Melbourne developer Spacious Group has completed Voyage Altona, one of the closest new apartment developments to Altona Beach.

Off the plan purchasers have started moving into the 49-apartment project on Pier Street, with the remaining move-in-ready one-, two- and three-bedroom apartments starting from just over $500,000.

Display apartments have now been fitted out, allowing prospective buyers to inspect the completed residences by appointment.

[smartcode_project:default project_id=112195 project_image_fid=372638]

The completed apartments feature open-plan living and dining areas which extend onto private balconies and terraces, while full-height glazing maximises natural light throughout the interiors.&nbsp;

Hybrid timber-look flooring, stone benchtops, Miele appliances, porcelain-tiled bathrooms and generous storage feature throughout the building which also features landscaped communal areas, expansive shared terraces, lift access and secure on-grade parking.

Drawing inspiration from its bayside setting, Voyage adopts a restrained palette of warm neutral tones and textured finishes. Many of the apartments take advantage of views across Port Phillip Bay, while the indoor-outdoor living spaces have been designed to make the most of the coastal outlook.

[smartcode_project:default project_id=112195 project_image_fid=3286]

Voyage was developed to address what Spacious Group identified as an undersupply of higher-quality apartment product in Altona, with a focus on owner-occupiers looking to remain within the bayside community.

"Voyage responds to very strong local buyer demand for quality, owner-occupier-focused product," says Barry Plant Projects Director Jarrod Farey, who has handled sales since the project's launch.

"The project delivers an elevated lifestyle proposition, with its design and quality of finish far exceeding anything previously produced in the area, as well as its proximity to Pier Street Village and the beach."

The majority of purchasers have been local downsizers and owner-occupiers looking to stay within the Altona community but who previously had limited opportunities to buy a brand-new apartment.

[smartcode_project_cta:default project_id=112195]

Joel Robinson

Spacious Group completes Voyage Altona in Altona's beachside precinct

Homecorp has secured approval for a $360 million apartment development at Budds Beach, paving the way for one of the Gold Coast's most amenity-rich residential projects to launch later this year.

Gold Coast City Council has approved Lýon Residences, a 32-level tower that will deliver 178 two and three-bedroom apartments across a prominent corner site at 8-10 Acacia Avenue and 25-27 Oak Avenue.

The approval comes as developers continue to invest in premium lifestyle-driven apartment projects on the Gold Coast, where owner occupiers are increasingly prioritising amenity as much as apartment size and location.

<a href="https://www.apartments.com.au/new-apartments/l-on-residences-25-27-oak-avenue-surfers-paradise-qld-4217">Lýon Residences</a> has been designed around a resort-style wellness offering, headlined by a Moroccan-inspired spa precinct featuring treatment rooms, a Nordic sauna and steam room, hot and cold plunge pools, a soaking pool and a residents-only juice bar.

The rooftop will include a heated infinity pool and spa, residents' lounge with private kitchen and bar, gymnasium, yoga and Pilates studio, outdoor entertaining areas and barbecue facilities overlooking the Surfers Paradise skyline.

<img alt="Lyon" data-entity-type="file" data-entity-uuid="2d3e29af-8793-486e-a684-52cef862241f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-15%20at%204.32.26%E2%80%AFPM.png?VersionId=ayG2zpLf3SS6Zy8XmKDcQods4kVWb0gm" />

Homecorp Founder and CEO Ron Bakir said Budds Beach provided the ideal location for the company's latest luxury apartment project.

"Budds Beach represents one of the most unique and sought-after pockets of the Gold Coast, and Lýon Residences has been designed to reflect that sense of rarity and refinement," Bakir said.

The project arrives as wellness continues to become a defining feature of new residential developments both in Australia and internationally.

The latest Global Wellness Institute figures show wellness real estate remains the fastest-growing segment of the global wellness economy and is forecast to exceed $1.8 trillion by 2030. Australia continues to rank among the world's 15 largest wellness real estate markets, with developers increasingly integrating health, recreation and community facilities into apartment projects.

Queensland is also experiencing strong population growth, with the Gold Coast continuing to outperform many other Australian cities as demand for new housing remains elevated ahead of the 2032 Olympic and Paralympic Games.

Bakir said the project had been designed to respond to that shift in buyer expectations.

"Strong population growth and sustained demand across the Gold Coast continue to highlight the need for well-designed new housing supply. Lýon Residences responds directly to this demand while setting a new benchmark for residential living," he said.

Each apartment has been designed to maximise views across the coastline, the Nerang River and the Gold Coast hinterland.

Located just minutes from Surfers Paradise beach and the Broadwater, the development also offers easy access to the light rail network, Broadbeach and Burleigh Heads.

Early site works are underway, with construction expected to commence later this year.

Homecorp approved for Budds Beach apartment tower, Lýon Residences

New apartment developments with uninterrupted, north-facing views over Perth's Swan River are exceptionally rare.

