Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

Joel Robinson

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

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Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

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]

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

Property market

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SPONSORED POST
What’s one of the common issues investors have when purchasing a house? It’s that they end up buying a property they don’t actually like.
In an ideal world, investors would buy homes they want to live in. However, more often than not, investors buy houses that are ageing mutton dressed as lamb. This is not through choice but what’s available on the market. Perhaps the house has a hideously outdated kitchen or bathroom, thin layers of paint hiding decades of mould or poorly designed living spaces. Or, as is often the case, they’re simply cookie cutter style homes, quickly knocked out without much thought to form or function.
Investors see these far too often.
Yet it has been clearly shown that a high quality, highly livable property will always be a better investment bet for attracting renters. There are a few simple reasons for this. If you love and enjoy the space you live in, you’ll stay there for the long term. This means rental stability. Simply put: a better quality home means a better quality renter. Renters who are happy living in a property are more likely to take care of it.
This may sound obvious, yet what has long been missing has been a product that can weave together a good livable environment with one that maximises capital returns. But this has all changed. DPN has created an innovative product that pulls off the rare trick of pleasing both the investor and the renter. It’s called DPN CASA. DPN CASA is a range of investment homes that are architecturally designed to be built to a standard that rivals and even surpasses owner-occupied homes. Included in the DPN CASA range is a <a href="https://www.dpn.com.au/casa/designer" target="_blank">Designer Series 5-bedroom home</a> and a <a href="https://www.dpn.com.au/promo/dual" target="_blank">Dual Income</a> home.
But what differentiates it from other project homes on the market?
Blattman says: “Clean lines, efficient use of space and loads of natural light. Large stacking glazed doors and an excellent interface between indoors and outdoors make them very distinctive from what you find out there. The form and functions of the designs are second to none.”
<a href="https://www.directpropertynetwork.com.au/casa/designer" target="_blank">DPN CASA: Designer Series 5 bedroom home</a>
Visually, the home looks stunning. It has a beautiful flow, uses natural light to its absolute best effect and has an exquisite design that remains efficient in terms of its size. A clever use of space means that although the home is technically using the blueprint of a 4 bedroom house, you end up with a five bedroom home and an additional living area - for a very similar price. Most people may not need a fifth bedroom, but welcome the additional room for a multiplicity of uses
A recent Domain survey found that 71 percent of Australian renters identify the number of bedrooms in a rental property as one of the most important factors in selecting a home. Ample storage also ranked ninth on the must-have list. This is the beauty of the DPN CASA products. It has instant tailor-made solutions for both investors and tenants.
<img src="/images/2016/08/22/dpn2.jpg" alt="">
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DPN CASA includes within its range a DUAL income home.
This takes the initial DPN CASA signature style and runs with it. It’s a sophisticated architectural design that allows for two self-contained residences on the same block of land.  The private dwellings have all the bells and whistles and elegance signature to the DPN CASA range. They function as two entirely separate and private dwellings and use the space superbly. These homes are often cash-flow positive by a significant amount from day one of tenancy. 
The key point to remember is the painstaking time and effort that has gone into creating these designs. It has also been thought out in terms of a holistic journey for both the renter and the investor. Blattman explains:
“The finished home should complete the property investment journey for a DPN customer. It’s the culmination of a customer experience that begins from the first contact they have with DPN to arranging finance, construction of the home, having it tenanted, then looking forward to the next purchase.”
The homes all come with the usual building guarantees and warranties that are important for project homes. However, this product goes even further to ensure peace of mind. Blattman points out: “We also provide a fixed priced guarantee - that the price will not increase during construction and that everything included is ready for rental, with no surprise costs. DPN also work with builders that provide a fixed build time with liquidated damages if the home is not delivered on time. This varies from 16 - 26 weeks.”
These homes will set a new benchmark across the industry. They will work for all types of investors, from the mums and dads to the first time investors and the more seasoned investors with large portfolios. The sheer attractiveness of the designs means that they will be a huge draw card for tenants who will pay more for better quality and they’ll also maximise the returns for the investor.
The DPN CASA homes can be built in New South Wales and Queensland with Victoria, South Australia and Western Australia to follow shortly. DPN CASA homes are available as a house and land package or as a build on your own land subject to meeting site survey requirements.
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An investment property you’ll want to live in: DPN

