Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Joel Robinson

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

A local downsizer has splashed $6.5 million on a penthouse in Perifa's Alex &amp; Willow development in Crows Nest. 
&nbsp; 
The purchaser sold their long-held family home in the area before embarking on a six-month search for the right apartment. After inspecting a range of options across the Lower North Shore, the buyer returned to <a href="https://www.apartments.com.au/new-apartments/alex-willow-crows-nest-82-90-alexander-street-crows-nest-nsw-2065">Alex &amp; Willow</a>. 
&nbsp; 
The buyer profile reflects the project’s broader purchaser mix. <a>Alex &amp; Willow</a> has attracted predominantly local downsizers looking to transition from larger homes without compromising on space or quality, alongside a smaller cohort of upsizers and investors drawn to the project’s location and design credentials. 
&nbsp; 
The milestone sale comes as the project, developed by&nbsp;<a href="https://www.apartments.com.au/developers/perifa">Perifa</a>&nbsp;and delivered by <a href="https://www.apartments.com.au/builders/versatile-made-construction">Versatile Construction</a>, both part of Versatile Group, reaches 60 per cent sold.

[smartcode_project:default project_id=6680 project_image_fid=371325] 
&nbsp; 
Eddie Mansour, Managing Partner of <a href="https://www.apartments.com.au/project-marketer/ray-white-projects">Ray White Projects</a>, said the result demonstrates not only a headline price but also depth of demand. 
&nbsp; 
“This is an exceptional outcome and a clear reflection of sustained buyer demand for premium, well-located downsizer product,” Mansour said.

“We’re seeing a consistent pattern of local homeowners selling family residences and reinvesting into high-quality apartments that allow them to remain within their community. Alex &amp; Willow has resonated strongly with this group because it offers genuine scale, thoughtful design and immediate proximity to the village.” 
&nbsp; 
The sale reflects a broader and consistent trend of local downsizers actively seeking high-quality, low-maintenance residences close to established village centres. Agents report that demand for this product type has remained resilient, particularly where developments offer a rare combination of scale, design quality and walkable amenity. 
&nbsp;&nbsp; 
Fabrizio Perilli, Managing Director of Perifa and Versatile Group, said the sale marks a defining moment for the project. 
&nbsp; 
“The penthouse sale is a strong endorsement of the quality we have delivered, alongside our partners, and the clear demand from local downsizers for premium, boutique residences in this location,” Perilli said.&nbsp; 
&nbsp; 
“Most importantly, we’re proud to see the Alex &amp; Willow community beginning to take shape. As we move closer to completion, we’re looking forward to welcoming residents and seeing the project come to life.”&nbsp;

[smartcode_project:default project_id=6680 project_image_fid=338516] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/nettletontribe">Nettleton Tribe</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>, Alex &amp; Willow is a boutique collection of generously sized two- and three-bedroom residences in the heart of Crows Nest village.&nbsp;

Completion is slated for early 2027.

[smartcode_project_cta:default project_id=6680]

Alex & Willow, Crows Nest penthouse sells off the plan for $6.5 million

Fresh from launching the first stage of its Wollongong precinct, <a href="https://www.apartments.com.au/new-apartments/keira-place-wollongong-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, builder-developer Urban Property Group has unveiled plans for the next phase of the masterplanned community.

Now on public exhibition through the NSW Government's Housing Delivery Authority pathway is a State Significant Development Application for a further 657 homes on the prominent gateway site opposite Beaton Park.

The proposal comprises three buildings, including two build-to-sell towers rising 25 and 30 storeys, delivering 391 apartments, alongside a 12-storey co-living building with 266 residences, making it one of the largest co-living proposals currently planned in regional New South Wales.

