<p data-end="587" data-start="368">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.</p>

<p data-end="778" data-start="589">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.</p>

<p data-end="907" data-start="780"><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.</p>

<p data-end="1052" data-start="909">The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.</p>

<p data-end="1311" data-start="1054">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.</p>

<p data-end="1451" data-start="1313">The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.</p>

<p data-end="1676" data-start="1453">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.</p>

<p data-end="1908" data-start="1678">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.</p>

<p data-end="2142" data-start="1910">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.</p>

<p data-end="2142" data-start="1910"><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" /></p>

<p data-end="2308" data-start="2144">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.</p>

<p data-end="2648" data-start="2310">"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.</p>

<p data-end="2797" data-start="2650">"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."</p>

<p data-end="2938" data-start="2799">The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.</p>

<p data-end="3216" data-start="2940">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.</p>

<p data-end="3325" data-start="3218">Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.</p>

<p data-end="3442" data-start="3327">"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.</p>

<p data-end="3662" data-start="3444">"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."</p>

<p data-end="3818" data-start="3664">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.</p>

<p data-end="4076" data-start="3820">"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.</p>

<p data-end="4375" data-start="4078">"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."</p>

<p data-end="4503" data-start="4377">Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.</p>

<p data-end="4741" data-start="4505">"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."</p>

<p data-end="4910" data-start="4743">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.</p>

<p data-end="4951" data-start="4912">MAYD is targeting an early 2027 launch.</p>


Joel Robinson

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

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<p data-end="600" data-start="394">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.</p>

<p data-end="733" data-start="602">But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.</p>

<p data-end="970" data-start="735">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.</p>

<p data-end="970" data-start="735">[smartcode_project:default project_id=152737 project_image_fid=377679]</p>

<p data-end="1159" data-start="972">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.</p>

<p data-end="1357" data-start="1161">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.</p>

<p data-end="3400" data-start="3216">[smartcode_project:default project_id=152737 project_image_fid=377675]</p>

<p data-end="3400" data-start="3216">Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.</p>

<p data-end="1664" data-start="1517">Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.</p>

<p data-end="1826" data-start="1666">Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.</p>

<p data-end="1826" data-start="1666">[smartcode_project:default project_id=152737 project_image_fid=377685]</p>

<p data-end="2045" data-start="1828">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.</p>

<p data-end="2269" data-start="2047">"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.</p>

<p data-end="2430" data-start="2271">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.</p>

<p data-end="2606" data-start="2432">It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.</p>

<p data-end="2724" data-start="2608">At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.</p>

<p data-end="2892" data-start="2726">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.</p>

<p data-end="2892" data-start="2726">[smartcode_project:default project_id=152737 project_image_fid=377680]</p>

<p data-end="3004" data-start="2894">Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.</p>

<p data-end="3214" data-start="3006">"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.</p>

<p data-end="3400" data-start="3216">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.</p>

<p data-end="3400" data-start="3216">More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.</p>

<p data-end="3670" data-start="3538">&nbsp;</p>

<p data-end="3670" data-start="3538">[smartcode_project_cta:default project_id=152737]</p>

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
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Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

<p>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.</p>

<p>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.</p>

<p>Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.</p>

<p>[smartcode_project:default project_id=150999 project_image_fid=374005]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=150999 project_image_fid=374010]</p>

<p>Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.</p>

<p>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.</p>

<p>“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.</p>

<p>[smartcode_project:default project_id=150999 project_image_fid=374002]</p>

<p>“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.”</p>

<p>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.</p>

<p>[smartcode_project_cta:default project_id=150999]</p>


Maréa Residences brings parkside apartments to Coolangatta

<p data-end="535" data-start="324">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.</p>

<p data-end="717" data-start="537">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.</p>

<p data-end="918" data-start="719">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.</p>

<p data-end="1131" data-start="920">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.</p>

<p data-end="1131" data-start="920"><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" /></p>

