A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Joel Robinson

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

IN BRIEF

<ul>
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	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
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	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

Property market

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There were 2,480 capital city auctions over the week ending September 25, with CoreLogic collecting results for 2,250 (almost 91%) of these auctions.
The final clearance rate was recorded at 75.4%, which was lower than the 76.2% across 2,149 auctions the previous week.
<a href="/images/2016/09/29/Capital%20city%20auction%20clearance%20rates.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/09/29/Capital%20city%20auction%20clearance%20rates.jpg" alt="">
Last week in Melbourne, there were 1,103 auctions compared to 965 auctions the previous week. Last week’s auction clearance rate was recorded at 77.2% which was slightly lower than the 77.8% the previous week. In Sydney, the auction clearance rate was recorded at 80.4% last week, which was lower than the 81.6% recorded over the previous week.
Sydney recorded a higher number of auctions last week (945) compared to the previous week (815). In Melbourne, auction clearance rates have now been above 75% for seven consecutive weeks. In Sydney, auction clearance rates have been above 80% for four consecutive weeks and for five of the past six weeks.
<a href="/images/2016/09/29/Number%20of%20homes%20for%20sale.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/09/29/Number%20of%20homes%20for%20sale.jpg" alt="">
There were 45,675 newly advertised properties added to the market nationally over the past 28 days, which was -0.4% lower than at the same time a year ago. Meanwhile, there were 233,315 total properties advertised for sale over the same period – some -0.3% lower than a year ago.
Across the combined capital cities, there were 27,443 newly advertised listings over the past 28 days, -3.1% lower than a year ago. There were 104,439 total listings, which was 5.3% higher than a year ago. Newly advertised listings are currently lower than a year ago in Sydney (-18.3%), Melbourne (-2.3%) and Adelaide with new listings higher elsewhere.
In terms of total properties advertised for sale, supply is lower than a year ago in Sydney (-2.7%), Hobart (-25.7%) and Canberra (-8.2%).
Despite the fact that new and total listings are slightly lower year on year, both are continuing to trend higher, indicating that stock levels are slowly rising.
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j.ballantyne1990-6AQqhLzZaK

Property listings still low, but stock levels on the rise: CoreLogic

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Houses in Dubbo, the NSW Central Coast and Newcastle are at the peak of the market cycle according to analyst firm Herron Todd White's property clock for houses in September.
Houses in Melbourne, the NSW Central Coast and Newcastle were at the peak of the market cycle in August.
Melbourne has been amended back to a rising market.
Bundaberg and Toowoomba are in decline. Townsville and the Whitsundays are at the bottom on the market.
<a href="/images/2016/09/16/Screen%20Shot%202016-09-16%20at%2010.50.38%20AM.png" target="_blank"> Click to enlarge</a>
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HTW said away for the beachside suburbs in the NSW Central Coast to the outer lying suburbs, a whole identity is being established with new land being created to cater for new and affordable housing requirements.
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"These areas include the Warnervale Release Area which includes the suburbs of Woongarrah, Hamlyn Terrace and Wadalba. The land created has consistently enjoyed a good take up rate and new, project style homes are abundant in these areas," it said.
"So if there is an embedded but not yet traditional style of housing, the emergence of housing estates would have to be it. The underlying reason for the growth in popularity of this style of housing can be linked to the influx of buyers from Sydney who have found themselves out priced there.
"To many, the affordability and better lifestyle has proven a blessing."
Around Newcastle, according to HTW, Nelson Bay's housing market has undergone significant changes in recent times.
"There is anecdotal evidence is showing the market has stabilised somewhat in 2016, however Nelson Bay is still experiencing considerable activity in home renovation and investment, particularly in units."
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jonathanchancellor-7SQnKwU6yx

Houses in Dubbo, NSW Central Coast and Newcastle at market peak: HTW property clock