Of the apartments proposed in the build-to-sell towers, the majority, 310, are two-bedroom dwellings. The balance comprises 44 one-bedroom apartments and 37 three-bedroom residences. Apartment sizes range from around 50 sqm for one-bedroom homes to approximately 90 sqm for three-bedroom apartments.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="19347059-1612-41a0-9c74-b86a657237f8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%2010.02.18%E2%80%AFAM.png?VersionId=sWXnaCcA.cIC6N8YT1dg5pJ2e1V3Z6z7" />

The submission says the proposal has evolved significantly from its original Housing Delivery Authority application following extensive consultation with the State Design Review Panel and Wollongong City Council.

The final scheme has been designed to align with the emerging vision for the Flinders Street Precinct, an area identified by Council as a future high-density mixed-use neighbourhood capable of accommodating substantial housing growth close to transport, employment and community infrastructure.

According to the design report prepared by COX Architecture, the development aims to "deliver a built outcome consistent with the future character of the Wollongong CBD while responding to the site's unique constraints and opportunities."

"Our vision for the next phase of the site evolution in Wollongong is grounded in three design pillars that guide the design response: place, natural environment and celebration," COX said.

"Inspired by its surroundings and grounded in the stories of place on Wodi Wodi Country, the design proposal acknowledges the established character of its setting while creating a unique and timeless identity that sits harmoniously within it.

"The design proposal responds to its specific site conditions, acknowledging the vegetation, climate, wind conditions and solar access of the site."

The architecture responds directly to the site's position between Wollongong's urban core and its natural landscape setting.

COX identified views towards Mount Keira and the Illawarra Escarpment as defining features of the site, while the upper levels of the towers will also capture expansive views across the city and out to the Pacific Ocean.

The design team has positioned the tallest buildings closer to the rail corridor, where overshadowing impacts can be better managed while establishing a landmark built form on the northern approach into the city.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="79580d5b-500c-4ebf-9629-797146a4a694" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%209.51.59%E2%80%AFAM.png?VersionId=WbTB1EKSG.KDfsfz0F3wp1QVa2oCMGR5" />

Urban Property Group secured the 11,000 sqm Smith Street site in 2022 and has since progressed plans for the broader Keira Place precinct.

Construction recently commenced on the first stage of Keira Place, which will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, alongside activated ground-floor retail and commercial space.

Urban Co-CEO Patrick Elias said the commencement of construction marked a significant milestone for Wollongong and reflected the developer's long-term commitment to regional cities.

"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.

"Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection."

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/groundbreaking-marks-start-of-construction-at-keira-place-in-wollongong-cbd">Groundbreaking marks start of construction at Keira Place in Wollongong CBD</a>

&nbsp;

&nbsp;

&nbsp;

Urban Property Group unveils trio of towers for next stage of new Wollongong precinct, Keira Place

Property market

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Gladstone has very little investor activity in the market at present compared to three to four years ago when investors were pretty much the only buyers in the market, says Herron Todd White's latest report.
The valuation firms November review suggest the demand for accommodation in association with the construction of the multi billion dollar LNG plants was the highest Gladstone had ever seen.
However the market has been declining, significantly in some sectors since the peak in 2011 and 2012, says the HTW report.
"In 2015, there has been a general stabilisation of the market for existing established housing.
"Sales activity has spiked at various times throughout the year as prices are now much more affordable.
"Most of this activity has come from owner occupiers or local investors out for a bargain."
The HTW report suggests the unit market has been the hardest hit in terms of value with most values now approximately 40% to 50% less than their value in the peak.
"There were over 900 apartments and townhouses built during the boom.
"This market is unlikely to improve in the medium term future.
"Most of these units were marketed towards investors and the new APRA guidelines are likely to further stagnate sales and possibly lead to further value reductions.
The month in review suggests new construction activity is very low.
"Gone are the days of house and land packages being marketed to investors.
"The packages are still being marketed, however the uptake is much slower.
"While many believe the residential market in Gladstone has hit the bottom, there are a few important factors which may say otherwise."
There are still approximately 7,000 workers on Curtis Island finalising construction of the LNG plants according to the report.
"Approximately half of these are locals who within the space of 12 months will need new employment in a region that is already struggling.
"Vacancy rates continue to rise, currently sitting at approximately 8%.
"Demand is limited in certain market sectors."
The HTW report concludes by saying that these items coupled with APRA’s new guidelines regarding investment lending indicate that Gladstone could be in for a bit more hurt in the future. 
 