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GUEST OBSERVER 
In July, China tier-1 property prices saw a further moderation in the pace of annual price growth; in tier-2 and tier-3, growth (again) inched higher, remaining at a much lower level than tier-1.
For new housing, 51 cities reported price gains in the month of July, down from 55 in June and a peak of 65 in April. But that is still well up on the number of cities reporting monthly gains a year ago (30 in July 2015). 16 cities reported monthly price declines, although that is also better than July 2015’s 29 cities.
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The secondary market has not seen as strong an improvement over the past year, a net 51 cities reporting monthly gains in July versus 41 a year ago and a peak of 54 four months ago (in March). 12 cities are currently experiencing price declines, compared to 17 a year ago. 
Splitting the 70 cities into the three development tiers, tier-1 continues to experience a robust pace of price growth, an average of 27.0 percent/yr for new housing and 29.3 percent/yr for the secondary market. Versus April’s peaks of 31.5%yr and 36.1%yr, that is still best characterised as a modest deceleration. 
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Within this tier, a normalisation is continuing: 
Shenzhen new property price growth has slowed from 62.5 percent/yr in April to (a still very strong) 40.9 percent/yr; meanwhile, Shanghai price growth has plateaued circa 28 percent/yr, as has Beijing and Guangzhou (albeit nearer 20 percent/yr). 
Similar trends are apparent in the established or secondary markets: Shenzhen slowing from 60.6 percent/yr in March to 33.9 percent/yr currently, and Beijing from 37.3 percent/yr in April to 32.1 percent/yr; Shanghai and Guangzhou price growth has been broadly unchanged in recent months, respectively 30 percent/yr and 20 percent/yr.
<a href="/images/2016/08/19/Screen%20Shot%202016-08-19%20at%202.13.46%20PM.png" target="_blank">Click to enlarge</a>
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Moving on to the less developed and wealthy tier-2 cities, new and established housing saw annual price growth of 7.8 percent/yr and 6.7 percent/yr in July. Both markets still remain in an uptrend, albeit a very modest one. 
This is even more the case in tier-3, where new and secondary house prices have risen just 3.8 percent/yr and 2.4 percent/yr over the past year. 
Clearly activity is concentrated in the most established and wealthy markets, where there is likely to be a greater speculative element. The problem is that these are not the cities with the greatest growth potential. 
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Further on aggregate activity, we note finally that momentum in housing sales and starts has already turned down. 
The outlook for real estate investment in late-2016 and into 2017 is fragile and unlikely to provide a significant contribution to aggregate growth.
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<div class="section">Elliot Clarke is senior economist, Westpac and can be contacted <a href="https://www.westpac.com.au" target="_blank">here</a>.</div>
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China property update: Westpac's Elliot Clarke

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The number of properties listed for sale in Toowoomba is rising and with slowing sales activity, there may need to be some adjustment in asking prices to attract buyers, according to the valuation firm, Herron Todd White.
It anticipates the key drivers of the Toowoomba market moving forward will continue to be local owner-occupiers and local investors. 
The valuation firm's August update says Toowoomba, the major regional centre servicing Queensland agricultural sectors, had become a target for interstate investors who found the affordability and position as the gateway to the Surat Basin attractive.
"During this period and in conjunction with development of the privately funded Brisbane West Wellcamp Airport, sales activity increased with the strong influence of interstate investors driving up values, particularly in the sub-$500,000 price bracket.
"To capitalise on this demand, developers saw opportunity to develop units and townhouses which are popular amongst the investor market.
"As the market now cools, there is an emerging oversupply of new or modern units, particularly across new estates in Glenvale.
"The rental vacancy trend has stabilised, although this may be in line with seasonal movements.
"Sitting at 3.5 percent, the vacancy rate had crept up to as high as 4 percent during late 2015 and early 2016."
This follows many years of consistently low vacancies around the 1.4 percent to 1.8 percent.
HTW said the dwelling sales activity has slowed in 2016 and this follows slowing activity since the recent peak in 2013.
The development of the Toowoomba second Range Crossing Road and new industries such as a large milk powder processing facility supplying directly to China may provide some short to medium term growth opportunities for the region. 
Toowoomba has not been subject to volatile property market movements, according to the valuation firm, Herron Todd White, given the relatively stable workforce underpinned by large government employers including numerous schools, the University of Southern Queensland, three large hospitals and the Oakey and Cabarlah Army bases.
The coal seam gas and energy resources boom between 2010 and 2014 in the Surat Basin to the west created significant hype in the Toowoomba region.
Estate agent John McGrath recently described Toowoomba as a "hotspot."
 