Recognising just how limited those opportunities are, <a href="https://www.apartments.com.au/developers/edge-visionary-living">Edge Visionary Living</a>, one of Perth's most respected builder-developers, targeted <a href="https://www.apartments.com.au/developments/applecross-wa-6153">Applecross</a>, assembling an unrepeatable 6,342 sqm riverfront site on the corner of Moreau Mews and Canning Beach Road to create one of Perth's only new north-facing apartment developments directly overlooking the Swan River.

Today, <a href="https://www.apartments.com.au/buildings/riviere-residences-applecross-59-canning-beach-road-applecross-wa-6153">Rivière Residences</a> offers buyers a unique opportunity to choose between completed residences ready to move into now and off-the-plan homes in the final stage, Rivière West.

[smartcode_project:default project_id=28384 project_image_fid=3823]

Across the completed East and Central buildings, residents are already enjoying the development's luxury amenity, while two of the precinct's hospitality venues are now open.

The completed component of the development gives buyers the advantage of experiencing the finished product firsthand, including its uninterrupted river views, while still having the opportunity to secure a residence in the final stage.

"People are wowed by the view and the quality of the apartments,"&nbsp;Edge Visionary Living Sales Executive, Holly McSweeney, says.

"They're looking for the convenience of lock-and-leave living, but they're not looking to downsize on quality."

[smartcode_project:default project_id=28384 project_image_fid=3826]

The rarity of the development hasn't been lost on prospective buyers, McSweeney says.

For McSweeney, it all comes back to a location that is becoming increasingly difficult to replicate.

"Location, location, location," she says. "We are nestled right on the front of the Swan River. You can never get built out, so wherever you are in Rivière Residences, you've got views of the river forever."

The unique waterfront position has resonated particularly strongly with local downsizers. McSweeney says many buyers are long-time Applecross residents looking to transition from large family homes into a luxury apartment without sacrificing space, quality or the lifestyle they've enjoyed for decades.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/N_FowNW0wu8?si=vb25XFq1wZ-iufAW" title="YouTube video player" width="560"></iframe>

A major focus for Edge in recent years has been resident amenity. Across its apartment portfolio, from beachfront developments in Scarborough to luxury towers in South Perth, the developer has increasingly invested in the spaces beyond the apartment itself.

The strategy has largely been shaped by downsizer demand. Many buyers are moving from large family homes with swimming pools and established gardens. While they're looking to leave the maintenance behind, they don't want to compromise on lifestyle.

At Rivière, <a href="https://www.apartments.com.au/architects/hillam-architects">Hillam Architects</a> designed the resident facilities as an extension of each apartment. A 25-metre heated swimming pool takes advantage of the north-facing river outlook, complemented by a large gym, sauna and steam rooms, private dining spaces, residents' lounges, a cinema, games room, and dedicated wine and whisky rooms.

[smartcode_project:default project_id=28384 project_image_fid=372542]

The waterfront location has also proved to be a major drawcard. Residents are within walking distance of the Raffles Hotel, South of Perth Yacht Club, the Heathcote Cultural Precinct and the cafés, restaurants and boutiques along Ardross Street.

Beyond the location and amenity, McSweeney says many buyers take confidence from Edge's fully integrated development model.

Having delivered apartments across Perth for decades, Edge now designs, develops and constructs its projects in-house, giving the company greater control over quality, delivery and the finished product.

"What I love is when people walk through their apartment for the first time and say, 'This is better than what we imagined,'" McSweeney says. "We hear that all the time."

Completed apartments in the East and Central buildings are now available to inspect by appointment, while Rivière West, the final stage of the precinct, is expected to be completed in the first quarter of 2027.

[smartcode_project_cta:default project_id=28384]

North-facing Swan River views drive demand at Rivière Residences in Applecross

Nearly 60 per cent of apartments at McNab Group's $220 million The Tannery development in Brisbane's West End have sold ahead of the project's public launch, including a suburb-record $2.57 million sale for a two-bedroom apartment.

The early sales campaign has secured buyers for 50 of the project's 87 apartments, highlighting continued demand for larger owner-occupier apartments that combine generous floorplans with premium lifestyle amenities in one of Brisbane's most tightly held inner-city suburbs.

[smartcode_project:default project_id=143337 project_image_fid=374768]

McNab Group Executive Chairman Michael McNab said selling more than half the project before launch reflected changing buyer expectations.

"Selling more than half the project before public sales open tells us buyers are actively seeking apartments that offer something genuinely different," McNab said.

"Today's buyers are looking beyond four walls. They want homes that genuinely enhance the way they live, with spaces that support health, connection and everyday wellbeing."

[smartcode_project:default project_id=143337 project_image_fid=374767]

A key point of difference for the project is the adaptive reuse of the heritage-listed Dixon's Tannery building, which will become The Retreat, a residents-only wellness precinct rather than being redeveloped into additional apartments.

