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.

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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

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NSW is set to index stamp duty brackets to the consumer price index.
The seven price bands that determine how much stamp duty by home buyers will be adjusted for inflation under the scheme to start in mid-2019, The Daily Telegraph reported today.
Stamp duty has been unchanged in NSW for 32 years while the median house price has risen by an estimated 1000 per cent.
When the rates were set in 1986 the median Sydney dwelling price, according to CoreLogic, was $80,000 compared with the current median house price of around $1 million.
Last financial year, NSW residential and commercial property buyers paid a total $9.8 billion in stamp duty after 228,000 sales.
Stamp duty accounts for 28 per cent of all state tax revenue.
A typical buyer in Sydney pays about $42,000 duty when purchasing a home. 
The move is tipped to save about $500 on the average property transaction within years, Treasurer Dominic Perrottet is expected to tell media today.
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“The indexation of Stamp Duty is a step forward in reducing the taxation imposts on housing,”stated Tim Reardon, HIA’s Principal Economist.
“This is the first adjustment to Stamp Duty rates since the average house in Sydney cost just$80,000.
“State governments have become increasingly reliant on Stamp Duty from housing as a mainsource of revenue.
“Around $1 in every $5 of state government revenue comes from Stamp Duty on houses.
“The announcement by the NSW Government to address bracket creep for the first time in over30 years is a meaningful contribution to ensuring that the impost of Stamp Duty does not continue to grow.
“Stamp duty is an inefficient tax and it has a disproportionately high impact on households that are vulnerable due to changes in their circumstances including employment, health or other family related matters.
“Stamp Duty is also a volatile source of tax revenue, as the NSW Government is currently experiencing. A small fall in house prices has had a disproportionate impact of state government revenue.
“A better long term solution would be to phase out Stamp Duty altogether and replace it with aform of revenue that doesn’t punish buyers for wishing to pursue their dream of owning a home,” concluded Mr Reardon.
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j.ballantyne1990-6AQqhLzZaK

NSW to index stamp duty brackets to CPI

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EXPERT OBSERVER
New research by the Grattan Institute and CommSec reveal NSW is slipping further and further behind Victoria in the key areas of economic growth, unemployment and construction work completed.
Disappointingly, for the second year in a row, NSW has failed to keep pace with Victoria, slipping further behind in relative economic growth according to the CommSec’s latest ‘State of the States’ report. This is very alarming and has significant negative consequences. Part of this decline is due to the state government’s complex planning system, which is hindering housing production and making homes even more unaffordable.
A report by the Grattan Institute notes that both NSW and Victorian state governments are facing significant population pressure. However in the lead up to the state election, the NSW government has adopted a populist ‘anti-growth’ rhetoric, suggesting migration intake should be halved, winding back critical planning reforms designed to increase housing supply and exempting key electorates, such as Ryde, from additional growth.
The NSW government lacks clear, strong leadership to effectively manage population growth and is constantly caving to every action group opposed to change. As a consequence housing supply has dropped off, especially in accessible areas close to transport and services, where housing is most suitable. Home ownership is declining, and more and more people are spending a large percentage of their income on housing costs.
The Grattan institute report suggests that the NSW government must go further to ensure enough housing is built, particularly in established suburbs. The NSW planning system is hugely complex and obtaining approval to build new homes is a risky and onerous process. There are huge delays in processing development applications and rezonings. This just adds to the cost of housing production and deters investment.
The Grattan report also suggests that all states should follow the lead of the ACT and replace ineffective stamp duties with broad-based property taxes. 
The Urban Taskforce has always supported a broad-based property tax as a much fairer and equitable method of taxation, as opposed to inefficient stamp duties. We applaud the ACT government for introducing this approach.
Chris Johnson is the Urban Taskforce CEO
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cjohnson-8xfqfuuCSq

It's unsurprising that NSW is 2nd to Victoria: Chris Johnson

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Nottingham Station, one of Australia's largest sawn hardwood timber stockpiles in Wee Jasper, NSW, has been listed for expression of interest. 
It has been offered by Jim Guilfoyle and Tim Corcoran from CBRE.
Located at 1456 NoTtingham Road, Wee Jasper, the 5,500 sqm of predominantly Mountain Gum lumber is ideal for furniture, flooring, architraves and numerous other internal and external uses.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/9/21/wee%20jasper%203.jpg" alt="">
There are 2,863 ha of grazing land, located in a high rainfall district underpinning a sustainable carrying capacity of 3,000 DSE.
The water sources include several permanent springs, nine dams and three semi-permanent creeks.
Other features include total 19 lots with subdivision potential via four 40 ha lots, cattle yards, machinery shed as well as an abandoned homestead with power and phone connected.  
Land and lumber are being offered in one line or as separate assets on a contingent basis.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/9/21/wee%20jasper%202.jpg" alt="">
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Nottingham station in Wee Jasper for sale 