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Toowoomba residential property is cooling: Herron Todd White

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Adelaide often flies under the radar for investors. It’s perhaps the most under-rated among the capital cities, despite having delivered good growth rates in the past and currently it leads the nation on some measures, including the rise in sales activity.
Across the Adelaide metro area, the standouts are middle-market precincts like the City of Charles Sturt. This LGA, immediately north and north-west of the Adelaide CBD, is at the forefront of Adelaide’s efforts to evolve its economy, as manufacturing industries fade.
Topping the list of Adelaide projects is the $2 billion Royal Adelaide Hospital, due for completion in late 2016. There is also a serious focus on improved transport infrastructure, including road and rail, which will better connect industrial precincts and outer suburbs with the CBD, the Port of Adelaide and Adelaide Airport.
The City of Charles Sturt attracts people because it’s close to the beaches, the CBD, the airport and regional shopping facilities. Henley Beach is one of Adelaide’s most popular, with a noted restaurant precinct with boutique shopping. 
The LGA has long been considered the sporting and entertainment hub of Adelaide, with national basketball, soccer and football stadiums, three privately-owned golf courses, an international rowing course, the River Torrens Linear Park, the Adelaide Entertainment Centre, the coast and numerous highly-regarded local sporting venues.
The City is well-catered-for in terms of schools and medical services. Health is the largest employer in South Australia and has replaced manufacturing as the largest employer in Charles Sturt, which has two major hospitals: the Queen Elizabeth Hospital (the Western Region’s primary health care provider) and Western Hospital at Henley Beach.
Charles Sturt is a solid middle-market area that offers affordable homes, low vacancies and a strong construction pipeline. 
The LGA has bayside suburbs west of the Adelaide CBD, including rising markets such as Henley Beach (median house price $790,000) and Henley Beach South ($763,000), as well as some more affordable locations such as Findon ($473,000), Kidman Park ($570,000), Semaphore Park ($467,000) and Seaton ($460,000).
Long-term growth rates (average annual growth in median prices over 10 years) are generally 5–6% per year. Henley Beach, Henley Beach South and Woodville Park are slightly higher at 7 percent per year (which means values doubling in 10 years).
Most of properties in the city are stand-alone houses (73 percent), while 28 percent are units, according to the 2011 Census. However, there has been a marked increase in the number of units being built in the last three years.
Vacancies across Charles Sturt are generally low, with many postcodes having vacancy rates below 2 percent. Only postcodes 5020 and 5021 (which includes West Lakes and West Lakes Shore) have vacancies outside the general comfort zone.
Much is happening in Adelaide generally and the City of Charles Sturt specifically, and this is partly attributed to the State Government’s 30-Year Plan for Greater Adelaide.
Using the plan as a guide, Renewal SA is initiating urban renewal developments, led by four major projects valued at over $2 billion. The largest project will see the population of the small inner suburb of Bowden grow from a few hundred residents to 3,500 over the next decade. This area is being revitalised with cafés, restaurants, shops, offices and parks.
The old AAMI Stadium (also known as Football Park) at West Lakes is to be redeveloped. In 2014, the South Australia National Football League sold AAMI Stadium to developers Commercial and General for $71 million. Commercial &amp; General has plans to develop the site into residential, commercial and community land uses. It is estimated 1,600 homes will eventually occupy the site. 
Another Renewal SA project will see land adjacent to the Woodville Railway Station transformed with a mix of medium-density to high-rise dwellings.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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Adelaide the most under-rated among the capital cities: Terry Ryder