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Thornbury, in Melbourne's inner north, ranks as the fastest selling suburb in Victoria, with its townhouses selling in very quick time, according to realestateinvestar.com.au.
Its annual growth has been put at 17.7 percent with the typical townhouse spending just 33 days on market and selling at a $730,000 median price.
<img src="/images/2016/09/15/Screen%20Shot%202016-09-15%20at%2012.09.46%20PM.png" alt="">
Recent townhouse sales include <a href="https://www.realestate.com.au/property-townhouse-vic-thornbury-123153002" target="_blank">a $596,000 offering</a> on Streetle Street (above) and a $612,500 sale on <a href="https://www.realestate.com.au/property-townhouse-vic-thornbury-122981238" target="_blank">Clarendon Street</a> (below). 
<img src="/images/2016/09/15/Screen%20Shot%202016-09-15%20at%2012.10.50%20PM.png" alt="">
The next hottest selling market segment are units in Caulfield North.
Bellfield has the fastest selling houses across Melbourne.
Suburb             Type    Beds    Sell time   Median    Year growth
THORNBURY Townhouse  3        33         $730,000        17.74%
N. CAULFIELD   Unit        3         40         $675,000         0.74%
BELLFIELD        House    3          41         $620,000        12.72%
KENSINGTON    House   2           41         $680,000        12.39%
FLEMINGTON    House   3           41         $835,000          9.29%
HEIDELBERG    House   3           42         $800,000         19.40%
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Thornbury tops the six fastest selling suburbs in Victoria

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The majority of Australian property investors think now is a good time to invest in property with 70- percent of respondents to the Property Investment Professionals of Australia (PIPA) Property Investor Sentiment Survey thinking so.
This figure is up five percentage points from last year.
Some 32 percent of respondents to the survey say that recent changes to lenders’ investment policies have affected their ability to secure finance, 58 percent are nonetheless looking to buy a property in next 6-12 months. 72 percent  of investors are not worried about the potential removal of negative gearing and only 2 percent think that the currently available negative gearing concessions are the key attraction of real estate investment.
Almost half (47 percent) of those surveyed  are positively geared and a majority (63 percent) of investors who are currently negatively geared expect they will become positively geared within five years.
Ben Kingsley, PIPA chair said that the survey results confirm that property investors remain focused on the long-term benefits of property investment.
“Similar to last year, most property investors are looking past short term challenges, remaining focused on the long-term wealth benefits that are available from residential real estate, including the potential for capital growth and rental income. Importantly, most investors are not speculating on quick gains in a low interest rate environment," he said.
“The survey also affirms that a lot of the discussion about negative gearing misses the mark. Most investors understand that negative gearing is only a short term cash flow position, not a property investment strategy. And only a very small minority are attracted to real estate for these tax concessions."Brisbane remains a preferred destination
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PIPA’s 2016 Property Investor Sentiment Survey - Key stats at a glance 
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  1004 survey respondents 
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  71% of investors believe now is a good time to invest in property 
</li>
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  58% of investors are looking to purchase in the next 6-12 months 
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<li>
  72% of investors are not worried about possible changes to negative gearing 
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<li>
  32% of investors say changes to lenders’ policies have impacted them 
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<li>
  65% of property investors secured finance for their last deal via a mortgage broker
</li>
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  89% of investors believe people who recommend property investment should be regulated and licensed 
</li>
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Property investor confidence remains strong: PIPA national survey

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GUET OBSERVER
Did you know that there is an official ‘countdown to Christmas’ web site?
When I visited <a href="https://emailsanta.com/clock.asp" target="_blank">https://emailsanta.com/clock.asp</a>, there were 104 days to go.
Real estate agents can easily fall into a trap as Christmas approaches.
Every year, hordes of agents go around bemoaning the fact that things go awfully quiet in the property market through the festive season.
Bollocks!
That line of thinking is out-of-date, and not indicative of buyer and seller activity in this day and age.
Often this is the period when buyers and sellers have more time, are making changes and resettling, and have more need for an agent.
It is more commonly agents in non-holiday destinations that perpetuate the perception, who predict and plan for a drop off in market activity over the Christmas-New year period. Holiday spots are not so affected.
And what happens when you don’t keep talking with the buyers and sellers, when you ease off on your prospecting and stop generating listings, and when you pull back on the advertising of your listings and stop maintaining your profile?
When you don’t keep up all this agent activity, your business activity is likely to slow… because it is a self-fulfilling prophesy!
Don’t lose three months income because of a two-week ‘wind down’.
Don’t wind down too early – and take two months to get back to speed in the New Year!
Michael Davoren is managing director, RE/MAX Australia and RE/MAX New Zealand, and can be contacted <a href="https://www.remax.com.au" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

