensland, where price growth has been in double digits over the past 2-3 years, or Gosford in New South Wales, where many suburbs have delivered growth higher than Sydney’s.
Investors need to consider the advantages of focusing on regional Australia, which can present a win-win-win situation: lower entry prices, better rental yields and great prospects for capital growth, if they do their research and identify the best places to buy.
Then they need to consider the fundamentals of what makes a good destination for their investment dollars: a large and growing population, a strategic location, economic diversity, good infrastructure, services that attract residents from the wider area, good transport links to key locations like the nearest capital city, affordable prices, low vacancy rates and strong rental yields.
Across the vast continent of Australia, there are many towns that simply don’t fit the criteria.
That’s irrelevant. What matters are the ones that do.
Yesterday Prime Minister (for now, anyway) Malcolm Turnbull made an announcement that’s pertinent to this discussion. He announced a contract for the construction of army vehicles worth over a billion dollars and one that will secure many hundreds of jobs in the Victorian regional city of Bendigo. 
Thales Australia, which will manufacture the new armoured personnel carriers, is one of many major businesses that are based in Bendigo but operate nationally. 
Bendigo is one of those regional cities that tick most of the investment boxes. It’s strong, it’s growing, there’s big spending on new infrastructure, it has great economic diversity and it now has faster connections to Melbourne through the $5 billion regional rail link. 
It offers the affordable prices and attractive rental yields that you usually cannot find in Melbourne and other major capital cities.
But if you looked only at the sweeping generalisations of shallow commentators, you would never consider it.
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

Advantages of regional property investment: Terry Ryder

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The hardest sell in Australian real estate is convincing anyone they should invest in Tasmania.
It’s been many years since I wanted to try. But the time has arrived to put Tasmania back on the investor radar screen.
For years Tasmania has ranked last or second last among the states and territories on most economic and property indicators. It has a reputation, justified in many cases, as a place that lacks growth of any sort that matters, whether it be population, economic or housing prices.
It’s a cruel reality that it’s easy to get a bad reputation and very hard to lose it. Tasmania is emerging from the deep doldrums that had it ranked last on the list of investment possibilities for most Australians – but it will take time to convince anyone.
But, for the first time in many years, Tasmania’s main cities have been included in the Hotspotting reports that forecast of the growth markets of the future.
Slowly, but steadily the news is getting better. Economic indicators have improved and market dynamics are more positive.
A recent NAB report gave a generally optimistic outlook for the Tasmanian economy. It found that the state’s economic outlook had improved over the past year, thanks in part to increased business investment and a domestic tourism renaissance.
“This trend is set to continue as the Australian dollar falls, making domestic holidays more attractive for Australians,” it said. “Meanwhile, a falling unemployment rate alongside a rising participation rate suggest that the fundamentals in the Tasmanian labour market are improving. 
“This is further supported by a slowing rate of interstate migration, which points to a stabilising labour force.
“Stronger activity in dwelling construction is also expected to contribute positively to growth.”
The report forecast economic growth of 2.25% in 2015-16 and 2.0% in 2016-17. 
The tourism revival is a big part of the brighter picture. A record 988,000 interstate travellers crossed Bass Strait in 2014-15, a 13% increase. With international visitors up 22%, overall visitors totaled 1.15 million.
With Qantaslink adding 11 return flights to Hobart per week, meaning an estimated 60,000 additional visitors per year, that record may be surpassed.
Visitor spending rose 9% (or $150 million) to $1.89 billion last financial year, so the industry packs some punch for the state’s economy.
Against that background, property markets have been slowly improving over the past 12-18 months. Sales volumes have grown in both Hobart and Launceston – in baby steps, but heading in the right direction.
Affordability is a big factor in favour of the Tasmanian market. Hobart’s median dwelling price of $320,000 looks attractive to mainland investors when placed alongside Melbourne’s $560,000 and Sydney’s $770,000.  
Hobart also looks good from the viewpoint of rental returns, particularly units which have a median rental yield around 5.5%, the best among the capital cities. The median house yield, 5.2%, is second only to Darwin.
It brings to mind the last time Tasmania had a genuine property boom, back in 2003/2004, when it caught the property invesetment wave from the mainland. With Melbourne prices now high after a couple of years of solid growth, we may see a similar pattern of behaviour this time around.
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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Tasmania the hardest sell in Australian real estate: Terry Ryder