The Retreat will feature a sauna and steam room, hot and cold plunge pools, a commercial-grade gym, Pilates studio, cinema, library, co-working spaces and private dining room. Rooftop amenities will include a swimming pool, landscaped gardens, outdoor entertaining areas and dog-friendly spaces.

[smartcode_project:default project_id=143337 project_image_fid=374760]

Designed by Cottee Parker Architects with interiors by Tom Mark Henry and landscape architecture by Aspect Studios, The Tannery comprises 87 two, three and four-bedroom apartments across 11 levels overlooking the Brisbane River.

Cottee Parker principal Dee Passenger said preserving the original tannery building had been central to the project's design.

"The easy option would have been to maximise the site's development potential with additional apartments. Instead, McNab has chosen to preserve the original tannery as a shared wellness retreat, ensuring this important piece of Brisbane's history remains at the heart of the community."

Passenger said sustainability also played a key role in the design, with materials from the original industrial site salvaged and repurposed throughout the development.

[smartcode_project:default project_id=143337 project_image_fid=374761]

Motiv CEO Carly Cottam said buyers had responded strongly to the combination of larger apartments, wellness facilities and the West End lifestyle.

"We are seeing more buyers looking for homes in the sky that provide the space and functionality of a traditional home, while benefiting from the convenience and lifestyle that apartment living brings," Cottam said.

She said purchasers included both owner occupiers and investors, with demand coming from local buyers as well as interstate purchasers.

Coinciding with the public launch, McNab also announced a partnership with Queensland Ballet, whose neighbouring Thomas Dixon Centre shares historical ties with the original Dixon family.

Located on a 4,465 sqm site at 439 Montague Road, The Tannery overlooks the Brisbane River and is around 10 minutes from the CBD.

Construction is underway, with completion expected in the second half of 2027.

[smartcode_project_cta:default project_id=143337]

More than half of residences sold before public sales as McNab announces significant partnership with Queensland Ballet

McNab's The Tannery nears 60 per cent sold before public release, sets two-bedroom West End record

Iwan Sunito's vision for a landmark mixed-use precinct in Sydney's Inner West has taken a major step forward, with approval granted for the $1.9 billion Five Dock development first unveiled earlier this year.

The approved scheme by <a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a> will deliver an 80,500 sqm mixed-use precinct comprising 840 apartments, integrated hotel accommodation, commercial and retail space, alongside publicly accessible open space designed to create a new destination for the growing suburb.

"This is a significant milestone for One Global Capital and for the future of housing delivery in Sydney," Sunito said.

"The Housing Delivery Authority was established to identify major housing projects capable of delivering meaningful supply more efficiently, and we are delighted that Spencer Street has been recognised as one of those projects.”

He said the declaration reflected the rapid progress achieved since acquiring control of the site.

"In less than seven months we have progressed from taking control of the site to securing entry into one of the NSW Government's most important planning pathways. It reflects the experience of our team, the strength of our consultant group led by Urbis, and our long-term commitment to delivering transformational projects that contribute to Sydney's future."

When the project was revealed earlier this year, Sunito described the opportunity as one of the strongest development sites he had worked on.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito said.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

The development has evolved since its initial announcement, with the approved plans increasing the residential component from the originally proposed 750 apartments to 840 homes while retaining the project's focus on creating an integrated neighbourhood rather than a standalone residential development.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/a-city-within-a-city-iwan-sunito-flags-1-5-billion-mixed-use-precinct-in-five-dock">"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock</a>

The precinct will combine apartments with hotel accommodation, commercial workplaces, retail offerings and public spaces, creating a mixed-use environment intended to serve both residents and the broader Five Dock community. The proposal also continues the collaboration between One Global Capital and internationally recognised architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, whose previous work with Sunito includes Infinity, Arc and Skye North Sydney.

Takada previously said the design was driven by a philosophy of integrating nature into the built environment.

"The concept for this development is born from our design approach to naturalising architecture," Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

Sunito has consistently described the project as a "city within a city", with a strong emphasis on creating a destination that extends beyond housing.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community," he said.

The approval comes as Five Dock continues its transformation ahead of the opening of the Sydney Metro West line, with the new Five Dock station set to significantly improve connections between the Inner West, Parramatta and the Sydney CBD.&nbsp;

The precinct will also benefit from its proximity to the Parramatta Road corridor, nearby waterfront parklands and established retail and dining offerings that have made Five Dock one of Sydney's most tightly held Inner West suburbs.