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jrobinson-rf4aSBido9

Low investor activity in Gladstone's stabilsing property market: HTW

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A luxury residence in Bruce was most expensive sale in Canberra at weekend auctions.
Last traded for $1.3 million in 2005, <a href="https://www.realestate.com.au/property-house-act-bruce-121149414" target="_blank">9 Weatherburn Place</a> was sold by Brett Hayman of Peter Blackshaw Real Estate for $1.7 million.
The architecturally designed split level home features high timber cathedral ceilings, a wine cellar and a fully tiled indoor pool.
The family friendly home features a kids wing with three bedrooms, two bathrooms and a rumpus room.
A championship sized astro turf tennis court, circular driveway and landscape gardens complete the 1464 sqm block.
The house in a short walk to the numerous schools and shopping malls.
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Bruce trophy home most expensive Canberra sale

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<img src="/images/2015/11/26/NEW_RAMS_LOGO.jpg" alt="">
In even the most perfect property, you'll find little details you'd like to fix or change when you move in.
<div id="tt-wrapperd8fb38b" class="tt-wrapper inread ">In most homes, the flaws may be minor but before you buy, it’s wise to have the building inspected for major maintenance problems, structural faults and pest infestations. </div>
Building and pest inspection reports typically cost a few hundred dollars each up front but may alert you to problems that could cost thousands to repair in the long run. 
If the property you want is up for auction, any reports will have to be done before the auction. 
If you're buying privately, you could make your offer conditional on obtaining inspection reports on terms satisfactory to you, so the inspections can be done between acceptance of your offer and exchange of the sale contract or during any cooling off period. 
You might be able to use the information you gain from a building or pest inspection to negotiate a better price for the property or have the vendor rectify a problem so you don’t have to deal with it after you’ve purchased. In any case, it’s better to be forewarned of potential issues than to get a nasty surprise after you’ve moved in.
INSPECT IT YOURSELF
Before professional assessment, inspect the property yourself.
Even without professional training, you may be able to spot areas of concern. When you visit a property, consider whether it looks well-maintained. Look for warning signs that warrant further investigation such as cracked roof tiles, rusty gutters, damp patches on walls and ceilings, and cracks in the brickwork.
Sometimes owners will try to cover up problem areas by painting or wallpapering over them, or using quick fixes that won’t last in the long run. These may be difficult for the untrained eye to pick. A qualified building inspector will be better able to spot any deficiencies in the property.
PROFESSIONAL ASSESSMENT
Ask around for recommendations of a licensed builder, surveyor or architect to conduct the inspections. Otherwise you could find contact details through the Australian Institute of Building Surveyors, Master Builders Association, the Australian Institute of Architects, or a similar professional body. The report the inspector provides should comply with the Australian Standard for building inspections (AS 4349.1) and the inspector should have adequate professional indemnity insurance coverage. 
The inspector should look for structural faults and damage to all accessible areas of the building as well as sheds, pergolas, fences and swimming pools.
Pest inspections may identify old or active termite damage, and evidence of other vermin such as mice or rats. 
Quick tip: An inspector may not be able to access all areas of the property so they may not uncover all of a property’s flaws but they should be able to identify major defects.
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR <a href="https://ad.doubleclick.net/ddm/clk/297886977;125002163;s" target="_blank">FREE FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297890194;125002164;f" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
 