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Toowoomba, located 125km west of Brisbane, has been pinpointed by estate agent John McGrath as one of the most exciting emerging regional centres in Australia. 
"Right now, Toowoomba has all the hallmarks for growth.
"We believe its strong focus and investment in infrastructure, retail and lifestyle precincts will have an impact on both interstate migration and employment opportunities in the short, medium and long term."
McGrath's forecast comes as several multi-million dollar projects are either underway or being planned, namely the $1.6 billion Second Range Crossing, the development of the 550 hectare Wellcamp Airport Business Park; the $500 million redevelopment of Grand Central shopping centre and the transformation of the railway precinct into an urban village and parklands.
He told his Switzer blog readers that the key indicators of a hot spot are beneficial new infrastructure, redevelopment of retail centres and more lifestyle amenities.
"Toowoomba has them all," he said adding the median house price is just $362,000 (CoreLogic).
"This affordable price point is not only attractive to the locals, it’s also attractive to tree changers, downsizers and investors.'
The median house rent is $305 per week (realestate.com.au) – a respectable yield of 4.4%.
The McGrath Toowoomba agent Toby Sandell advised that Toowoomba was at "the best point" in the cycle for buying for long-term capital growth now.
“Our local market has been subdued for the past year since the banks tightened investment lending.
"As a result, we’ve seen very few investors in the marketplace, a decline in sales volumes of 33% (APM) and the region’s average days on market has increased to 67 days (REA),” Sandell says. 
“While there’s fewer investors, the flipside is we’ve seen more first home buyers and upgraders taking advantage of affordable buying and lower interest rates. There is good demand from locals for quality properties in the right areas.
“Interestingly, the median house price rose by 1% over the year despite these tougher conditions.
"The fact that the price is holding and even increasing slightly is a sign of Toowoomba’s resilience and strength.
"One reason for this is strong and stable employment with the state’s lowest unemployment figures.
“In the lead-up to Spring, we are just starting to see a few more positive signs with a bit more buyer enquiry and a few more investors from Sydney and Melbourne returning to look for well-priced homes.
“Stock is tight but we have been busy doing more appraisals for the past four-six weeks so we’re expecting that stock shortage to ease. We are currently marketing a number of high-end properties which have all attracted good numbers at opens.” 
McGrath looked at specific projects.
Brisbane West Wellcamp Airport
The airport is having a positive effect on the accessibility of the region both domestically and into Asian markets. It is continuing to expand, with direct passenger flights to Melbourne and Cairns commencing in March. Several agri-based companies are setting up in the surrounding Business Park in order to take their produce directly to Asia. One of these is a baby milk formula factory – the first in Queensland, which will export directly to China.
Second Range Crossing
This new 41km road is important because it will take trucks off city streets, creating a better community amenity, while also enabling a faster trip for freight services. It will create 1,800 full-time jobs. Major construction is underway, with the peak phase expected around mid-2017, so as more workers move in during summer and into 2017, we expect to see weekly rents rise as well.
Grand Central redevelopment
Stage 1 of this massive new shopping centre should be open for Christmas retailing. The redevelopment will include a new dining precinct, department stores, supermarkets and almost 160 other stores.
Railway Parklands Precinct redevelopment
This 50 hectare site will incorporate a central park, shops, commercial and industrial facilities and residential options. The council estimates it will provide up to 3,300 jobs during construction and a further 1,800 jobs in retail and service industries. The developer is currently working with council to finalise the plans.
Super-Hot Spots within a Hot Spot
McGrath advised every city has its super-hot spots.
"Right now, most of Toowoomba presents great buying," he said.
South Toowoomba and Centenary Heights
<ul>
<li>
Hot price bracket: $350k-$500k</li>
<li>
Buyer demographic: Young families wanting value for money and close proximity to the CBD</li>
</ul>
Property Observer went looking at recent sales and listings.
A three bedroom, one bathroom home in South Toowoomba sold yesterday for $390,000. The property at <a href="https://www.realestate.com.au/property-house-qld-south+toowoomba-122505078" target="_blank">209 Geddes Street</a> (below) last traded for $104,063 in 2000.
<img src="/images/2016/08/18/Screen%20Shot%202016-08-18%20at%2011.03.49%20AM.png" alt="">
Another three bedroom, one bathroom home at <a href="https://www.realestate.com.au/property-house-qld-south+toowoomba-123207906">127 Perth Street</a> (below) has been listed with $395,000 hopes. The cottage on a generous 559 sqm parcel last traded for $259,000 in 2012.
<img src="/images/2016/08/18/Screen%20Shot%202016-08-18%20at%2011.04.48%20AM.png" alt="">
East Toowoomba and Rangeville
<ul>
<li>
Hot price bracket: $500k-$800k</li>
<li>
Buyer demographic: Premium suburbs for upgrading families, although stock is very tight</li>
</ul>
Priced at $799,000, <a href="https://www.realestate.com.au/property-house-qld-east+toowoomba-123143286" target="_blank">15 Fletcher Street</a> (below) in East Toowoomba comes with three bedrooms, three bathrooms and its own pool. The home last traded for $580,000 in 2010.
<img src="/images/2016/08/18/Screen%20Shot%202016-08-18%20at%2011.05.47%20AM.png" alt="">
A four bedroom, two bathroom home at <a href="https://www.realestate.com.au/property-house-qld-east+toowoomba-121578562" target="_blank">10 Anderson Street</a> (below) in East Toowoomba sold earlier this month for $696,000. It last traded for $124,000 in 1990.
<img src="/images/2016/08/18/Screen%20Shot%202016-08-18%20at%2011.06.50%20AM.png" alt="">
 