Iwan Sunito secures approval for $1.9 billion Five Dock mixed-use precinct

<html><body>
GUEST OBSERVER
The NSW government handed down its first <a href="https://www.budget.nsw.gov.au/" target="_blank">budget</a> after the March state election, promising new infrastructure, jobs, housing developments and four more years of back-to-back budget surpluses.
The budget papers <a href="/news">said</a> the NSW government would deliver “an underlying $713 million surplus in 2015-16 and strong surpluses in each of the following three years.”
The budget sets aside $591 million for new schools, hospitals upgrades and light rail projects in Sydney, and $400 million to accelerate land release and housing development.
The transport infrastructure goodies are welcome, and targeted to support commercial and residential development in growth areas like the harbour side Barangaroo precinct and the North West.
Yet, with the booming housing market alone delivering in excess of $5 billion to the state’s revenue in 2014-15, big project spending is easy. Enacting reform that reduces the state’s reliance on property taxes is hard.
<h2>Missed opportunity for reform</h2>
Gladys Berejiklian’s first budget as NSW Treasurer misses an opportunity to make bold and much needed economic reform in a touchy area: stamp duty.
Killing off stamp duty would be a bold but ultimately good reform.
South Australian Premier Jay Weatherill has shown stamp duty reform is possible. The SA government has moved to abolish stamp duty on commercial property transactions by 2018. It will also immediately stop charging stamp duty on the non-property part of business transfers.
Scrapping stamp duty has subsequently been supported by the Property Council of Australia. But with federal grant money falling and stamp duty receipts growing as a proportion of budget revenue, the NSW government’s addiction to it will continue.
<h2>Bad news for prospective homeowners</h2>
The planned budget surpluses through to 2019 rely on the hot housing market persisting, with revenue from stamp duty forecast to continue to grow through to 2019. So, unfortunately for current and prospective homeowners in NSW, the budget’s increasing reliance on stamp duty revenue means the government has no interest in reform that will cut off this source of funds through lower property prices.
While there are budget measures that target increasing the total supply of property in NSW and particularly growth centres in and around Sydney, there will be little change to the “effective” supply of property without a reconsideration of property taxes.
Effective supply is the part of the market that is actually available for purchase. All else equal, restricting effective supply drives higher prices.
As a tax charged on every real estate transaction, stamp duty acts as a drag on the real estate market that lowers the effective supply. Notwithstanding the current bubble-like atmosphere, stamp duty discourages housing turnover, reducing the efficiency of the way property assets are distributed, as well as the broader economy by limiting labour force mobility.
Someone selling a house in Sydney at the median price would currently have to pay over $35,000 in stamp duty; enough to dissuade many homeowners looking to move from selling altogether - including those wishing to downsize - and penalising those who need to move, such as for work or because of divorce.
The government has offered an <a href="/news">increased commitment</a> to the Housing Acceleration Fund towards the provision of infrastructure and planning to facilitate housing development in target areas and plans for 664,000 new dwellings in greater metropolitan Sydney over next 15 years, but these measures alone will have little impact on prices.
Rethinking stamp duty
A key risk to the state’s forward budget now is the possibility that property prices and turnover go down. It’s hard to remember, but house prices can and do fall.
It would have been refreshing to see the NSW government demonstrate leadership by taking an innovative approach to property taxes that achieves a good outcome for those left behind in the current boom while the opportunity is available.
Rather than abolish stamp duty altogether, the government could consider a “stratified” reform that applies the duty differently depending on an individual’s existing housing investment. Remove it when the homeowner is selling one property to move to another. Apply it when the seller has multiple properties. Scale it to match the size of the property portfolio. Add a premium when the property is vacant. There are many possible permutations – determine the right balance and the revenue source is still there while the efficiency and accessibility of the market for those looking to enter it improves.
As an example, a tiered stamp duty system operates in Singapore. The Singaporean system charges an <a href="https://www.iras.gov.sg/IRASHome/Other-Taxes/Stamp-Duty-for-Property/Working-out-your-Stamp-Duty/Buying-or-Acquiring-Property/What-is-the-Duty-that-I-Need-to-Pay-as-a-Buyer-or-Transferee-of-Residential-Property/Additional-Buyer-s-Stamp-Duty--ABSD-/" target="_blank">Additional Buyers Stamp Duty</a> based on the residency status and number of properties owned by the buyer.
State and federal leaders are meeting at a July retreat hosted by Prime Minister Tony Abbott. Perhaps there, NSW Premier Mike Baird will learn from his South Australian counterpart that reforming stamp duty is not the end of the world.
Danika Wright is a finance lecturer at the University of Sydney. She can be contacted <a href="https://sydney.edu.au/business/staff/danikaw" target="_blank">here</a>.
</body></html>