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jchancellor-FAypfDUnLy

Pre-purchase inspections

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Housing markets show different performances geographically as well as across product types and pricing points.  
Across the capital cities, a useful measure of capital gain across broad price points is our stratified hedonic index.  
The CoreLogic RP Data Stratified Hedonic Index looks at the movement in home values across three broad value based segments of the housing market.  The three segments are divided across quartiles and provide an insight about capital gains across the most affordable 25% of capital city suburbs, the middle 50% of capital city suburbs and the most expensive 25% of capital city suburbs.
<a href="/images/2015/11/23/Chart-11.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/11/23/Chart-11.jpg" alt="">
 
Over the 12 months to October 2015, dwelling values across the combined capital cities increased by 8.2% across the most affordable suburbs, 9.6% across the middle priced suburbs and 11.4% over the most expensive suburbs.  The trends are somewhat different over the past three months with the most affordable suburbs recording the strongest value rises.  
Over the period, the most affordable suburbs have seen values increased by 1.5% compared to 1.2% growth across the middle market and a 1.3% increase in values across the most expensive suburbs.  Over the current growth phase, which broadly commenced in June of 2012, combined capital city home values have increased by 26.5% across the most affordable quarter of capital city suburbs, by 32.4% across the ‘middle’ of the market and by 33.7% across the most expensive quarter of suburbs.
<a href="/images/2015/11/23/Chart-21.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/11/23/Chart-21.jpg" alt="">
 
Looking at the data across the five largest capital cities shows some quite different results.  Across the most affordable capital city suburbs, home value changes over the past year have been recorded at +14.3% in Sydney, +8.8% in Melbourne, +3.1% in Brisbane, +3.4% in Adelaide and -1.4% in Perth.
  Looking at the middle 50% of suburbs the value changes over the past year have been recorded at: +14.8% in Sydney, +11.2% in Melbourne, +4.6% in Brisbane, +2.6% in Adelaide and -2.9% in Perth.  Finally the most expensive quarter of the market recorded value changes over the past year of +17.1% in Sydney, +14.6% in Melbourne, +3.5% in Brisbane, +1.5% in Adelaide and -4.3% in Perth. 
Based on these results you can see that it has been the most expensive suburbs recording the greatest value rises in Sydney and Melbourne with the most affordable suburbs recording the slowest rate of growth.  In Brisbane the middle market is seeing the greatest rise in values while the most affordable suburbs are seeing the slowest rate of growth. In Adelaide and Perth the best performed segment is the most affordable end of the market with the most expensive suburbs the weakest. Note that in Perth all three segments analysed have recorded value falls over the past year.
Focussing on quarterly data, the most affordable suburbs have been the strongest for growth in Melbourne, Adelaide in Perth. The middle market has recorded the strongest value growth over the quarter in Brisbane while in Sydney the most expensive suburbs have recorded the highest rate of value growth.
The differing performance of the segments provides a good insight into the current market dynamics as to where housing demand is strongest.  In Sydney and Melbourne it is typically higher priced stock, in Brisbane it is the middle market and in Adelaide and Perth demand is largely for more affordable housing stock. 
As the rate of growth slows in Sydney and Melbourne we are likely to see the profile of where demand is strongest also change in those cities.  Furthermore, if Sydney and Melbourne buyers look to purchase in other cities they may be able to afford more expensive stock than the local buyers in Brisbane, Adelaide and Perth.  As a result we may see higher levels of value growth across the higher priced market segments.
Cameron Kusher is research analyst for CoreLogic RP Data. You can contact him <a href="https://blog.corelogic.com.au/author/cameron-kusher/" target="_blank">here</a>.
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ckusher-ujnxiKuFQs

