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

Joel Robinson

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

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

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

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Abadeen has released the whole-floor penthouse crowning its recently completed <a href="https://www.apartments.com.au/buildings/park-residences-cremorne-2-sutherland-street-cremorne-nsw-2090">Park Residences</a> development in Cremorne, bringing the near-300 sqm residence to market for the first time.

Occupying the entire top floor of the boutique Lower North Shore development, the penthouse includes 221 sqm of internal living and a 74 sqm wraparound terrace, with a prized north-facing aspect taking in views across Middle Harbour.

The residence has been completed and fully furnished following a collaboration between Abadeen Executive Chairman Justin Brown and internationally recognised interior designer Jack Freeman, Founder and Managing Director of FREEMAN &amp; CO.

<a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and Freeman approached the penthouse as a finished home, sourcing furniture, artwork, lighting and objects from Australia and overseas.

[smartcode_project:default project_id=114246 project_image_fid=378718]

Pieces from Parisian design house Pierre Augustin Rose sit alongside contemporary artworks and bespoke lighting, with Freeman drawing on recent visits to PAD Paris and Salone del Mobile Milano for the final collection.

Brown said the aim was to create a penthouse that felt more like a large-scale private home than a traditional apartment.

"The experience begins the moment the lift doors open. You're welcomed into an elegant dining room before the home opens into an extraordinary living space framed by sun-drenched harbour views.

"Every time someone walks through the front door they pause. It's not just the view, it's the incredible sense of space, the warmth created by the northern sunlight that fills the interiors, and the way every room connects so effortlessly.

"It has all the proportions of a luxury home, while delivering the effortless lifestyle and personalised experience of living in a world-class six-star hotel, combined with the simplicity and convenience of apartment living."

[smartcode_project:default project_id=114246 project_image_fid=378713]

A secure lift provides exclusive access to the penthouse level, opening to a dedicated arrival foyer and dining area before the residence expands into its main living and entertaining spaces.

Floor-to-ceiling glazing runs across the northern side of the home, connecting the interiors with the terrace and Middle Harbour outlook.

The penthouse also features a fireplace and substantial chef's kitchen, while the wraparound terrace has been designed to accommodate both everyday outdoor living and larger-scale entertaining.

[smartcode_project:default project_id=114246 project_image_fid=378720]

Freeman said the interiors had been deliberately kept restrained to complement the scale, natural light and outlook already established by the architecture.

"The penthouse is a serene study in quiet luxury," Freeman said.

"The interior pairs soft, sculptural forms with warm timber, pale stone and a restrained neutral palette. Curated artwork and metallic accents add depth, while abundant natural light creates a calm, effortlessly refined atmosphere. In my world, less is always more."

Freeman said the approach was centred around collecting individual pieces rather than simply decorating the apartment.

"Every material, every object and every piece of furniture has been curated with intention. I am a true believer in collecting versus decorating.

"The architecture already provided extraordinary natural light, remarkable volume and an uninterrupted connection to Middle Harbour. Our role was to complement those qualities with unique one-of-a-kind pieces of fine art and collectible design sourced from recent travels around the world."

[smartcode_project:default project_id=114246 project_image_fid=378694]

Among the collection are solid bronze sculptures by Lorenzo Quinn, alongside a curated crystalware collection and pieces sourced from international design fairs.

Park Residences sits opposite Cammeray Golf Club, Cammeray Croquet Club and Grand Slam Tennis Cammeray, around 300 metres from Neutral Bay Village and its established collection of restaurants, cafés and retail.

Brown said the combination of a whole-floor floorplan, northern aspect and proximity to Neutral Bay was becoming increasingly difficult to find on the Lower North Shore.

"Completed whole-floor penthouses with a sun-drenched north-facing aspect and sweeping Middle Harbour views are exceptionally rare," Brown said.

"Add a quiet position opposite golf, croquet and tennis facilities, a level walk to Neutral Bay Village and only minutes to the CBD, and you have a lifestyle that's incredibly difficult to replicate.

"This is a home that offers the privacy and generosity of a luxury residence together with the convenience of one of Sydney's best-connected harbourside locations."

The penthouse will be exclusively marketed by SRM Residential.

[smartcode_project_cta:default project_id=114246]