po-LsXgBTHBmX

New infrastructure but a missed chance to fix stamp duty

<html><body>
The NSW government - sitting on stamp duties that have almost doubled since taking office - will continue to reap the revenues until any correction.
The state budget didn't raise or lower property taxes, with spending on infrastructure the priority.
It noted the recent strength in the Sydney property boom was being especially driven by properties valued over $1.2 million, the NSW State Budget revealed, though the housing boom longevity is not being assumed by the NSW Treasury.
"The $1.2 million plus market accounted for only a relatively small proportion of properties, but made a large contribution to the growth in revenue," the budget papers advised.
The New South Wales budget was released at midday on Tuesday, with much information pre-released. 
The State Government revealed it is on track to deliver a record $2.1 billion surplus this financial year, instead of the deficit predicted in last year's budget.
The Government's improved financial bottom line is largely due to the stamp duty windfall in stamp duty, due to the Sydney housing boom.
The booming Sydney property market secured a record $7.29 billion revenue in stamp duty, up from $6 billion in 2013-14.
Revenue is tipped to rise to $7.8 billion in 2015-16, and to $8.6 billion by 2018-19.
Turbocharging Treasurer Gladys Berejiklian's first state budget, the tally, which includes residential and commercial property transactions, is $1.29 billion higher than forecast.
But the budget papers indicated residential stamp duty growth was expected to moderate to 11.8% in 2015-16 following growth rates of 21% in 2012-13; 39% in 2013-14 and an estimated 20% spurt in 2014-15.
"Transfer duty is a large and highly cyclical revenue source which is inherently volatile and can be subject to sharp corrections.
"Growth in transfer duty is now more narrowly based than at the beginning of the cycle."
It noted a number of atypical factors had extended the current cycle including  low interest rates, population growth and investor demand.
"Recent moves by APRA may also see a slowdown in activity," the budget papers advised.  
Figures from the Office of State Revenue showed that, by May, the Government had secured its budgeted figure of $6 billion in land transfer duties, two months ahead of the end of the financial year.
NSW has not adjusted its stamp duty rates for 31 years.
Transfer duty represents 28% of state government revenue. Land tax represents 10% 
Premier Mike Baird said increasing housing supply was the most effective action state governments could take on housing affordability, with plans that some of the extra revenue from stamp duty injected into the Housing Acceleration Fund to speed up the delivery of more housing and put downward pressure on home prices.
It will also establish a Greater Sydney Commission, tasked with ensuring targets for the construction of new homes are met.
No change to NSW first home buyer grants in the state budget <a href="/expert-insights/no-nsw-state-budget-first-home-grant-changes-so-5000-january-2016-reduction-deadline-looms">could intensify activity before the grant's 1 January 2016 reduction</a>. 
NSW land tax revenues are forecast to rise at a faster rate than stamp duty revenues, <a href="/expert-insights/nsw-land-tax-revenue-increases-to-outdo-stamp-duty-revenue-growth">according to the NSW state budget papers</a>.
</body></html>

jchancellor-FAypfDUnLy

Less revenue growth ahead but NSW State Budget benefits from $7.29 billion stamp duty bonanza

<html><body>
Werrington, some 48 kilometres west of the Sydney central business district, is the suburb where the grant recipient first time buyers are most active.
Buyers received a $7.48 million benefit - from grants and stamp duty exemptions - in their purchases over the past year.
Benefits totalling $235 million have been paid by the state government across NSW, according to figures over the past year obtained by Property Observer.
Werrington's median house price sits at <a href="/news">a record $462,500 median</a>, according to CoreLogic RP Data. 
<a href="/images/2015/06/15/fhog.jpg" target="_blank">Click to enlarge</a>
 
<img src="/images/2015/06/15/fhog.jpg" alt="">
<div class="page" title="Page 1"> </div>
</body></html>