Different magnitudes of market value changes: Cameron Kusher

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Herron Todd White's recent in month report highlighted Darwin was still attaining the highest rental yields of any capital city in Australia, sitting at 5.5% for both houses and units.
Despite having the highest rental yields, HTW noted CoreLogic RP Data's Home Value Index shows that Darwin has recorded the most substantial decline in values with a fall of 3.2% over the three month period to August 2015.
"Local agents have seen lower levels of investor transaction in the past 12 months with owner occupiers forming a greater proportion of buyers in the current market," according to Herron Todd White's November review .
It noted the level of investment lending has shown signs of cooling in recent months, with lending finance data released by the Australian Bureau of Statistics showing a 35.6% decline in the value of new lending to investors in the Northern Territory between May and August 2015.
The report explains that there are a number of developments under construction and near completion, including Horizons on Harvey, Mauna Loa Apartments, Jepun on Smith Street Mall, Catalyst, 29 Daly Street Darwin, Tech 1 and a number of boutique buildings on inner streets of Stuart Park and Larrakeyah, with a total of 500 apartments.
"Darwin CBD is currently experiencing a high level of apartment construction driven by strong demand from first home buyers due to the FHOG being limited to new properties.
"Among these developments, 2-bedroom sales above the $600,000 mark have seen fewer transactions compared to 1-bedroom, studio and 2-bedroom apartments in the price range of mid $400,000 to $550,000 which particularly appeal to investors and are offering a gross yield in the range of 5% to 6%."
The report goes on to add that although rents have come back in the past six to eight months, the relatively higher rental yield compared to other state capitals keeps properties in Darwin attractive to interstate investors, especially new apartments, due to the benefits of better rental rates, tax savings, less maintenance issues and depreciation benefits.
"In previous years, up to 70% of off the plan apartments were sold to investors.
"In contrast, the current demand for off the plan properties has shifted towards a more even market of investors and owner occupiers.
"In the past, several developments in the inner Darwin CBD were offering attractive incentives of up to 8% guaranteed rental returns.
"These developments had been well received by both local and interstate investors.
It suggested that today, most of the current off the plan apartments no longer provide such incentives apart from the Northern Territory Government’s Real Housing for Growth head-leasing initiative developments.
"Under the plan, 2,000 new homes will be constructed in the Northern Territory in the next four years and these properties will be leased to eligible key service industry workers at 30% subsidised rent.
"At present, properties available under the scheme are The Eclipse development in Coconut Grove in Darwin’s north, Farrar Village development in the satellite city of Palmerston and a number of developments in Alice Springs."
These developments have been well received by investors due to the attractive return of guaranteed rental income stream for a ten year period, according to the November review.
"Looking at detached housing specifically, Defence Housing Australia properties in the northern suburbs of Muirhead, Bellamack, Johnston and Zuccoli in Palmerston are still attracting both local and interstate investors offering yields ranging from 5% to 6% with a ratchet clause in place which ensures rent cannot fall below the contract rental price.
"At present, Darwin is experiencing higher than normal rental vacancy at 3.3% as a result of rising home ownership as tenants have been able to get a foot onto the property ladder.
"Looking to Palmerston, owner occupiers formed a greater proportion of buyers in the new subdivision of Durack Heights and Zuccoli as FHOG are available to purchase house and land packages.
The report also suggests that established stocks of both units and detached dwellings in Palmerston, Darwin CBD and the northern suburbs have been the hardest hit segments in the current market.
"Local agents have advised that these stocks are experiencing extended selling periods and a lack of interest as investors and first home buyers are purchasing new properties. 
"The continued decline in house prices for established homes will affect investor borrowers who are looking to borrow money using their equity to purchase investment properties plus the need to stump up a bigger deposit.
"The current trend of softening in Darwin is likely to persist over the coming years. The cumulative effect of APRA’s tighter lending conditions and more expensive mortgage rates will affect investors’ confidence and the long term sustainability of Darwin."
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Darwin top of the capitals in rental yield: Herron Todd White