<p data-end="1318" data-start="1133">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.</p>

<p data-end="1433" data-start="1320">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.</p>

<p data-end="1658" data-start="1591">A significant component of The One will be its residential amenity.</p>

<p data-end="1864" data-start="1660">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.</p>

<p data-end="2011" data-start="1866">The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.</p>

<p data-end="2011" data-start="1866"><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" /></p>

<p data-end="2191" data-start="2013">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.</p>

<p data-end="2365" data-start="2193">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.</p>

<p data-end="2473" data-start="2367">“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.</p>

<p data-end="2775" data-start="2475">“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.”</p>

<p data-end="2943" data-start="2777">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.</p>

<p data-end="3145" data-start="3001">PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>&nbsp;</p>

<p>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.</p>

<p>Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.</p>

<p>While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;</p>

<p>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>.</p>


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

Property market

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<p><span>NSW's price growth has been plotted over the past decade by BIS Shrapnel in the McGrath IPO prospectus.</span></p>
<p><span>There is also a forecast for 2016. </span></p>
<p><a href="/images/2015/11/13/Screen%20Shot%202015-11-13%20at%202.09.32%20PM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2015/11/13/Screen%20Shot%202015-11-13%20at%202.09.32%20PM.png" alt=""></p>
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NSW price growth over the past decade 2005-2015: BIS Shrapnel

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<p><span>ACT's price growth has been plotted over the past decade by BIS Shrapnel in the McGrath IPO prospectus.</span></p>
<p><span>There is also a forecast for 2016.</span></p>
<p><a href="/images/2015/11/13/Screen%20Shot%202015-11-13%20at%202.14.03%20PM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2015/11/13/Screen%20Shot%202015-11-13%20at%202.14.03%20PM.png" alt=""></p>
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ACT price growth over the past decade 2005-2015: BIS Shrapnel

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<p><span style="line-height: 1.3em;">Guy Fowler, who heads investment at the merchant bank, UBS has sold his Bilgola headland weekender following its mid-week auction.</span></p>
<p><span>But the price has been withheld by <a href="https://www.realestate.com.au/property-house-nsw-bilgola+beach-121014642"><span>selling agent David Watson of LJHooker Avalon</span></a> who was advising inspectees of $3.4 million plus hopes pre-auction.</span></p>
<p><span>Set on The Serpentine with infinity edge pool overlooking the sandy beach, the four bedroom property last traded in 2004 for $3.9 million when bought from Bill and Lesley Barry-Cotter.</span></p>
<p><span style="line-height: 1.3em;">Guy and his wife Anita live in the record setting $11.5 million Killara property, Deepdene having sold in Pymble for $6 million last year.</span></p>
<p><em>This article was first published in the Saturday Daily Telegraph.</em></p>
<p><span style="font-size: 12.16px; line-height: 1.3em;"> </span></p>
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jchancellor-FAypfDUnLy

UBS's Guy Fowler sells Bilgola headland weekender

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<p><span>Sydney's Kensington has a new suburb record.</span></p>
<p>The four-bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-kensington-121045082" target="_blank">1A Tunstall Ave, Kensington</a> has been sold for $4 million through BickmoreHutt Realty.</p>
<p><span>The Tunstall Avenue home sold prior to auction.</span></p>
<p><span>The previous Kensington record was a home at 10 McDougall Street that sold for $3.775 million last year.</span></p>
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Residential Kensington record price heads to $4 million