Werrington - where the Sydney first time buyers are most active

<html><body>
Here is a fact which will play with the minds of many property investors: the northern inland New South Wales rural township of Narrabri experienced zero population growth over the last ten years yet its property market performed significantly better than the Melbourne local government authority (LGA) of Wyndham, which had the fifth highest population growth in Australia. 
There is a plethora of ill-informed claims which so-called property gurus make to justify their reasoning for investing in a particular location; investing where population growth is highest is one such claim. And, I’m here to tell you that this claim is flawed!
Now, before you start questioning my sanity, let me first say that historical evidence – facts – back up my statement!
Propertyology has recently concluded a comprehensive study of the historical property market performance of each of Australia’s 550 local government authorities (LGAs) since the turn of the century. 
Someone who purchased a typical 3-bedroom house in Narrabri in 2000 would have paid $96,250. That property would have subsequently grown in value by an average of 8.1% per annum over the last 15 years and today would be worth $287,500. When adding the current rental yield of 6.9%, the total return of Narrabri is a handsome 15.0%. The latest data from ABS shows that Narrabri’s 2014 population of 13,764 was 20 people fewer than 10 years earlier. Yet, in spite of the completely stagnant population, Narrabri is officially ranked the 51st best performer out all LGAs in Australia (top 10% in the country).
Population Growth Rate : Property Return (growth + yield)
Ararat (Vic)-0.3%15.0%
Central Goldfields (Vic)0% 14.1%
Corangmite (Vic)-0.6% 13.7%
Hinchinbrook (Qld)-0.3% 13.9%
Moree Plains (NSW)-0.6% 14.4%
Narrabri (NSW)0% 15.0%
North Burnett (Qld)-0.1% 15.9%
Southern Grampians (Vic)-0.6% 14.5%
York Peninsula (SA) -0.4% 14.1%
Population Growth Rate : Property Return (growth + yield)
Ararat (Vic)-0.3% 15.0%
Central Goldfields (Vic)0% 14.1%
Corangmite (Vic)-0.6% 13.7%
Hinchinbrook (Qld)-0.3% 13.9%
Moree Plains (NSW)-0.6% 14.4%
Narrabri (NSW)0% 15.0%
North Burnett (Qld)-0.1% 15.9%
Southern Grampians (Vic)-0.6% 14.5%
York Peninsula (SA) -0.4% 14.1%
Narrabri’s performance is no fluke. There are in fact 9 locations in the Top 100 (Australia’s best 20%) which have experienced zero (or even negative) population growth over the last decade.
But wait. Here’s some further facts to challenge the credibility of those property gurus. 
Did you hear the one about capital cities being better investments than regions? The facts say that 69 of Australia’s Top 100 property markets over the last 15 years have a population of LESS than 100,000 people.
11 of Australia’s Top 20 property markets (and 42 of the Top 100) had a population growth rate which was LESS than the Australian average.
11 of Australia’s Top 20 property markets have a population of less than 25,000 people.
Average annual population for the City of Hobart over the last decade of 0.4% was well below the capital city average of 1.8%. In contrast, Hobart’s average annual price growth of 9.2% is superior to the capital city average of 8.5%.
Don’t get me wrong, population volume and population growth are considerations for selecting a sustainable location to invest in; an increase in population means higher demand for housing. However, if supply is equally matched through broad acre land release and / or higher density then price growth will be constrained. LGA’s such as Melton VIC (6.3%), Boddington WA (6.2%), Melbourne City (5.5%), Whittlesea VIC (4.2%), Adelaide City (3.8%), and Canada Bay NSW (3.0%) all have very high population growth rates yet their total property returns relative to the national average is underwhelming.
Population growth is not the only driver. Affordability is a significantly bigger driver of property price growth than increasing population. The policemen and hairdressers in regional towns like Ararat and Gayndah probably earn just as much as the same workers in capital cities; yet the cost of accommodation is vastly different.
Population is one of over 30 factors which astute property investors will consider when selecting a location to invest in. It is the sum of all these factors which is important.
Propertyology periodically conduct studies like this to uncover the common-denominators of good and bad market performance. Propertyology then uses the findings from these studies to refine our selection criteria for suitable towns and cities across Australia.
Simon Pressley is Managing Director of <a href="https://www.propertyology.com.au/" target="_blank">Propertyology</a>, REIA Hall of Fame Inductee, property market analyst, accredited property investment adviser, and Buyer’s Agent. 
</body></html>

spressley-sBoeMhannA

Australia’s population over-achievers: Simon Pressley

<html><body>
Glenray Park, the historic Yetholme homestead, has been sold by Mary Moody, one of Australia's leading horticulturalists and gardening authors.
Lovingly restored and cared for over her 20 year tenure, the home was built near Bathurst by Mabel Walshaw in 1908.
It sold at $746,000
It has been marketed as having stunning mature ornamental park-like garden surrounding the homestead which boasts the grandeur of historical homesteads with a surge of new age sustainable living. The five bedroom, two bathroom triple brick homestead has 14 foot ceilings, five fire places, and Oregon doors and trims.
Within the 20 acre property, there is a permanent mountain spring and Frying Pan creek water. There have been cattle run on the farm on the western slopes of the Blue Mountains in New South Wales.
The grounds have two irrigated propagation/shade houses for the professional market gardener and chook house and home vegetable garden. 
There's a 1920s dance hall once used for community dances and meetings could be transformed into a functions room or artists studio. 
<a href="https://raywhiteruralemmsmooney.com.au/nsw/yetholme/1276127/" target="_blank">Glenray Park</a>, at 61 Porters Lane, Yetholme, sold through Ray White Emms Mooney agents Patrick Bird and Sam D'Arcy. There were $700,000 plus expectations.
Yetholme is 20 minutes east of Bathurst and two hours drive from Sydney's CBD. 
<a href="https://www.marymoody.com.au" target="_blank">The gardening author</a> who trained as a journalist in the late 1960s at the Australian Women's Weekly was a long time presenter on Gardening Australia from her then Leura, Blue Mountains home. Her memoirs included Au Revoir, Last Tango in Toulouse, The Long Hot Summer and Sweet Surrender.
She has lead tours in France and the Himalayas and has written a book and made a film on a local rural French restaurant, Lunch with Madame Murat, for the SBS Network.
Glenray Park has been listed following the death of her partner, the film maker David Hannay in March 2014. It was 2001 when the couple relocated permanently to the Bathurst district after selling Villa Florence, their Katoomba cottage.
Moody is moving back to the mountains to be closer to family, but intends keeping a small block of land with an eco-cottage.
The Yetholme property was sold to buyers from the Blue Mountains.
</body></html>