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GEUST OBSERVER
At a time when there are stark differences in the performance of various property markets around Australia, investors need to remain level headed.
Many property investors are all too easily swayed by what everyone else is doing.
Whether it be their friends, family or colleagues or what they’ve seen in the media, many investors will feel a need to do as other do, in other words, follow the pack.
While I won’t go into the reasons behind this behaviour – I’m a qualified accountant not a psychologist – to me it’s absurd to largely base your investment decisions on what others are doing. 
Right now, the property markets in each of Australia’s capital cities are recording quite contrasting performances.
Indeed, Sydney and Melbourne are experiencing substantial capital growth while prices in other cities, such as Perth and to a lesser extent Brisbane, have remained fairly subdued.
While there a number of factors that need to be taken into consideration when purchasing an investment property, one of the fastest ways to diminish your wealth is to overpay for your asset. 
Investors typically overpay during a boom market, when confidence is high and there’s no slowdown in sight.
On the other hand, significant profits can be made when investors buy during a flat market and capitalise on the ensuing upswing in prices.
This is simply counter-cyclical investing – buying when everyone else is selling and selling when everyone else is buying.
While ebbs and flows will always occur in property markets, investors need to remember two things.
<ul>
<li>Wealth creation through property investment is a long-term strategy </li>
<li>Investing at the wrong time can significantly set you back, while purchasing at the right time can give you a massive boost</li>
</ul>
Unfortunately, many property investors often get caught up in the hype and become followers, instead of leaders.
 
Damian Collins is the founder and managing director of Momentum Wealth and can be contacted <a href="https://www.momentumwealth.com.au/damian-collins/" target="_blank">here</a>.
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Don’t be a sheep, be a shepherd: Damian Collins

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Units in Newcastle are so hot right now, according to Herron Todd White, who see the demand driven by the number of recently-completed projects that began in 2013 and 2014.
Herron Todd White's September Month in Review found prices agreed to at the time have increased significantly creating the "holy grail" for off the plan purchasers and property speculators. 
The review noted that this is not always the case in Newcastle and only comes around during the growth phase of the market. 
"Speculators who purchased units off the plan in 2006 and 2007 had to wait for quite a period before there was capital growth joy," the report noted.
"A recent conversation with a leading local real estate agent revealed all but several units were pre-sold in a 90 plus unit complex with 10 purchasers on a waiting list should any initial purchasers wish to cash out prior to completion of the complex. This highlights the strength of the unit market, especially towards the more affordable end of the market.
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"If we were to look at the smaller unit development market, the mums and dads level of undertaking, it appears that activity in this sector is up from previous levels significantly. Anecdotally the number of valuations we have completed where development approval has been granted for three to five units is up significantly from 12 months ago."
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Newcastle apartment market so hot right now: Herron Todd White