But other commentary has emerged this month. The number of properties listed for sale in Toowoomba is rising and with slowing sales activity, there may need to be some adjustment in asking prices to attract buyers, according to the valuation firm, Herron Todd White.
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Toowoomba's super hot spots: John McGrath's tips

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Residex says it is highly important to contextualise Hobart’s unit market growth figures because growth has been less consistent over the last five years compared to other cities.
Graph 1 shows a time series of quarterly sales and capital growth for the Hobart unit market.
Graph 1: Quarterly Capital Growth and Sales Numbers – Units, Greater Hobart
<a href="/images/2016/08/11/Graph_1.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/11/Graph_1.jpg" alt="">
Source: Residex
The graph shows that strong growth in the May quarter came off the back of negative growth in the previous two quarters. It also follows losses in Hobart between 2011 and 2013. If you invested in the median Hobart unit in May 2010, when the median value was $282,000, you would have made nominal gains of just $5,000 in capital growth over the last five years.
Much of the stunted growth in Hobart is a result of the end of the mining boom and economic growth constraints such as geographic separation from the rest of Australia. However, as the Australian economy moves away from mining and into tourism, and those close to retirement develop an increased interest for investment properties, Hobart units suddenly present an affordable opportunity with high rental yields – which could account for the rebound of growth in the May quarter.
It is true that tourism has grown in Tasmania. Visitation to Tasmania and visitor expenditure in Tasmania grew approximately 7% in the year to March 2016. During this time, most visitors were people within Australia (85%), particularly Victoria (37%). A persistently low AUD may be encouraging domestic tourism for Australians as opposed to overseas visitations. Simultaneously, the low AUD could encourage further increases in international visitation, but this too is dependent on the stability of the global economy. Confidence in the global economy continues to be threatened by heavy migration flows and, in the short term, the possibility of Britain leaving the European Union.
Another important factor to consider is the wider Australian housing market, which is in the downswing phase of the growth cycle. As growth in housing slows, the wealth effect of housing diminishes, which may also reduce interstate visitation to Tasmania.
Another important consideration for those looking to Tasmania is rent. The rental yield on the median Hobart unit is currently 5.53%. Graph 2 shows the dollar value rent estimates of the median Hobart unit since 2010.
Graph 2: Historical Median Rent – Hobart Units
<a href="/images/2016/08/11/Graph_2.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/11/Graph_2.jpg" alt="">
Source: Residex
Graph 2 shows rent has trended upwards. In the year to May 2016, rent increased by $20 per week. However, if wage growth does not prosper with rents, rental return may be held back by affordability problems.
A report by SGS Economics and Planning has found that some households in greater Hobart are spending an estimated 50-80% of their disposable income on rent. Anecdotal reports also argue that homelessness is steadily increasing in the region. However, the report uses 2011 Census income data, discounting wage growth over the last five years. As the value of Hobart units increase, rental yields are most likely to fall. The extent of the fall will depend on the rate of wage growth in the region. This is an important consideration depending on your investment strategy.
Finally, it is important to consider some of the more endogenous structural growth constraints in Tasmania. The seasonally adjusted unemployment rate in Tasmania was 6.5 percent in May, and the state also has the lowest rate of year 12 completion in 20-24 year olds (58 percent) due to irregular school structures.
Should Labour win government in the upcoming July 2 election, the opposition leader has pledged $150 million to the University of Tasmania and small business incentives to encourage a culture of further education, which could create long term job and growth prospects.
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Growth in Hobart unit market less consistent: Residex