Gardening storyteller Mary Moody sells Yetholme, Bahurst district farm

<html><body>
The veteran Pearl Beach playwright David Williamson has sold his occasional retreat, but at a loss given Sydneysiders no longer want to take on the debt of holiday homes.
Set among gum trees, Tranquility Cottage was last traded in 2005 for $985,000 for the family NSW retreat of the Noosa-based Williamson and his writer wife, Kirstin.
It was up for sale initially in 2010 with $1.1 million hopes, but now <a href="https://www.prdettalong.com/index.cfm?pagecall=property&amp;propertyID=2756772" target="_blank" style="line-height: 1.3em;">3 Cornelian Road is under offer</a> at $860,000.
It was relisted last November with $900,000 plus through Stuart Gan of PRDnationwide Ettalong, who had adjusted the advisory to $875,000 plus in March.
Title Tattle recalls the Williamsons bought their first Pearl Beach house in 1979 for $55,000.
It was Pearl Beach that helped inspire his 17th play, Money and Friends, which was set on the sundecks at mythical Crystal Inlet.
Williamson, who paid $55,000 for his initial Pearl Beach backblocker, denied real comparisons between Crystal Inlet and Pearl Beach.
However, Williamson conceded at the time that the Crystal Inlet sundecks (those of the jerry-built fibro cottage and ultra-modern concrete mansion) similarly exist among the 630 houses at Pearl Beach.
"It (Pearl Beach) certainly has got the fibro cottages and grand beach homes, like most fashionable holiday places," he said.
In the late 1990s they paid $1.9 million for the secluded Noosa district property, Aeolus. It was one of 10 homes set in an 8,800-square-metre private enclave, with beach frontage to Sunshine Beach.
The four-bedroom house was designed by John Mainwaring with extensive open-plan areas and outdoor decking.
 
 
</body></html>

David Williamson exits Pearl Beach poorer as holiday home debt remains unfashionable

<html><body>
UrbanGrowth NSW has denied claims of plans for a 32 storey apartments towers on the public foreshore surrounding the Sydney Fish Market.
“We do not have secret plans for 32 storey towers or anything else,” UrbanGrowth NSW chief executive, David Pitchford said in response to the Sun Herald report.
UrbanGrowth NSW has categorically denied claims that there was any sort of “done deal” regarding the transformation of The Bays Precinct site.
“There are currently no plans for any part of The Bays Precinct – what we have is a discussion paper that we are releasing to the people of Sydney this weekend for their comment over the next six weeks,” said David Pitchford.
The sensational article co-incided with weekend community consultation sessions, with live streaming, discussing the future for the Bays Waterfront Promenade, Bays Market District, White Bay Power Station, and White Bay Cruise Terminal. There were over 1000 registrations to attend.
<div class="js-tweet-details-fixer tweet-details-fixer">
<div class="TwitterPhoto js-media-container">
<div class="TwitterPhoto-container" data-card-url="//twitter.com/TheBaysSydney/status/599774139222781953/photo/1" data-card-type="photo" data-element-context="platform_photo_card">
<div class="TwitterPhoto-media"><a class="TwitterPhoto-link media-thumbnail twitter-timeline-link" href="https://www.propertyobserver.com.au/https://twitter.com/TheBaysSydney/status/599774139222781953/photo/1" data-url="https://pbs.twimg.com/media/CFLTZsPWoAEEtQm.jpg:large" data-resolved-url-large="https://pbs.twimg.com/media/CFLTZsPWoAEEtQm.jpg:large"><img class="TwitterPhoto-mediaSource" src="https://pbs.twimg.com/media/CFLTZsPWoAEEtQm.jpg:large" alt="Embedded image permalink"></a></div>
</div>
</div>
<div class="js-machine-translated-tweet-container"> </div>
</div>
“The Call for Great Ideas is not a procurement process,” he said.
"UrbanGrowth NSW does not know who will or will not make a bid to redevelop Blackwattle Bay, but the fact is that the time for bids of any sort is some time away, and when there is a call it will be a transparent and open public process.
<div><img src="https://pbs.twimg.com/media/CE8XbGHUkAAX9e6.jpg" alt="Embedded image permalink" width="880" height="440"></div>
"The priority for UrbanGrowth NSW this year is the development of the Transformation Plan which will guide and direct the development of The Bays Precinct over the next 20 to 30 years," he said.
The Sun Herald article said the Baird government's land development agency, Urban Growth, expected to put a proposal to build 32-storey apartment towers on the public foreshore surrounding the Sydney Fish Markets to the NSW government for approval by July.
A Chinese fishing and real estate conglomerate, which already has a 25 per cent stake in the Sydney Fish Markets and owns the Bidvest site in Pyrmont, was behind the assumed plans, the article suggested.
The bays precinct summit <a href="/news/nsw/bays-precinct-sydney-harbour-summit-welcomed-after-years-of-stagnation-udia">consultation was welcomed by the developer lobby, the Urban Development Institute of Australia</a> when it was announced last year. 
</body></html>