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Buyers of apartments in Channel 9's The Block: Blocktagon could claim an average of over $1.5 million in depreciation deductions for each apartment after their purchase this weekend.
<a href="/expert-insights/buying/the-block-dean-and-shay-penthouse-set-for-2-million-sale">Dean and Shay's</a> penthouse apartment (above) has the highest amount of depreciation deductions available, with a minimum of $62,735 that could be claimed in the first year and $1,621,688 over the specified lifetime of the property.
Luke and Ebony’s apartment at <a href="/expert-insights/buying/vast-open-plan-the-key-to-the-block-luke-and-ebony-apartment-offering">5/1A Affleck Street</a> as the second highest amount of total minimum depreciation deductions available at $1,600,297.
“As the property with the highest amount of total depreciation deductions available, Dean and Shaye’s apartment may prove attractive to sophisticated investors,” said Bradley Beer from BMT Tax Depreciation.
“While there are many factors that will decide which apartment achieves the highest price, the additional cash flow astute property investors receive from depreciation will assist them when crunching their numbers to make purchase decisions.  
“While Dean and Shaye look to be the clear winners in terms of unlocked depreciation value - it’s a very close field,” said Bradley Beer.
Below is a summary of the depreciation estimates BMT Tax Depreciation found for all five apartments after conducting a site inspection and providing their analysis of the potential deductions investors can claim once the properties are income producing.
<a href="https://www.propertyobserver.com.au/images/2015/11/20/Screen%20Shot%202015-11-20%20at%204.21.32%20PM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2015/11/20/Screen%20Shot%202015-11-20%20at%204.21.32%20PM.png" alt="">
The South Yarra property, originally the 34 room Hotel Saville, was reportedly purchased by The Block’s production company for $6.25 million in 2014. The building has undergone an extensive renovation on the show and is home to five luxury apartments.
Legislation allows the owners of any income producing property to claim depreciation deductions for the wear and tear of the building structure and the assets contained within. 
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The Block 2015 depreciation winners are Dean and Shay 

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Investors in the coastal north area on Queensland's Gold Coast are moderately to highly active, with the typical investor appearing to be mainly international using local builders and smaller project developers, according to valuation firm Herron Todd White's month in review.
The November report suggested investor activity in the central high density beachside locations has traditionally been driven by both local and non local investors.
The report added that in central Surfers Paradise, investor activity is steady to strong with the sub $500,000 price point seeing the most activity.
However, high body corporate fees and property outgoings are deterring investors said the report.
"For example Unit 26, The President, at 29 Northcliffe Terrace, Surfers Paradise sold in May 2015 for $358,000. 
"This is a circa 1973, 2-bedroom, 1-bathroom unit of 86 square metres. It is an absolute beachfront development comprising 30 units on a parent site of 1,533 square metres." 
The report noted that the agent had said that due to the high underlying land value, rates were circa $5,000 per annum plus the body corporate fees of approximately $150 per week made the unit unviable for many potential investors.
The HTW November review then went on to add that new residential stock which fits criteria for Foreign Investment Review consideration and approval seems to be appealing overall to asian investors on Hope Island, as this location is pre-approved for Foreign Investment Review.
"Lately we are seeing an increased amount of non local and particularly Asian investors, who are prevalent on new product."
It went on to suggest the general housing stock in and around the Southport CBD and spreading into Labrador and Ashmore are also appealing to these investors.
"Investors are looking for larger dwellings on larger parcels with Residential Choice classification that can be split for higher density development such as duplex and triplex development.
"The most intense demand however appears to be for residential estates close to the Southport CBD or highly regarded established precincts such as The Southport School (‘TSS’) location and areas with Broadwater proximity.
"Investor activity away from the beach side locations is stronger than previously, with villas and townhouses in larger cluster unit developments in the more outlying suburbs having seen some increase in price levels from low to mid $200,000s up to high $200,000s," the report adds.
"Local owner occupier buyers are competing with local and interstate investors in these outlying suburbs for freestanding houses.
"Pacific Pines which was developed through the 1990s and 2000 has seen healthy increases in price levels over the past 18 months with entry level now circa $380,000.
"This locality is well serviced for schools, shopping and transport, appealing to both investors and owner occupiers alike."
The report goes on to note that general sales for duplex and triplex parcels reflect values of $190,000 to $240,000 per dwelling site in the Southport CBD area.
"In more prestigious areas such as Paradise Point this range is running at $275,000 to $325,000 per dwelling site.
"Interstate buyers are purchasing new units, however, typically at levels above local market price points.
"Student accommodation has slowed with a recent and apparent slight drop in values. We have not seen any activity on flats, however these are perhaps more tightly held.
"Despite recent rate rises signalled by Westpac which may affect the larger city markets, values on the Gold Coast are still comparatively low and appealing to interstate and foreign buyers. There is still room to improve as Gold Coast was hit very hard after the GFC."
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High body corporate fees slow Gold Coast apartment investment