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The number of new listings in Sydney are down 24.9 percent year on year, with new listings in Melbourne down 15.7 percent for the same period, according to CoreLogic's latest Property Market Indicator Summary.
The number of total listings in Sydney is up 3.7 percent year on year and Melbourne down 3.8 percent.
<a href="/images/2016/08/09/Screen%20Shot%202016-08-09%20at%202.09.53%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/09/Screen%20Shot%202016-08-09%20at%202.09.53%20PM.png" alt="">
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New Sydney listings down 24.9 percent year on year

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GUEST OBSERVER
The return to dominance of homebuyers is seen as a major positive for property markets around Australia.
This follows several years in which foreign and local investors have been the major players, but the tide is now starting to turn in favour of owner-occupiers.
We want to see homebuyers driving the market. Lender restrictions in response to the Australian Prudential Regulation Authority (APRA) crackdown have helped to generate a marked drop-off in loans to investors.
At the same time, state governments surcharges and tighter lending criteria for offshore borrowers are likely to curtail the buying by foreign investors, which were at record levels in 2015.
We are likely to see a pullback in foreign investment into Australian residential real estate, which is a positive thing because it has tripled in the last two years. We think this is a good thing for the stability of the market.
Performance Property research indicates that both Sydney and Melbourne have passed their peaks, in terms of the optimum time for investors to buy. However, Adelaide and Brisbane both have positive indicators for investors, while Perth may present possibilities for counter-cyclical buyers.
Our assessment of the five major city markets is as follows:
Sydney:
It’s clear this market has peaked. The Performance Property affordability index is at 59 percent for Sydney – historically, the market has pulled back whenever the index has risen beyond 47 percent. This has happened three times since 1985 and each time the outcome has been that prices post-boom have stagnated or fallen slightly.
The Sydney market has been under-supplied since 2007, with vacancies at their lowest levels since 2008, and both wages and population growth remain strong.
But the affordability equation is negative and typical gross yields are now 2.2 percent. It’s pretty hard to build a case for strong short-term price growth in Sydney.
Melbourne:
Like Sydney, the affordability index for Melbourne has reached a level where prices stagnate - and typical gross yields are down to 2.5 percent, indicating the market has peaked.
The number of properties listed for sale is low and days on the market are low also, so there’s still strong competition in selected markets and suburbs. Population growth remains strong and we may see some rental growth, which would see yields increase.
However, the Melbourne market is starting to run out of steam. It has the second lowest yields in the nation and is well ahead of its long-term price comparison.
The Melbourne market has some clear distinctions: there’s an oversupply of inner- city apartments causing downward pressure on rental and price growth, but a shortage of quality housing stock in established suburbs placing upward pressure on prices and rents.
Adelaide:
Historically Adelaide capital growth rates have been in line with the major capital cities, which surprises a lot of people. The long-term compound growth rate is 8.4 percent, but in the last five years it’s been under-performing, around 2.4 percent per year. It’s now showing some real value for investors and there are some positive signs emerging within the local economy to underpin growth.
When the affordability index for Adelaide is around 25 percent, it generally means prices will rise. Currently it’s around 27 percent, making this market very affordable and attractive for first-home buyers and ‘next-time buyers’. It’s a major positive for the Adelaide market.
The Adelaide market is oversupplied by 3,500 dwellings but again it’s a tale of two markets: a real under-supply of A Grade family accommodation within close proximity of the CBD, particularly in the school belts which will underpin price growth, but oversupply in other areas.
Brisbane:
The affordability index is about 30 per cent - in the past when it’s been in the 25-30 percent range, there have been price rises in this market. Income growth has been out-pacing price growth in South-East Queensland, which is a positive for the Brisbane market, while recent price growth has been below par.
Brisbane generally has been under-supplied since 2006 but we are starting to see that change, particularly with the looming oversupply in the inner-city apartment markets. Vacancy rates have increased, reflecting the amount of apartment stock being built. But good-quality family homes are in undersupply and in some pockets we are seeing solid price and rental growth.
Perth:
This is a wait-and-see market. The affordability equation is quite positive for Perth, at 27 percent. When it gets down to 25 percent, historically it leads to price increases so there could be some price growth in Perth in the medium term.
A weakening economy and an oversupply is the biggest issue for the Perth market, with vacancies now over 5 percent, rents down 15 percent and prices down 10 percent over the past three years.
The market hasn’t quite bottomed out, net interstate and net overseas migration is slowing, wage growth has slowed and unemployment is on an upward trend, which is contributing to the fragility in the local economy and confidence in the market. Vendors are continuing to discount and that’s likely to continue.
The Perth market is starting to show some signs of value for investors from a counter-cyclical viewpoint, but we are awaiting more evidence.
Heath Bedford is associate director of Performance Property Advisory and can be contacted <a href="https://performanceproperty.com.au/" target="_blank">here</a>.
 