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A new report has identified the New South Wales infrastructure projects that will have the greatest impact on property prices.
The Sydney Light Rail (CBD and South East), the Sydney Metro Northwest and the Sydney Metro City and South West will have the greatest effect on the NSW property market, according to JLL’s new report, NSW economic growth drivers and infrastructure: Assessing the impact on property markets.
JLL’s Head of Research — Australia Andrew Ballantyne said the group looked at the 10 major projects in the NSW infrastructure pipeline.
“Infrastructure changes real estate markets,” he said.
“While all 10 of the major projects will have an impact on the NSW commercial and residential property sectors, these three — and specifically the placement of stations along the routes — will have the greatest effect through reducing travel times and costs, connecting people with job opportunities and connecting products with markets.”
 <img src="https://www.urban.com.au/images/2018/9/28/Picture1.png" alt="" style="font-size: 12.16px;">
Source: JLL
 1. Sydney Light Rail (CBD and South East)
Property close to the light rail stations are likely to increase in value, while the route is also likely to change the mix of retail in the region.
JLL’s Managing Director — NSW Daniel Kernaghan said:
“George Street is going to become a more desirable location for retailers in the luxury and food-and-beverage categories. 
“Improved connectivity within the CBD will mean organisations can look beyond the core CBD to secure lower office rental rates.
“Average A-grade rents on Goulburn Street are 31% lower than for comparable A-grade core CBD assets.” 
2. Sydney Metro (Northwest) 
New stations create dfor the project will stimulate further residential development.
“This project is going to deliver a reliable public transport service to the region which has the highest car ownership levels per household in NSW,” Ballantyne said.
3. Sydney Metro (City and South West)
The project will support the continuing development of the North Sydney’s office market, which is expected to increase to 930,000 square metres of space by 2024.
“Additionally, a revitalised Central Station will act as a regenerative magnet for the southern Sydney CBD, creating a vibrant new mixed-use precinct,” Kernaghan said.
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The NSW infrastructure projects that will impact property prices the most: JLL

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The NSW Government’s unveiling of its 20-year vision for a thriving regional NSW spells good news for the property market, RiskWise Property Research CEO Doron Peleg said.
Peleg says anyone seeking long-term capital growth would be wise to investigate buying property in the region especially given an extra 185,000 new residents were expected, on top of the population growth already predicted, by 2038. 
The Government’s 20-year vision focuses on connectivity and water security to industry and community leaders in Bathurst in the State’s Central West and sets out a framework for investment that will guide the allocation of resources from the new $4.2 billion Snowy Hydro Legacy Fund.
The goal is to promote regional development and job creation, unlocking the potential in the region by providing the infrastructure, the services and the support it needs to thrive. 
According to Premier Gladys Berejiklian, at the centre will be “a new generation of nation-building projects enabled by the $4.2 billion Snowy Hydro Legacy Fund” creating an additional 260,000 new jobs between now and 2038.
The vision also brings together the NSW Government’s long-term planning strategies including the Future Transport Strategy 2056 and the NSW State Infrastructure Strategy, with plans to attract an extra 185,000 new residents. 
Studies and planning works will also be undertaken for an inland port and investment precinct in Parkes, known as The Parkes National Logistics Hub, which is expected to attract major employers, drive local economies and create jobs across the Central West.
Peleg said population growth, job creation, an improved economy and good infrastructure would draw more people to the area and therefore increase demand for property.
"Also regional NSW has become a more attractive property destination," he said.
"While the Sydney market has cooled - and in some areas prices have actually dropped - the city is still ranked 9th in the world when it comes to poor housing affordability of family suitable units.
"The gap between the household income people need to buy a Sydney inner-city unit of just 105sqm, suitable for families, to the income they really have is so huge a household with the median income would really struggle to afford one.
"It comes down to undersupply of suitable dwellings that force the price up and make them completely unaffordable. But that is not the case in regional NSW where house sizes and blocks are more than adequate for a growing family."
For example, in Bathurst the median house price is $422,949 and for a unit $301,644 compared to Greater Sydney which has a median house price of $1,100,355 and a median unit price of $768,142.
Bathurst also enjoys a house price-to-income ratio of 6.2 which is well below that of Greater Sydney (at 12.1) and the rest of Australia (8.4).
In Parkes, the median house price is $251,353 and the unit price $227,832, with a house price-to-income ratio of 4.4.
Peleg said there was also an increasing trend of ‘mobile professionals’ who were prepared to work from home to maximise lifestyle and avoid the daily city commute.
"The bottomline is regional NSW is a great alternative location to Sydney for those looking for affordable housing with the long-term goal of solid capital growth," he concluded.
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Solid capital growth possible for regional NSW property: RiskWise