The great Xmas real estate misconception: Michael Davoren

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Real estate offices and real estate agents will diminish by 20 percent-30 percent in the next year.
With property (for-sale) listings, so low and a phenomenon never experienced before in parts of Sydney; how can real estate agencies survive? 
For a large number of Real Estate Offices (REOs), sale of property commissions, makes up to 60 percent-80 percent of their revenue. Some rely purely on sales commission, to keep their doors open for business.
After recently, reading numerous articles and LinkedIn discussions about low property numbers that are on the market for sale I began to reflect on discussions I held as far back as 12-15 months ago with industry colleagues.
At the time I made the following prediction, and that it would eventuate by end of financial year 2016. 
<ul>
<li>We will see at least 20 percent of REOs close down.</li>
<li>These will be made up of REOs that rely on pure sales to keep their doors open.</li>
</ul>
One brand I have been particularly observant of is McGrath Real Estate. This brand even listed on the ASX and mostly due to its success accredited to: reported high sales figures. How will they cope in a changing landscape where sales become scarce?
The crux of the discussions with colleagues, were in relation to the shrinking property market, due to various market forces:
1)     Property-Marketing companies on the one hand ramping up sales of property; and
2)     The financial institutions on the other, also selling real estate.
Both sectors moving into the real estate sales due to high commissions, paid out directly by developers. I can say, even in the good times, the average real estate selling agent missed out on listings. Most listing of new developed property went, has gone to and is still going to property-marketers. The local Real Estate Agents miss out.
Property that is new to the market, where commissions can be inflated, became attractive for “direct sales campaigns” to unsuspected investors. In essence, the typical local real estate office has lost 30-40% of sales due to “marketeers and the financial sector invasion.”
Now, add to the invasion of our industry, the current low numbers in secondary stock sales as evidenced in article/photo below. Also as reported across the media and journals.
I refer to historical low number of sales listings in Sydney. 
These are established properties that have almost disappeared overnight. Parramatta alone has had an attrition of up to 47 percent less property on market. These figures were calculated across June-to-August. The number of agents has not changed however.
Parramatta, has 176 registered real estate offices according to the Yellow Pages. According to Domain, there are 172. Either way, it is a concern that should not be taken lightly. Specially when we can safely say that there are 2.5 selling real estate agents in each office.
A concerning trend also witnessed across the face of Sydney metropolitan area.
Some agents are commenting on a 30 percent drop in numbers across the Lower North Shore and other areas. These numbers are generated by comments on LinkedIn, made by agents that have worked in these areas for 10-20 years.  
Only last week, I sat with a colleague from Blackktown and she informed me and was troubled by the fact that her office only had two properties for sale. She doesn’t have a small operation, and runs a well-established brand.
In the same area, other brand-name agencies have reduced their local paper advertising from 3 pages down to half a page. They just don’t have any property listings for-sale in their books. What they do have is 5 selling agents in their office.
Notably, the above becomes the recipe or the ideal conditions for an attrition of selling agents and very tangibly, offices that only rely on sales to survive.
It will be a hard fall for many, and for others that place a lot of trust in property-sales-offices. Another call, another prediction; all in a day as I share my thoughts over a coffee with friends.  
Warning to the industry
Keep an eye on other Industry-Disruptors such as Purplebricks RE. Don’t underestimate what they are doing and focus on how you can best serve the diminishing clientele base you have. That is, if you want to survive the for-sale listing famine.
If you want to stand out from the many agencies in your patch; do something different. Offer a level of service that others will find hard to match. Again, only if you want to stay in the industry past EFY 2016 and not be a casualty of the changing face of real estate.
EDWIN ALMEIDA is licensee in charge of <a href="https://www.just-think.com.au/" target="_blank">Just Think Real Estate</a>.<a href="https://www.just-thin.com.au/"> </a>
He is also the creator of <a href="https://www.youtube.com/user/JustThinkProperty" target="_blank">Oz Real Estate.TV</a> and a presenter for <a href="https://propertyinvestingvault.com/" target="_blank">propertyinvestingvault.com</a>.
 