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<p><span>Investors have been a significant influence in the Rockhampton region historically, in particular in the entry level market sector, according to valuation firm Herron Todd White's latest report.</span></p>
<p><span>The November HTW review suggests investors in this region vary from both mum and dad investors to interstate investors who have often seen value in our affordability and during peak market conditions, were not fazed by purchasing properties sight unseen.</span></p>
<p><span>"The investor market in Rockhampton has typically always been entry level price points however in recent years, there has been an influx of investment in new homes specifically targeted to non local investment providing a basic 4-bedroom, 2-bathroom home in the mid $300,000s."</span></p>
<p><span>As in most markets, investors in our local market focus on rental return and potential for capital growth, the HTW report says.</span></p>
<p><span>"In a town of our size, transport infrastructure and proximity to major facilities is still a consideration, however not as important as it is in the major capital cities.</span></p>
<p><span>"Expected yields vary depending on the property type, but broadly speaking, between 5% and 8% can be anticipated.</span></p>
<p><span>"Investment in the unit market has a smaller influence in the market overall, yet between 6% and 7% gross yields are still attainable."</span></p>
<p><span>The month in review goes on to state that Rockhampton has seen significant development in the short term and holiday accommodation sector in the past five years and supply is now becoming tighter, yet this is a relatively new market sector in which resales are largely untested.</span></p>
<p><span>"Multi unit dwellings have always been a sound option for investors due to the lower risk of vacancy, however given the affordability of the Rockhampton region as a whole, rental returns for aged dwellings are also attractive.</span></p>
<p><span>"Smaller sub markets in our local area such as Gracemere and the Capricorn Coast are experiencing similar conditions to varying degrees, with Gracemere being the first sub market in the Rockhampton region to reflect a downturn as a direct result of investor withdrawal."</span></p>
<p><span>The HTW report suggested that the downturn has been exaggerated by the significant number of non local investors paying highly inflated prices for house and land packages about three or four years ago on the basis of unsustainable rental guarantees which are now expired.</span></p>
<p><span>"This market was significantly developed, in particular in Gracemere between 2011 and 2014, off the back of the resources boom in mining towns within easy commuting distance of Rockhampton, including Gladstone.</span></p>
<p><span>"Once demand appeared to have reached its peak and the Gladstone market started to show signs of easing, developers of these housing projects quickly withdrew from the local market, particularly in Gracemere, and are no longer active in the area."</span></p>
<p><span>Significant declines in values have been experienced in those resales that have occurred, according to the month in review.</span></p>
<p><span>"Locally we have been experiencing a downturn in investor activity to date in 2015, however market indicators show this is more as a result of lower confidence and job security rather than the changes to the APRA lending criteria for investors, which appears to be targeting the more heated markets of Melbourne and Sydney.</span></p>
<p><span>"Ideally, with the implementation of these new guidelines, interstate investors may start to return to our local market as a 20% deposit on a $200,000 to $300,000 house may be more attainable for investors than a 20% deposit on a $700,000 plus property."</span></p>
<p><span> </span></p>
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Yields vary from 5% to 8% in Rockhampton: HTW 