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NFL San Francisco 49ers rookie Jarryd Hayne, currently chasing his American dream, has a property investment portfolio back home in Sydney.
The priciest is a terrace in Darlinghurst that cost $1.58 million in 2013.
He recently rented it out with a $1,100 weekly asking rent through the Our Estates agency. 
What caught my attention was prior attempts to lease the West Avenue property at $1,700 a week.
There was a simple reason for the sharp rental difference - Hayne had bought it fully furnished and until recently had continued its short term rental setup.
Only trouble was the $1,700 short term tenants were few and far between - and it needed higher attendance to maintenance than the typical six or 12 month rental agreement.
His gross investment rental return now equates to around 3.6% - which sits between the median yield range of Sydney houses and apartments. 
Gross rental yields are trending lower, according to the CoreLogic RP Data, with Sydney's gross rental yield currently at 3.1% for houses and apartments at 4.1%.
CoreLogic's head of research Tim Lawless noted Sydney rents had increased by around 2.5% over the past year while values have climbed 17.6 per cent higher.
"It is easy to see how yields are getting squashed," Tim Lawless said.
Investors seeking yields will be likewise challenged if they head to other capital cities, as the Melbourne house yield sits even lower at 3% and at 4.1% for apartments.
Risky Darwin ranks as the highest capital on offer at 5.5% yield for houses and for units. National gross rental yields sitting at 7.8% in 1996 are now at a low of 3.5% for houses. 
It is not to say rents aren't constantly rising across Sydney.
Onthehouse calculates house rental growth in Sydney has averaged 4.75% over the past 25 years, putting the typical rental income for a Sydney house at $680 a week and $560 for an apartment. It is $400 outside of Sydney for NSW houses and $345 for NSW units, both reflecting around 5% gross yields.
The REINSW’s latest vacancy rate sits at 1.9% with population growth helping to fill vacant Sydney homes and potentially greater upwards pressure on rents. 
This is especially likely in those suburbs where newly constructed dwelling supply is in short supply. 
The inner-city had Sydney’s highest rate at 2.1% as plenty of newly constructed apartments are completed.
The middle-city sits at 1.7% and the outer-city fell at 1.6%. 
"The low yield scenario has largely been overlooked by investors who appear to be more focused on chasing future anticipated capital gains rather than aiming for cash flow," Lawless noted this week.
After such strong recent price growth there must inevitably come a pause, possibly lengthy.
I'm thinking after three years with around 15% annual price growth, that the investment focus on bricks and mortar ought sensibly shift to being a bit more about the yield.
It is though a rare occurrence for weekly rents to outpace dwelling values for growth as Tim Lawless says since 1996 there have been only two periods - around 2008 and 2011.
I don't see capital city yields returning to the highs of the 1990’s, but is reasonable to presume upcoming improvements in yields. 
The emergence of the more professional longterm SMSFs investors and their retirement income purpose might help shift the focus towards the rental side of the investment.
Then what would be terrific was if it also triggers a shift to long tenure European-style rental agreements. Short term rentals aren't the best foundation for improving anyone's housing situation.  
This article was first published in the Saturday Daily Telegraph.
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49ers rookie Jarryd Hayne reaping Sydney rental yield

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A freehold commercial building leased by the Commonwealth Bank of Australia in the Latrobe Valley town of Morwell, east of Melbourne, has been sold by Ray White Commercial for $1,060,000.
The building on a prominent corner site at <a href="https://www.realcommercial.com.au/property-offices-vic-morwell-500833223" target="_blank">200 Commercial Road, Morwell</a> was sold to an investor by Brett Diston of Ray White Commercial Victoria on behalf of a private owner for a yield of 7.0%.
Mr Diston said the approximately 420 sqm building offered a fantastic investment opportunity.
“The Commonwealth Bank is a long term tenant in the building with a 5+3 year lease in place,” he said.
“The property returns net rental income of approximately $75,000 per annum with 5% annual rent increases.
“It’s money in the bank for our astute purchaser.”
Morwell is located approximately 150km east of Melbourne and is the administrative centre for the Latrobe Valley, the energy production centre for Victoria.
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Freehold Morwell Bank investment sold for $1,060,000‏

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GUEST OBSERVER
The Sydney property market is reasonably discerning. 
With the new APRA guidelines interest rates for investors are higher than for home buyers and already in most cases investors have a 20% deposit which means they have a buffer built in.
Some, particularly those with self managed super funds have hefty deposits.
It is also important to remember that only 30% of Australians actually have mortgages.
Real estate is also attractive as negative gearing creates affordability and there is tax effectiveness and income. First home buyers should not be waiting to enter the market at the right time. It is about buying when you can afford to buy.
If the market shortens rents go up and they are worse off. First home buyers should not be trying to speculate on the property market because you don’t make money in real estate in the short term. Real estate has a seven year cycle so there is no real right or wrong time to buy or sell.
It is not like playing the share market, it has a much longer cycle.
Malcolm Gunning is president of the Real Estate Institute of New South Wales and can be contacted <a href="https://www.reinsw.com.au/imis15_prod/">here</a>.
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Spring Sydney property market is reasonably discerning: REINSW's Malcolm Gunning