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The tide is turning for owner-occupiers

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The Australian property market generally performed well in the June quarter, according to the Residex research group.
The Sydney, Melbourne and Brisbane markets saw strong gains over the June quarter, with the exception of Brisbane units.
The resource markets in WA and NT continued their decline, however the pace of the declines has slowed. 
Table 1: June 2016 Summary
<a href="/images/2016/08/04/700_table_1.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/04/700_table_1.jpg" alt="">
Source: Residex
Australia wide, the median house increased in value by a very modest 0.03 percent during the June quarter, while units increased by 2.58 percent.
However, the strong growth in the unit market follows a 1 percent decline in the previous quarter. Graph 1 shows quarterly growth over the last 10 years.
Graph 1: Quarterly Growth in Australian Houses &amp; Units
<a href="/images/2016/08/04/Graph_1.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/04/Graph_1.jpg" alt="">
Source: Residex
"Recent divergence between the performances of the different dwelling types may be partially explained by the growth cycles of houses and units being unsynchronised," Eliza Owen, market analyst for Onthehouse.com.au/Residex said.
"At times, the unit market appears to have led the house market.
"This can be seen in Graph 1 in the upswing of 2009 and again in 2012-2013.
"As property has become increasingly used for investment purposes, and units become popular amongst investors, unit investment from speculators may provide first movement in the market.
"This early signal may then flow through to other segments of the market, adding to momentum and overall demand," she said.
Other explanations for the divergence may be the relative affordability of units, or units becoming an increasingly preferred dwelling for locations in cities.
"In Sydney, the house market saw strong growth of almost 3% in the June quarter – largely driven by capital gains in June," Eliza Owen said.
Sydney houses grew 8.02% in the 12 months to June, increasing the median value by $55,000. However, this annual growth rate is down from a peak in the growth cycle of 21.95% in September 2015 when the median Sydney house increased $172,000 over the year. Growth in Sydney may ease further as dollar rents are stagnating in units and falling in houses.
A similar surge in the June quarter occurred in Brisbane houses, which had the strongest quarterly capital growth rate at 2.95%.
Quarterly growth in Hobart houses began to subside, with values falling 1.34% over the June quarter.
In Darwin, median values continue to fall with houses losing 5.16% over the year to June while units declined in value by 6.23%. However, the data suggests that the pace of losses have started to ease as the dwelling growth cycle may have entered a cyclical trough. In the short term, growth may come into a cyclical upswing, though this is somewhat dependent on the amount of investment and interest in the Northern Territory.
Graph 2: Quarterly Growth in Darwin Houses &amp; Units
<a href="/images/2016/08/04/Graph_2.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/04/Graph_2.jpg" alt="">
Source: Residex
"There was a cyclical trough in growth reached in early 2011 and again in early 2016.
"The growth patterns show that a trough does not signify the end of a downward trend in these dwellings.
"With completion of the Ichthys project expected in early 2017, as well as ongoing declines in rental rates and transaction numbers, it is uncertain whether this market has fully corrected," Eliza Owen, market analyst for Onthehouse.com.au said.
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Mining dependent WA and NT pace of price decline has slowed: Residex

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Foreign buyers of property in Vancouver now have to pay a 15 percent transaction tax.
British Columbia legislators passed the new law which means new tax means non-Canadian residents buying a $2 million home will have to pay an additional $300,000 in tax.
"While investment from outside Canada is only one factor driving price increases, it represents an additional source of pressure," British Columbia Finance Minister Michael de Jong said in a statement.
"This additional tax on foreign purchases will help manage foreign demand while new homes are built to meet local needs.
Meanwhile the City of Vancouver has identified the need for a vacancy tax in order to meet rental supply issues.
The new foreign buyer tax could face a court challenge as it may be in violation of the Canada-China Bilateral Investment Treaty.
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