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<p><span style="line-height: 1.3em;">GUEST OBSERVER</span></p>
<p><span style="line-height: 1.3em;">Queensland </span><span style="line-height: 1.3em;">has shown the greatest improvement over the September quarter, with the annual pace of growth rising nearer to its trend rate.</span></p>
<span style="line-height: 1.3em;">A dominant feature of the ANZ Stateometer continues to be the strength of </span><span style="line-height: 1.3em;">New South Wales </span><span style="line-height: 1.3em;">activity. The largest state is trumping all other states and territories, with the NSW index at a record level.</span>
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<br><span style="line-height: 1.3em;">The index for </span><span style="line-height: 1.3em;">Victoria </span><span style="line-height: 1.3em;">edged higher over the September quarter, signalling a steady rise in demand. The outlook in </span><span style="line-height: 1.3em;">Tasmania </span><span style="line-height: 1.3em;">remains positive with the annual pace of economic activity at its trend rate.</span>
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<br><span style="line-height: 1.3em;">The ANZ Stateometer shows that economic activity in the aforementioned states has performed well over 2015; a reflection of solid growth in services sector activity. This is also being reflected in labour force outcomes.</span>
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<br><span style="line-height: 1.3em;">The </span><span style="line-height: 1.3em;">Northern Territory </span><span style="line-height: 1.3em;">also continues to perform better, supported by strong construction activity in the resource sector.</span>
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<br><span style="line-height: 1.3em;">But in </span><span style="line-height: 1.3em;">Western Australian </span><span style="line-height: 1.3em;">economic activity remains below trend and growth in </span><span style="line-height: 1.3em;">South Australia </span><span style="line-height: 1.3em;">and the </span><span style="line-height: 1.3em;">Australian Capital Territory </span><span style="line-height: 1.3em;">has slipped further.</span>
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<br><span style="line-height: 1.3em;">The September quarter results provide a timely indication of the direction of state final demand in each state and territory. The official data for the September quarter will be released in around two weeks’ time.</span>
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<p><span>IS NSW ECONOMIC ACTIVITY AT ITS PEAK? </span></p>
<p><span>Monthly economic data continue to be strongly positive for New South Wales. The NSW index, which measures annual growth in economic activity, increased to its highest level over the September quarter. </span></p>
<p><span>The positive tone in the monthly data is broad-based with indicators for household consumption, business activity and the labour market all positive. The continuing strength in the index is a strong indication of solid demand in NSW in the September quarter, and should be reflected in the national accounts to be released in early December (Figure 2). </span></p>
<p><span>The upswing in residential construction and the sharp depreciation in the currency are supporting economic activity in NSW, particularly Sydney. While we expect an extended period of above trend growth, indications are that NSW may be approaching the top of the business cycle (Figure 3). How the NSW economy adjusts to a cooling housing market and eventual slow-down in residential construction will be key to future growth momentum. </span></p>
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<p><span>ECONOMIC REBALANCING BROADENS TO QUEENSLAND </span></p>
<p><span>The rebalancing of the national economy continues with a solid pick-up in the annual pace of economic activity in Queensland (Figures 1 and 4). As the third largest economy in Australia, signs of economic momentum are encouraging, and lend further support to signs that the non-mining sectors are picking up. </span></p>
<p><span>The ANZ Stateometer is an alternative measure of the performance of the state and territory economies, and can be used in conjunction with more traditional measures. The latter have the tendency to be strongly influenced by temporary shocks in parts of the economy and this is particularly the case for Queensland (Figure 5), where State Final Demand and the Queensland index have diverged. </span></p>
<p><span>The decline in mining investment in Queensland has led to a sharp contraction in state final demand. While significant, this is perhaps not representative of activity in the broader economy, which has picked up noticeably over the year. The state’s monthly data flow picked up across household, business and labour force indicators. </span></p>
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<p><span>SERVICES LIFTING ECONOMIC ACTIVITY </span></p>
<p><span>Of key importance to the rebalancing of the national economy is the role of the services sectors. These industries, typically labour intensive, have helped to lift the trend employment-to-population ratio in NSW, Victoria, Tasmania, and Queensland. These states are also the ones that are showing the strongest economic performance on the ANZ Stateometer. </span></p>
<p><span>Residential construction has and will continue to be important to supporting employment (in construction and several services industries). Commercial construction, outside of mining, should also play a greater role for some states, with the outlook for non-residential construction looking better in some sectors such as tourism and government-backed infrastructure. </span></p>
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<p><em>Kirk Zammit is e<span>conomist, ANZ and </span><span>Cherelle Murphy is</span><span> co-head of Australian Economics, ANZ. They can be contacted <a href="https://bluenotes.anz.com/authors/our-economists/" target="_blank">here</a>.</span></em></p>
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ANZ Stateometer shows Queensland on the road to recovery: Cherelle Murphy