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GUEST OBSERVER
We’ve seen a spate of stories and articles recently about how foreign investment is unlikely to slow down. 
There’s been much print around the unabated interest of Chinese investors in Sydney. 
We’ve also read about the eagerness of foreign investors to find building opportunities in Melbourne. There are now predictions that Perth will have another housing boom off the back of foreign investment. So across most of Australia, the enthusiasm for property from overseas buyers is still aflame.
This is partly to do with current world factors – the easing off of capital controls in China; the freeing up of other markets like India and a rapidly growing middle class in various parts of Asia. But this only tells part of the story.
The restrictions brought in by APRA earlier this year and then passed on by the main mortgage lenders were aimed to curb the rising tide of investment. However these measures have plainly had little effect.
Australia is now firmly in the sights of foreign investors and it’s highly unlikely that this will change. Here are some reasons why:
1) Growth of apartments in capital cities: The Asian investors, especially, are very attracted to apartments as an investment. It’s a commodity they understand well as it’s the mainstay of most major Asian cities. Melbourne has been going through a frenzy of apartment building over the last few years and this doesn’t show any sign of slowing down. With Melbourne predicted to outstrip Sydney in terms of population in the next fifty years, buying an investment property in the city is a pretty safe bet. Sydney also has seen an expansion of apartments into traditional suburban areas such as the North Shore and Sutherland Shire. 
2) Sydney and Melbourne now truly global cities: For many years Australia was in a little bubble and something of a secret tucked away from the world. Most of the investment was European and British. It wasn’t roughly until the 1990s and the determined push to make Australia’s major cities international and cosmopolitan that it really turned up on the radar of overseas investors. Certainly events like the 2000 Sydney Olympics helped promote the country. With major financial headquarters in Sydney and Melbourne, both cities offer an easy and accessible base for the foreign investor.
3) It’s the lifestyle: Australia has an extremely friendly environment compared to other countries. It’s worth noting that much of the foreign investment has been aimed at the eastern seaboard: Sydney, Melbourne, the Gold Coast and other parts of Queensland. The weather, beaches, excellent health care and a small population make it a honey pot for Asian investment. International agency CBRE reports that of the total foreign investment into Australia in the lat few years, two thirds of it is from Asia. This is highly significant as Australia’s lifestyle and environment compares very favourably to most Asian countries and is unlikely to change.
4) Economic advantages: When Australia survived the GFC in 2008, its strong and stable economy meant that it was very attractive proposition to foreign investors. The government’s tax breaks for property investment make it even more so. Other cities like London and Hong Kong have clamped down heavily on overseas investment, making Australia, with its relaxed foreign investment rules, a prime target.
Will this hurt local property investment?
It’s actually unlikely that foreign investment will damage local property investment. While it adds a bit more competition it also boosts the building and architecture industries. It creates jobs and energises the economy. It drives up property prices, but this simply means that capital growth on all investments move upwards. So all investors benefit from the upsurge. It’s also worth remembering that foreign investors are often playing in a different pool. Mum and dad or first time investors may typically go for cheaper investments in the outer suburbs, as a way of cautiously dipping their toes in the water. 
Foreign investors (Asian investors especially) tend to zone in on specific areas and types of dwellings. So while there’s been much alarm sounding and panicking about the effect of foreign investment, there really doesn’t need to be. If anything it confirms the desirability of Australia as a property investment option. And as long as the local investors ensure they have sought out information and a comprehensive service from a property professional they’ll be in a strong position.
SAM KHALIL is founder and director of <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
Direct Property Network (DPN) provides clients with an end to end property investment solution from selecting the right property through to settlement and beyond.
 
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Foreign investment and why Australia is attractive: DPN's Sam Khalil

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Brisbane’s western fringe strata office and retail market is strong in suburbs such as Milton and Toowong with some capital values found smilier to those in CBD investments.
Ray White Commercial head of research Vanessa Rader said premium assets in terms of location, size and access demand rents up in the $800 per sqm to $1,050 per sqm gross face range, with some achieving capital values in the region of $17,000 per sqm.
“Prime retail assets are more reasonably priced in the $8,000 per sqm to $12,000 per sqm range and are also strongly food or convenience driven tenancies in locations such as Sherwood Rd, Toowong,” she said.
"While some areas in the western fringe have a high vacancy rate, it’s a different story for a number of quality assets in Milton."
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