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Real Estate offices closing down in Sydney

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GUEST OBSERVER
The announcement by NSW Planning Minister, Rob Stokes, that Sydney’s population is growing faster than expected means a diversity of housing types is needed. 
Sydney’s housing supply is already 6,000 less than required annually, so an extra 3,000 a year will need a rethink of the planning system.
While the state government sets policy it is at the local council level that housing approvals are being held up so reform is needed here.
One solution is for the Greater Sydney Commission (GSC) to establish a planning centre of excellence in each of its six districts. The District Commissioner would work with a District Chief Planner to process applications over $20 million and drive strategic planning outcomes.
Minister Stokes in media coverage on the need for increased housing supply said he preferred a Barcelona mid-rise urban form to a Shanghai high rise form. It is unfortunate that the government is seeing Sydney’s future focussed on European old city models and rejecting the emerging energy of Asian cities. Shanghai, like most cities, has a mix of high rise, medium rise and low rise buildings and Sydney needs a similar diversity of housing types.
The Urban Taskforce supports a diversity of built form solutions to our housing needs. This will include high rise close to railway stations and town centres surrounded by mid-rise buildings.
Sydney can learn from the booming cities of Asia including Shanghai where planning authorities have ensured infrastructure is provided to support the growing population with very fast trains, extensive metro systems, mixed-use cosmopolitan zoning and a focus on global jobs. It is too easy to typify Shanghai through images of the high rise in Pudong without understanding the broader city structure. In the same way the Sydney CBD skyscrapers do not sum up the overall built form of Sydney.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Sydney’s increased population growth needs a diversity of housing

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Capital city transaction numbers continue to trend lower through August, according to CoreLogic.
<a href="/images/2016/09/06/CoreLogic_Graphs/Screen%20Shot%202016-09-06%20at%201.25.30%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/09/06/CoreLogic_Graphs/Screen%20Shot%202016-09-06%20at%201.25.30%20PM.png" alt="">
 
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Capital city transaction numbers continue to trend lower through August

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GUEST OBSERVER
Sydney’s property market is buoyant but signs it’s still white hot should be dismissed, with clearance rates partly skewing market perceptions.
Auction clearance rates should not be the sole barometer for how the market is performing and could inadvertently spook buyers into rushing their decision, or sellers into choosing an auction sales method without considering alternatives that might achieve a better sale result for their property.
Many Australians watching the property market are unaware that auction clearance rates don’t constitute how many properties actually sell within a week. Last year the majority of properties were going to auction because it was a more efficient process and agents had confidence that these properties would almost certainly sell. Currently, there are fewer properties being sold by auction and a lot of agents are only taking the properties to auction that they perceive are guaranteed to sell. 
It’s very much a case of apples and oranges. We are still seeing almost all properties go to auction in certain pockets of the lower north shore and eastern suburbs, but this doesn’t reflect the entire market, especially when only about 10 per cent of properties go to auction in Sydney’s west – a community home to 12 percent of Australia’s entire population.
Sydney in itself is not selling a proportionate amount of properties at auction to make an accurate prognosis of the market. We are currently averaging around 300 properties going to auction over the weekends, but I think we should be looking at the results of total residential sales for the whole week, not just the auctions on the Saturday.
Rather than just using auction clearance rates as a barometer, I urge Australians to consider other metrics such as the average days on market and/or the price achieved as a percentage of the asking price. Auction clearance rates are simply a cross-section view of the market.
Here are three tips
Review number of days properties spend on the market
When the number of days on market goes down, understandably it means that the market is doing well. Likewise, when the number of days goes up, it’s generally a sign that the market might be toughening, or – for Sydney – be a sign of a stabilising market.  How Australians can make an informed opinion: 
Last year was very much a case of a high tide floating all boats but this year, despite the market still being strong, there are various nuances across different parts of our city. We shouldn’t be looking at Sydney as a whole, but at individual suburbs, and how things are moving and changing on a much more granular level. Consumers should spend time researching by monitoring listings, specifically, how long properties are on the market for.
Finally, no one knows the area better than local real estate agents and I strongly advocate people talking to the leading agents in their local area, to ensure they are well informed about how the market is performing. According to data from CoreLogic, about 1,000 more properties are being listed for sale than this time last year but the average days on market for Sydney properties this July was 40 days, much different to the average of 26 days in July last year. This really shows how the market is performing and my advice is to look at these independent research findings to get further insight into what’s happening on the ground.  
Assess the percent ratio of the achieved price to asking price
One way to get an accurate measure on how the market is performing is to look at the percentage ratio of the price achieved for properties against the asking price. Last year in Sydney most properties sold for the value within the price guide or above but now we’re in a situation where properties are selling within the price guide or below. But this certainly doesn’t mean the market is crashing. To make an effective prognosis of the market, we need to ensure that we’re looking at all of the facts.  How Australians can make an informed opinion: 
Median house and unit prices are down ever so slightly from the same time last year according to CoreLogic. For units it’s about $1,400 less and for houses it’s about $15,000 less, which really isn’t much in the grand scheme of things. These days, many agents send email newsletters detailing new listings and recent sales with price achieved so my advice is to get on these lists and keep in touch with agents that you’re meeting at open for inspections. There are also some free online tools that can help consumers track the advertising history for properties, to get an indication of property sale histories or what price reductions might have occurred over the past week.  
How to determine more accurate auction clearance rates 
To make an accurate market prognosis, we need to make sure we’re looking at all the facts. In the case of auction clearance rates, there’s no automated process at reporting the results accurately. In many cases you’ll find that agents won’t disclose the details of any properties that were passed in and the problem with brushing these things under the carpet is that you’re going to get a lumpy carpet, which could cause some consumers to trip. The results are often distorted by what’s being withheld, not to mention auction clearance rates also include properties that sold prior to auction with no competitive bidding at play. How Australians can make an informed opinion: 
Straight away, I urge consumers to take approximately 10 per cent off the clearance rates they’re seeing in the headlines. This will provide a more realistic number to make a sound market prognosis. There are many great resources available to Australians, including Cooley Auctions’ Cooley Index, which is a report on total auction volume, clearance rate, percentage sold over reserve and more, as well as a comparison to the same time the previous year. These stats are sometimes up to 10 per cent less than other reports, so given that they are highly reputable auction specialists, this in itself should motivate consumers to rethink clearance rates.
Another thing to remember is that we’re sometimes only dealing with about 200-300 properties being sold at auction here in Sydney, while Melbourne is often dealing with two to three times that amount. At those kinds of numbers, auction clearance rates are going to be a much better barometer of the Melbourne market unlike Sydney’s rates, which are tantamount to looking at the property market through a keyhole.
DOUGLAS DRISCOLL is chief executive officer of real estate agency <a href="https://www.starrpartners.com.au/" target="_blank">Starr Partners</a>.
 