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<p><span style="line-height: 1.3em;">Homes are ablaze with jacarandra at the moment.</span></p>
<p>Property Observer went searching for the top five on realestateview.com.au.</p>
<p><span style="line-height: 1.3em;"><img src="/images/2015/11/18/newport.jpg" alt="" width="418" height="291"></span></p>
<p>1. <a href="https://www.realestateview.com.au/Real-Estate/66-herbert-avenue-newport/Property-Details-sold-residential-7936616" target="_blank"><strong>66 Herbert Avenue, Newport, NSW</strong></a></p>
<p>Newport property edges number one because of the views that come with the jacaranda's.</p>
<p>The flowers bloom next to the large entertaining terrace with views over Pittwater Bay.</p>
<p>The four bedroom property was sold recently for $1.3 million.</p>
<p> </p>
<p>2. <strong><a href="https://www.realestateview.com.au/Real-Estate/2-langside-road-hamilton/Property-Details-buy-residential-9756672" target="_blank">2 Landside Road, Hamilton, QLD</a> </strong>(lead picture)</p>
<p>Another property where the jacaranda's are in the forefront of fantastic panoramic views.</p>
<p>The blossoming flowers are paired with a balcony which looks over Brisbane river.</p>
<p>The property on Hamilton Hill is currently available.</p>
<p>The four bedroom, three bathroom house is listed by Chrese Morley of Harcourts.</p>
<p>The guide price will be revealed after application, however the property sold for $2.7 million in 2007.</p>
<p><img src="/images/2015/11/18/falls.jpg" alt="" width="336" height="224"></p>
<p>3. <strong><a href="https://www.realestateview.com.au/Real-Estate/263-kureelpa-falls-road-kureelpa/Property-Details-sold-residential-9721336" target="_blank">263 Kureelpa Falls Road, Kureelpa, QLD</a> </strong>(above)</p>
<p>This four bedroom, two bathroom property was recently sold for $650,000.</p>
<p>The numerous windows allow views of the jacaranda's surrounding the property.</p>
<p><span style="color: #333333; font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12px;"><img src="/images/2015/11/18/bellhurst.jpg" alt="" width="389" height="292"></span></p>
<p><span style="line-height: 1.3em;">4. </span><strong style="line-height: 1.3em;"><a href="https://www.realestateview.com.au/Real-Estate/2-bellhurst-outlook-tarragindi/Property-Details-buy-residential-9758365" target="_blank">2 Bellhurst Outlook, Tarrangindi, QLD</a> </strong><span style="line-height: 1.3em;">(above)</span></p>
<p>The Bellhurst house is currently for sale and listing agent Jerri Harrison-Taylor of RE/MAX Executives is asking for offers over $750,000.</p>
<p>The three bedroom, two bathroom home features a huge open terrace which is met with the vibrant jacaranda's just off the property.</p>
<p><span style="color: #333333; font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12px;"><img src="/images/2015/11/17/main-1.jpg" alt="" width="405" height="304"></span></p>
<p><span>5. <strong><a href="https://www.realestateview.com.au/Real-Estate/184-benson-road-gisborne-south/Property-Details-buy-residential-9675456" target="_blank">184 Benson Road, Gisborne South, VIC</a></strong> (above)</span></p>
<p>The only Victoria property to make the top five.</p>
<p><span style="line-height: 1.3em;">The house, titled Jacarandra, is a six hectare property and is surrounded by a variety of garden formations.</span></p>
<p>It features four bedrooms, three bathrooms, a swimming pool, a tennis court, and of course numerous jacarandra trees.</p>
<p><span style="line-height: 1.3em;">The property goes to auction on November 21.</span></p>
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jrobinson-rf4aSBido9

Top five homes ablaze with jacaranda: Realestateview.com.au spring 2015 listings and sales