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While there remains some positive sentiment in the rural property market across New South Wales, the ongoing drought is starting to have an impact on some buyers’ decisions to pursue rural property, according to the latest Herron Todd White rural report.
The valuation firm noted that, despite this, agents are still reporting higher levels of enquiry than they have experienced in the past several years, however a lack of supply is evident as landholders are waiting for improved seasonal conditions before trying to market and sell. 
"We are seeing continued sales across most areas of New South Wales, particularly higher rainfall areas, however due to the negative climatic conditions encountered over the past 18 months there have generally been lower sales volumes. 
"We expect this trend to continue while the area receives below average rainfall."
The HTW valuer, Angus Ross added, "the continued dry seasonal conditions across large parts of New South Wales are limiting the market’s enthusiasm for expansionary activities.
"It is our opinion that the positive cash flows generated in most areas during the past two years have been funnelled into debt consolidation rather than any expansionary movements."
Recently, Heathlea, a mixed farming property at Rannock, just a short drive from from the village of Coolamon NSW, has been sold for $2.69 million (picutured above).
Comprising 452 hectares of productive fertile farm land, Heathlea at <a href="https://www.realestate.com.au/sold/property-mixed+farming-nsw-rannock-7978134" target="_blank">2718 Ronnock Rd </a>comes with water security, stock and domestic water scheme, 61 ha of established Lucerne, and an additional 61 ha sown Autumn 2018.
Addtional features include three stand woolshed, sheep/cattle yards and spacious three bedroom brick home.
Another sale is a Mudgee rural lifestyle block which was sold for $330,000 on August 27 (pictured below).
Located at<a href="https://www.realestate.com.au/sold/property-other-nsw-mudgee-7982122" target="_blank"> 1243 Lower Piambong Rd</a>, the parcel of land consisiting of 50.92 hectares or 125 acres has been fenced into three main paddocks.
It features three dams with ample water for stocks, timber cattle yards, and rural views.
It's only 20 mins drive from Mudgee. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/9/3/mudgee%20.jpg" alt="">
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Ongoing drought impacts buyer's decision to pursue rural property in NSW: HTW rural

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NSW land tax revenues are up, but stamp duty on sales has fallen dramatically.
The annual land tax revenue from property investors was $148 million higher than the $3.68 billion forecast.
The land tax helped the NSW surplus for 2017-2018 coming in at $3.9 billion, buoyed by a gst boost.
But a slowdown in sales activity saw NSW stamp duty revenues $960 million lower than expected.
The stamp duty revenue will be $10.4 billion this financial year, down from the $11.46 billion forecast.
It was blamed on lower than expected growth in property sales and prices along with a “significant shift from investors toward first home buyers.”
The overall stamp duty revenue will be $5.5 billion lower over the three years to 2020-21.
“Despite  this our finances remain in excellent shape,” the NSW Treasurer Dominic Perrottet said.
The Treasury papers noted while the downturn was “significant in dollar terms, revenue growth has been strong for an extended period, and the downturn is moderate compared with historic variations.”
The budget papers noted stamp duty was “a highly volatile revenue source reflecting the underlying volatility of property transactions and prices.”
There was also a sharp fall in revenues from foreign investors revealed in the budget.
There was hope that the state budget would provide stamp duty relief or reform, but the Treasurer said he would prefer to support first time buying.
 
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jchancellor-FAypfDUnLy

No change on stamp duty or FHB in NSW state budget, as decline in sales activity hits