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Auction clearance rates unreliable metric for Sydney property buyers: Douglas Driscoll

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The number of auctions scheduled across the capital cities is virtually unchanged over the week, with CoreLogic currently tracking 1,895 residential auctions, just four fewer than last week.
The difference in weekly activity is more prominent on a city-by-city basis, with the number of auctions scheduled in Melbourne rising this week, from 830 last week to 915 this week, compared to a fall in Sydney auction volumes, from 747 last week to 672 this week.
Outside of Sydney and Melbourne, auction activity will remain steady across Brisbane (137) and Perth (27), while more auctions are expected in Adelaide this week (84), however less across Canberra (56).
Capital city auctions this week:
<ul>
<li>Sydney: 672</li>
<li>Melbourne: 915</li>
<li>Brisbane: 137</li>
<li>Adelaide: 84</li>
<li>Perth: 27</li>
<li>Canberra: 56</li>
</ul>
This week there are three individual suburbs across Australia where more than 15 auctions will be held and each is located in Melbourne. The busiest suburb is Reservoir, with 17 auctions, followed by Glen Waverley and St Kilda, each with 16 homes scheduled for auction.
 <img src="/images/2016/09/09/Screen%20Shot%202016-09-09%20at%202.47.09%20PM.png" alt="">
Last week, CoreLogic collected a total of 1,723 auction results across the capital cities, with a final auction clearance rate of 77.1 per cent, the highest clearance rate for the year to date, and the highest reading since June last year (77.3 per cent). Last week’s clearance rate of 77.1 per cent was moderately higher than the previous week (74.5 per cent). Last week, Melbourne, Canberra and Adelaide each recorded their highest year to date clearance rate.
Sydney’s clearance rate hit the 80 per cent mark last week, at 80.7 per cent, while Melbourne’s clearance rate came in just below, at 79.3 per cent, both representing week-on-week improvements for the cities. Across the individual sub-regions of the two major auction markets, the strongest clearance rate was across Sydney’s Eastern Suburbs (90.7 per cent) and Melbourne’s Mornington Peninsula (94.1 per cent).
<a href="/images/2016/09/09/Screen%20Shot%202016-09-09%20at%202.49.47%20PM.png" target="_blank">Click to enlarge</a>
 <img src="/images/2016/09/09/Screen%20Shot%202016-09-09%20at%202.49.47%20PM.png" alt="">
Outside of the capitals, the strongest performing regional markets last week, based on clearance rate, were Wollongong (76.7 percent) and Geelong (89.5 percent), however auction activity across these regions remains low.
 
 
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