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<p><span>Valuation firm Herron Todd White's November review says that investors are considered to be moderately active in Adelaide.</span></p>
<p><span>"The typical demographic of an investor is hard to qualify.</span></p>
<p><span>"In Adelaide there is a mix of local, interstate and overseas investors.</span></p>
<p><span>"Interstate investors are more likely to be buying on the back of investment seminars with investment groups.</span></p>
<p><span>"Overseas investors from what we have seen are more likely to be involved in purchasing off the plan apartments in multi-storey developments in the CBD.</span></p>
<p><span>"Investors have generally purchased units as they are considered affordable and easier to manage."</span></p>
<p><span>The HTW report added that they are more likely to purchase in new developments along with smaller properties which are infill developments in established locations close to existing infrastructure and finally they purchase detached dwellings or have constructed dwellings in mortgage belt locations to the north and south of Adelaide.</span></p>
<p><span>"When it comes to detached housing investors need to work out whether they want capital growth or rental returns.</span></p>
<p><span>"In general they have sought new or near new properties in outer areas where there is good rental income and there may also be depreciation benefits.</span></p>
<p><span>"Inner ring investors are more likely to be more cashed up and rental income is not the driver for the investment decision.</span></p>
<p><span>"They are looking at a longer term for the investment and therefore capital growth.</span></p>
<p><span>"When looking at price points we have looked at inner, middle and outer suburbs in both the northern and southern suburbs to make comparison."</span></p>
<p><span>It goes on to suggest that outer suburbs such as Munno Para and Seaford Meadows are expanding and there has been a lot of new residential development occurring in the past few years.</span></p>
<p><span>"New or near new properties in Munno Para can cost investors between $250,000 and $300,000, whereas the equivalent property in Seaford Meadows can range from $400,000 to $450,000.</span></p>
<p><span>"Seaford Meadows typically fetches higher prices due to its proximity to the beach and the rail line which commutes residents to and from the CBD.</span></p>
<p><span>"We have compared markets based on standard 3-bedroom, 2-bathroom homes with one or two car spaces for our comparisons."</span></p>
<p><span>The month in review also noted that middle suburbs such as Mawson Lakes and Ascot Park are areas which have also had vast development occur in recent years.</span></p>
<p><span>"A newly built standard 3-bedroom, 2-bathroom home of similar style can be purchased for $400,000 to $450,000 in these suburbs.</span></p>
<p><span>"These two suburbs have been very popular with investors, particulary Ascot Park where re- zoning has meant that older trust homes have been purchased and demolished to make way for brand new medium density developments.</span></p>
<p><span>HTW also say that higher price points are evident in inner suburbs such as Prospect to Adelaide’s north, and Parkside to the south.</span></p>
<p><span>"In demand character homes are found in these localities, and we have seen an increase in price paid by investors wanting to own a piece of these niche markets.</span></p>
<p><span>"Recent sales for character dwellings in these areas range from $800,000 to in excess of $1 million.</span></p>
<p><span>"The gross yields differ when comparing properties in the inner, middle and outer suburbs."</span></p>
<p><span>The report suggests that investors are achieving gross yields of around 4.5% to 6% per annum in Seaford Meadows and Munno Para respectively.</span></p>
<p><span>"Munno Para is achieving a higher yield as the price paid for detached dwellings is lower than those at Seaford Meadows, but investors are achieving similar rent prices for newly built homes.</span></p>
<p><span>"Typical rent for a 3-bedroom, 2-bathroom home in these localities ranges from between $300 to $400 per week."</span></p>
<p><span>Middle localities are achieving similar gross yields of around 4.7% to 5.2% per annum according to the November report.</span></p>
<p><span>"Mawson Lakes and Ascot Park are offering investors the chance to rent properties for upwards of $400 per week, which has been very popular amongst young families and students who wish to live near the CBD but not pay premium rent prices."</span></p>
<p><span>The HTW report suggests however that they yields in the inner suburbs are lower than outer and middle suburbs as investors who purchase these properties are more interested in the future growth in value rather than rental returns.</span></p>
<p><span>"Homes in Prospect and Parkside typically yield between 3.5% to 4% per annum.</span></p>
<p><span>"Townhouses and Units are achieving similar yields in areas such as Mawson Lakes where the purchase of a 3-bedroom, 2-bathroom unit can achieve you a yield of around 5.2%.</span></p>
<p><span>"This figure was reached using sales of between $260,000 and $340,000 with rents ranging from $300 to $400 per week.</span></p>
<p><span>"The trend is similar in inner suburbs such as Parkside where units can fetch you a yield of around 3.8% per annum.</span></p>
<p><span>"This is when comparing rent prices of around $380 per week for 3-bedroom, 1-bathroom units with a value of $520,000." </span></p>
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Adelaide property investment mixed: HTW