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There's heightened desire that Tuesday's State Budget does something on the stamp duty front. Some seek relief others reform.
Stamp duty has been unchanged in NSW for 32 years despite the median house price rising by 1000 percent or so.
When the current NSW transfer duty rates were budgeted in 1986, the median dwelling price, according to CoreLogic, was $80,000 compared to the current median house price of just above $1 million.
The median stamp duty paid was $1500 after Premier Barry Unsworth's 1986 budget.
The typical buyer now pays $42,000 duty for their acquisition.
The government unwillingness to move on the stamp duty rate was outrageous, Leanne Pilkington, the Real Estate Institute of New South Wales president, recently suggested.
She went even further suggesting the government’s inaction was "nothing less than unconscionable.”
But I suspect next week's budget is not the time for the NSW government to correct the punishing effects of stamp duty bracket creep. 
NSW Treasurer Dominic Perrottet is facing softening house prices and reduced sales activity at a time he's got heightened infrastructure spending demands.
Last financial year NSW residential and commercial property buyers paid $9.8 billion in stamp duty after a record 228,000 sales, with stamp duty accounting for 28 percent of total state tax revenues. 
State Treasury has already downgraded its revenue forecast in the mid-year budget review in December, and the escalating property downturn is now tipped to see revenue down by $865 million this financial year. 
There can be little doubt that stamp duty affects affordability by making buying homes dearer, especially for first home buyers who get most of the current offsetting handouts.
But it affects mobility too.
Stamp duty impedes workers taking advantage of new employment opportunities elsewhere.
It leads to the inefficient use of housing by constraining the capacity of the empty nesters and elderly to downsize into a more appropriately sized home.
Premiers Kristina Keneally and Barry O'Farrell had a shot at an initiative aimed at encouraging seniors to downsize to regional NSW with the twin goal of encouraging new home construction.
Described as an Australian first, it flopped.
State treasurers tend to copy each other's initiatives, so it will be interesting to see whether Perrottet looks over the border to the recent ACT budget.
It will abolish stamp duty for first home buyers with an annual household income of $160,000 or less.
The scheme sees the abolition of the $7000 first home owners grant.
The ACT is also several years into its 20 year plan to abolish stamp duty in favour of higher council rates and land taxation.
Reformers hope NSW takes the initial steps away from stamp duty, replacing it with a universal land tax paid annually on all properties, not just investors. 
It will ensure reliability of revenue and free up property transfers.
This article was first published in the Saturday Daily Telegraph.
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Heightened desire for NSW State Budget to offer relief or reform on stamp duty

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EXPERT OBSERVATION
The March 2018 quarterly construction figures from the Australian Bureau of Statistics indicate a slow-down in NSW while Victoria grows.
The latest construction figures indicate a slowing rate of work in NSW particularly for non-residential work.
When the figures are looked at on a per capita basis Victoria does seem to be building more than NSW. For total building in the March Quarter NSW construction was $1,145 per capita whileVictoria spent $1,343 per person.
In terms of residential construction over the March Quarter the per capita figures are$785 per person in NSW and $878 per person in Victoria.
On non-residential construction over the March quarter NSW expenditure was $270 per capita compared to the Victorian per capita expenditure of $339.
While both states are strong in long term measurements it does appear that Victoria is pulling ahead in overall construction dollars on a per capita basis.
It will be important for the NSW government to continue the excellent residential construction of recent years into the future by ensuring a good pipeline of projects in the planning system. There are concerns in the Sydney apartment market of a slow-down inpre commitments for apartments that could have an impact on housing supply.”
See below the graph of Total Building Value per Capita based on ABS seasonally adjusted data for the March 2018 quarter.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/5/25/C1.jpg" alt="">
 
CHRIS JOHNSON is the Urban Taskforce CEO.
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Construction slowing in New south Wales but growing in Victoria

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Kingscliff, the coastal suburb just south of Tweed Heads, has ranked top one of biggest quarterly mover among NSW waterfront localities.
According to Real Estate Investar, the property data firm says the four quarter average median townhouse price growth by 8.77%.
This is followed by Tweed Heads with 8.14% and Rushcutters Bay with %7.71.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/3/NSW.jpg" alt="">
A Kingscliff three bedroom townhouse has been recently sold for $500,000 (pictured below).
<a href="https://www.realestate.com.au/sold/property-townhouse-nsw-kingscliff-107500324" target="_blank">Situated at 1/11 Blue Bay Circuit</a>, this Kingscliff home comes with three bedrooms, open plan lounge/dining, and a good sized fenced front and side yard.
Located within easy walking distance via the new Dunes Estate to Dreamtime Beach, it is close to the Kingscliff central Business district with its newly completed Central Park, shops and the pristine Cudgen Creek with children's park.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/3/kingscliff1.jpg" alt="">
Another offering currently on the rental market is a beachside five-bedroom house which priced at $670 per week (pictured below).
<a href="https://www.realestate.com.au/property-townhouse-nsw-kingscliff-423432974" target="_blank">The 1/28 Kingscliff St townhouse </a>comes with five bedrooms, large open plan living and dining area, two large balconies and a private courtyard.
It also features split system air conditioning, vaulted ceilings and bambooimber floors to living areas.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/3/kingscliff%202.jpg" alt="">
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