No 32-storey bay apartment plans for Sydney Fish market precinct

<html><body>
The NSW Opposition has promised a staggered stamp duty payments scheme for first home buyers if it wins government at the upcoming March election.
It was an undertaking revealed on the Channel 7/Daily Telgraph leaders debate in response to an audience question about what Luke Foley and Mike Baird would do to make it easier for first home buyers to enter the hot NSW market.
“Look at a scheme where people, rather than being charged 100 per cent of stamp duty upfront, they could pay it back in instalments over several years,” the NSW Opposition leader, Luke Foley suggested, seemingly foreshadowing a more detailed policy announcement.
Advising the key to lowering prices was increasing the number of houses built, Premier Mike Baird said he had introduced a scheme where first home buyers purchasing new dwellings under $550,000 are exempt from paying stamp duty.
Stamp duty is one of the big upfront costs in buying a house especially if the buyers don't wish to be corralled into buying a new house or flat.
<a href="https://www.apps08.osr.nsw.gov.au/erevenue/calculators/fhnh.php" target="_blank">Stamp duty is calculated</a> by applying a sliding scale of state government taxation, depending on the value of the property purchase.
The NSW first-time buyer concession in place for stamp duty is designed to make it easier for people to get their first home, but only news homes. 
NSW is probably the most generous state.
<div title="Page 1">
<div>
<div>
The scheme was established to assist eligible first home owners to purchase a new home or build their home by offering a $15 000 grant. The grant applies to new homes only and does not apply to the purchase of an established home, vacant land, business premises or a holiday house. The grant will reduce to $10,000 on 1 January 2016. 
</div>
</div>
</div>
The First Home New Home scheme commenced from 1 January 2012 and provides eligible purchasers with exemptions from transfer duty on new homes valued up to $550,000 and concessions for new homes valued between $550,000 and $650,000.
Eligible purchaser buying a vacant block of residential land to build their home will pay no duty on vacant land valued up to $350,000, and will receive concessions for vacant land valued between $350,000 and $450, 000.
 
 
</body></html>

NSW Labor promises staggered stamp duty for first home buyers

<html><body>
A bit of Bavaria in Blacktown sold at weekend auction for $570,000.
When Manfred and Franziska Hiller built their family home 50 years ago, they created a Bavarian-style property unique to the Blacktown area.
The couple purchased the block at 25 Berg Street, Blacktown in the 1960s and Manfred built <a href="https://www.realestateview.com.au/Real-Estate/25-berg-street-blacktown/Property-Details-buy-residential-7611814" target="_blank">the three bedroom home</a> himself, keeping true to their German culture.
“This home isn’t typical of the properties you find in the area,” selling agent, Andrew Sparks of Ray White St Martins said who had been quoting price expectations above $520,000.
“Inside has a true Bavarian feel to it and the garage has been converted to a man cave, complete with its own bar," he said.
The couple are moving into a local retirement village.
With low listing numbers due to the distractions of the long weekend holiday break, APM reported an 83% clearance rate result that took to eight the number of weekend results above 80% recorded by the Sydney market.  
 
Around 253 homes were listed to go under the hammer last Saturday which was well below the record September Saturday of 722 auctions conducted the previous weekend but similar to the 248 conducted over the same holiday weekend last year
 
Sydney’s four-weekend average clearance rate now stands at 83% compared to 82.5% over the previous four-weekend period.
 
</body></html>

Bit of Bavaria sells in Blacktown

<html><body>
Leighton's Perisher ski lodge, Barrakee, has been listed for sale at $1.85 million.
Situated in North Perisher close to the North Perisher T-bar and Interceptor Chair Lift, the ski lodge comes with a 50 bed licence.
There are 25 guest rooms plus staff accommodation.
There is a<a href="https://www.fsre.com.au/property-details.php?propid=330&amp;print=1&amp;iframe=true&amp;width=750&amp;height=470" target="_blank" style="line-height: 1.3em;"> licensed 34 seat dining room</a>, plus lounge with fire place and bar facilities.
It has been listed through Forbes Stynes Real Estate by the construction giant, which is offloading all its non-core assets.
It had tried unsuccessfully to sell Barrakee in 1989, when the leasehold property had 44 years to run before it expired.
</body></html>

NSW

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News

NSW