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<p><span style="line-height: 1.3em;">The most popular property listing on realestaeview.com.au for the week is an art deco two bedroom unit ts own balcony overlooking communal gardens on St Kilda's Chapel Street.</span></p>
<p><span>The apartment, <a href="https://www.realestateview.com.au/Real-Estate/7-45-chapel-street-st-kilda/Property-Details-buy-residential-9741771" target="_blank"><span>7/45 Chapel Street,</span></a> (above) is up for auction Saturday 28 November through </span><span>Sam Gamon and Kathy Hodge of Chisholm &amp; Gamon Property  Elwood.</span></p>
<p><span style="line-height: 1.3em;"><img src="/images/2015/11/17/700_hamilton.jpg" alt="" width="519" height="316"> </span></p>
<p><span>The next most popular listing on realestateview.com.au is a large three bedroom family home in Tasmania set on 693sqm.</span></p>
<p><span>The property, <a href="https://www.realestateview.com.au/Real-Estate/22-hamilton-street-ulverstone/Property-Details-buy-residential-9731190"><span>22 Hamilton Street Ulverstone</span></a>, (above) has a downstairs rumpus room upgraded kitchen and a north facing sundeck.</span></p>
<p><span>The home is on the market for $259,000 through Jason Jones of<strong> </strong>Halliwell Property Agents.</span><span style="font-family: Calibri, sans-serif; font-size: small; line-height: 1.3em;"> </span></p>
<p><span style="font-family: Calibri, sans-serif; font-size: small;"><span><img src="/images/2015/11/17/700_orana.jpg" alt="" width="437" height="327"></span></span></p>
<p><span style="line-height: 1.3em;">The third most clicked listing from realestateview.com.au for the week is a three bedroom home on </span><a href="https://www.realestateview.com.au/Real-Estate/7-orana-crescent-buronga/Property-Details-buy-residential-9742355" target="_blank" style="line-height: 1.3em;">7 Orana Crescent in Buronga,</a><span style="line-height: 1.3em;"> NSW (above) currently under offer for between $250,000 to $275,000.</span></p>
<p><span>The property is listed through </span><span>Paul Modica of Paul Modica Real Estate. </span></p>
<p><span style="line-height: 1.3em;"><img src="/images/2015/11/17/700_kerr.jpg" alt="" width="525" height="319"></span></p>
<p><span style="line-height: 1.3em;">The fourth most clicked listing for the week is a one bedroom apartment in Fitzroy's The Artist' complex, <a href="https://www.realestateview.com.au/Real-Estate/11-150-kerr-street-fitzroy/Property-Details-buy-residential-9747469" target="_blank">11/150 Kerr Street Fitzroy </a>(above) is scheduled for auction 28 November, however currently under offer.</span></p>
<p><span style="line-height: 1.3em;">The fifth most clicked listing for the week on realestateview.com.au is a three bedroom brick family home with renovated bathroom, shed and landscaped gardens.</span></p>
<p><img src="/images/2015/11/17/700_Gladstone.jpg" alt="" width="529" height="352"></p>
<p>The property, <a href="https://www.realestateview.com.au/Real-Estate/401-gladstone-street-golden-point/Property-Details-buy-residential-9768702" target="_blank">401 Gladstone Street Golden Point, VIC</a>, (above) is on the market for $355,000 through <span>Caine Real Estate Ballarat.</span></p>
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mick.cee-iDmgDDAmu8