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There has been an influx of investor-purchased residential units flooding the rental market in the northern areas of Sydney, particularly around the Ryde LGA, according to valuation firm Herron Todd White.
The HTW November report goes on to suggest that property managers have advised that prospective tenants have become more discerning in their choices, are negotiating asking rents down and are looking for units with additional features such as views, common property facilities and unit orientation.
"It is anticipated that it will take a longer than normal time for these units to be leased.
"Owners of these units will need to be competitive in their pricing in order to secure tenants.
"This will have a flow on effect to established units in the area with rental levels being adjusted down in the short term.
"Currently the median unit price for Meadowbank is $643,000 with -1% growth in the 12 months as per APM with a median rental of $420 per week as per CoreLogic RP Data.
"This results in a gross yield of 3%."
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Influx of rentals flood Ryde: Herron Todd White

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Valuation firm Herron Todd White's latest report suggests that around 15% of all house and units sales within the Townsville property market during 2015 have been sold to out of town buyers.
Data indicates around 15% of houses were sold to out of town buyers at a median price of $375,000.
"These buyers have shown a preference for modern and semi modern low set masonry and block style homes or older renovated homes.
"These styles of homes are generally lower maintenance."
The research undertaken by Herron Todd White shows that out of town buyers accounted for 34% of all unit sales registered to date in 2015 at a median sale price of $325,000. Investors in this category seem to favour more modern units or semi modern units in desirable locations according to the November review.
Overall investor activity has been subdued throughout 2015, the report states.
"We have not seen any significant variations in activity since the recent changes around lending to investors transpired, however it would appear that investors are wiling to shop around to different lenders to get the best rates.
The report goes on to state that Townsville’s residential property market currently sits at the bottom of the market cycle with limited short term growth in returns or capital forecast. The rental vacancy rate remains above balanced market conditions.
"We consider current investors to be speculative and savvy investors who are in a position to hold property for the medium term until market conditions improve."
 
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Only 15% out of district house buyers this year for Townsville: HTW

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It has been suggested one-in-three off-the-plan investors currently presently through Chan &amp; Naylor's Bankstown-Liverpool office are facing financial stress completing their apartment purchase.
These south west Sydney property investors are considering forfeiting deposits rather than having to take out additional loans up to 20% of the property value, Peter Ristevski, an accountant partner with Chan &amp; Naylor, told the Australian Financial Review.
"I fear a flood of investment properties coming back onto the market will drive down prices and force a correction," said Mr Ristevski.
Investors finalising off-the-plan property purchases require bigger deposits, typically a rise from 10% to 20%, after the APRA crackdown on the overheated Sydney market.
The AFR says it is particularly an issue for self managed super funds that have to find up to 30%.
The AFR estimated there are 90,000 apartments being constructed around the country that have been sold off-the-plan but are not yet settled.
Mr Ristevski claims his experience is replicated by his colleagues across the company's national network of advisers.
"Many do not have an extra 10% in cash to complete the deal," he said. He joined the firm in October 2013 after four years at YBR.
Their options to borrow additional money, include taking out a second mortgage at a higher interest rate.
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