St Kilda art deco apartment realestateview's most clicked

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<div>As promised, a quick look around the traps at where APRA's cooling measures have slowed investor lending the hardest, and where some or all of the hot air is coming out of the investor market.</div>
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<div>New South Wales saw $5.6 billion of investor loans in September 2015, taking activity back down to the breached for the first time in December 2014 - though as I analysed here previously, owner-occupier lending has (apparently) soared to unprecedented heights in recent months, more than compensating for the decline.<br><br><span><span>Macroprudential measures undertaken to cool housing markets will inevitably have some unintended consequences, one of which may be that lenders demanding high returns on target potential borrowers with existing equity, which in a curiously reflexive manner might temporarily skew lending towards markets which have already outperformed through the cycle (i.e. Sydney).</span></span><br><span><span><br></span></span><span><span>That's one to watch for next year, but for now total lending for NSW housing of more than $14 billion in September was the biggest month on record, even if the numbers were somewhat fishy.</span></span>
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<div>It's a near-identical story in Victoria, with a notable decline in investor lending, but a corresponding leap in owner-occupier lending.</div>
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<div><a href="/images/2015/11/17/A2.jpg" target="_blank">Click to enlarge</a></div>
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<span>In Queensland the decline in investor lending has been relatively marked from $2.0 billion in March, although there was a slight rebound in September to $1.67 billion. A spirited increase in owner-occupier lending means that total lending has increased moderately over the past year.</span><br><br><span>Queensland's property markets are something of a multi-speed affair, with certain areas of SEQ - such as some sub sub-regions within Brisbane and the Gold Coast - faring relatively well, but many regional markets decidedly in the doldrums. </span>
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<div><span>Not much in the way of good news to report for Western Australia, with investor lending tailing off sharply in recent months from $1.26 billion in December 2014 to just $0.82 billion in September 2015.</span></div>
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<div>It hasn't been a great time for the South Australian economy in recent years, with the trend unemployment rate of 7.7% way above the national average of 6.1%, while employment growth has been non-existent for years now.<br><br>Fortunes for the state waned further this week when it was finally confirmed that Arrium will cut 250 jobs from its Whyalla steelworks, with further cuts expected from Alinta.</div>
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<br>Despite the ongoing labour market shock, South Australia is home to a number of relatively affordable property markets after so many years of lacklustre growth.<br><br>As such South Australia is also the one state where investor lending is actually in an uptrend on a 12mMA basis, with the $469 million in investor lending in September representing a solid increase on the prior year equivalent figure of $390 million.</div>
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<div><a href="/images/2015/11/17/A5.jpg" target="_blank">Click to enlarge</a></div>
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<div><span>The outlook has been looking up for the economy and labour market of Tasmania lately, but a lack of existing equity in the market following no real dwelling price growth for close to a decade appears to have knocked the investor market for six, with volumes declining from a record high $86 million in June to only $60 million in September.</span></div>
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<div><span>The Australian Capital Territory (ACT) continues to meander along, with investor lending pulling back since June here too, declining from a record spike of $224 million to $142 billion.</span></div>
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<span>Finally, there are no positives at all to draw from this data series for the Northern Territory, where investor lending has all but collapsed over the past year from $122 million to $75 million.</span><br><br><span>With elevated vacancy rates and nose-diving rents, Darwin and other parts of the Top End are heading for a potentially sharp and long overdue property market correction.</span>
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<span>Overall, it has become clear that APRA's cooling measures have worked quickly and effectively, knocking out a good deal of riskier investor lending right across the board.</span><br><br><span>The property markets story for 2016 will largely be of to what extent lenders can push up the market share of owner-occupier loans in order to compensate for the evident decline in investor volumes.</span>
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<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
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