Abadeen unveils penthouse at Park Residences in Cremorne

Queensland

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

jchancellor-FAypfDUnLy

Toowoomba residential property is cooling: Herron Todd White

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

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Adjudication
The process of determining an adjudication application. Adjudicators consider written material submitted by parties, and undertake further investigations if required. Adjudication does not involve a hearing.
Adjudicator
A professionally qualified, independent decision-maker who determines adjudication applications under the BCCM Act. In making decisions, adjudicators are not subject to direction (for example, by the Commissioner or Attorney-General).
See also Specialist Adjudicator
Administrator
A person appointed by an adjudicator to undertake specified functions of a body corporate, committee or committee member, such as calling a general meeting of the body corporate.
Affected person 
A person named by an applicant as being affected by the outcome sought in a conciliation or adjudication application. 
Appeal           
An application by a person aggrieved by an order to overturn the order. Adjudicator’s orders can be appealed to QCAT on a question of law and referee’s orders can be appealed to the Magistrates Court. The BCCM Office is not a party to an appeal and has no role in the appeal.
Applicant
A person who applies for conciliation or adjudication under the BCCM Act or for an order of a referee under the BUGT Act.
Application
A request, made in the required form and accompanied by the prescribed fee, for conciliation or for an order of an adjudicator or a referee.
Amendment
A request by an applicant to change or add to their application. Amendments require the approval of the commissioner, which may be subject to conditions if sought after parties have been invited to make submissions.
BCCM Act
Body Corporate and Community Management Act 1997.
BCCM Office 
Office of the Commissioner for Body Corporate and Community Management.
Body corporate
The legal entity created when a community titles scheme is established. All lot owners are automatically members of the body corporate. The ‘body corporate’ is different from the ‘committee’ elected to administer it on a day-to-day basis or a ‘body corporate manager’ engaged to assist with administrative duties. Distinct from a ‘body corporate manager’.
Body corporate manager
A manager (individual or a company) may be appointed by a body corporate to provide administrative services (for example, sending out levy and meeting notices). Distinct from a ‘body corporate’.
BUGT Act
Building Units and Group Titles Act 1980.
Case management 
The assessment of an application to determine if it meets the requirements of the body corporate legislation, and the management of applications through to their referral to conciliation or adjudication.
Commissioner
Manages the dispute resolution and information services provided by the BCCM Office. The Commissioner makes decisions about the case management of applications under the BCCM Act, but does not consider the merit of an application, make orders, or review orders.
Complex dispute
A dispute which can only be determined by QCAT or a specialist adjudicator. Includes certain disputes about contractual matters and lot entitlement issues.
Conciliation   
A process in which the parties to a dispute meet with a conciliator to try and reach agreement on how to resolve the dispute.
Conciliator     
An impartial dispute resolution professional who assists parties to resolve their dispute. The conciliator does not decide the merits of a dispute or how to resolve it.
Conciliation agreement       
The written document signed by the parties to a conciliation application, detailing the things they have agreed on. It is a good will agreement and is not legally enforceable.
Consent order          
An order made in the terms agreed to by the parties. A consent order can be enforced but cannot be appealed.
Declaratory order    
An application for an order about an operational matter where there is no dispute and no respondent (e.g., requests to change the financial year end date). A declaratory order is not appropriate where there is a dispute over an issue or an applicant is seeking an interpretation of or a ruling on a legal issue.
Dispute resolution recommendation         
A decision of the commissioner or delegate as to how an application should be resolved (e.g. conciliation or adjudication).
Dismissal       
A decision of the commissioner or an adjudicator not to decide an application that is within the jurisdiction, on the basis that it would be better determined in a court or tribunal of competent jurisdiction. 
Emergency application        
An application that can be referred to an adjudicator to determine without the usual submissions process, usually if there is no dispute (eg. if a body corporate seeks urgent authorisation of spending).
Expeditable application      
An application for final orders that may be progressed more quickly, either because there is no dispute or because of the urgency of the circumstances.
Extension       
Extra time which may be allowed on the due date to provide information, make a submission, or reply to submissions.
Interim order
A temporary order which puts an action on hold or keeps things as they are until a final order can be made about the dispute. Interim orders are distinct from expeditable applications. 
Jurisdiction    
The legislative power of a conciliator to conciliate an application; or an adjudicator or referee to decide an application.
Order  
The written decision of an adjudicator or referee to determine an application, accompanied by a statement of reasons. An order may grant or dismiss the orders sought, or made alternative orders. An order is legally binding and enforceable. It is an offence to contravene an order.
See also Interim order, Declaratory order and Consent order 
Parties to a dispute  
Those named in an application as being involved in a dispute – the applicant, respondent and affected persons.
QCAT  Queensland Civil and Administrative Tribunal. QCAT determines appeals of adjudicators’ orders and complex disputes, as well as disputes about debts owed by owners to a body corporate. 
Referee           
A professionally qualified, independent decision-maker who determines applications for orders under the BUGT Act 
Regulation module   
Each community titles scheme is registered under one of five regulations (subordinate legislation) made under the BCCM Act which helps determine the procedures applicable to that scheme.
Rejection       
A decision of the commissioner to end an application, for example because it is not within jurisdiction, or the applicant has not attempted self-resolution or conciliation, or the applicant has not supplied requested information.
Reply to submissions           
A written response made by an applicant to the submissions made about their application. 
Respondent  
A person named by an applicant as the person against whom the outcome in an application is sought. 
Self resolution           
Attempts to resolve a dispute before lodging an application. Self-resolution is compulsory for all applications.
Specialist adjudicator          
A professionally qualified, independent decision-maker who determines adjudication applications, particularly complex disputes, under the BCCM Act. Appointed by the commissioner at the request and with the agreement of the parties to the dispute.
Submission   
Written comments on an application made by a person invited to make a submission. Submissions cannot be confidential.
Withdrawal   
A request by an applicant not to proceed with an application. An application must be withdrawn in writing.
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jonathanchancellor-7SQnKwU6yx

Property 101: Glossary of Queensland's strata dispute resolution terms

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<div id="lex-article-body" class="article-body">
GUEST OBSERVER
The Queensland Government has announced that it will introduce a 3 percent Additional Foreign Acquirer Duty (‘AFAD’) to be paid by foreign persons who purchase certain land in Queensland that is, or will be, solely or primarily used for residential purposes from 1 October 2016.
The move comes as part of the 2016-2017 Budget measures and will apply only if liability to pay transfer duty, landholder duty or corporate trustee duty arises in respect of a transaction on or after 1 October 2016.
The AFAD has been introduced by the Government “to ensure that foreign purchasers of residential land, who benefit from Government services and infrastructure, make a contribution to their delivery” as they are “not necessarily subject to some of the other major sources of State Government revenue”.
The Duties and Other Legislation Amendment Bill 2016 (Qld) (‘the Bill’) was introduced to Parliament to amend the Duties Act 2001 (Qld). The Bill was passed on 17 June 2016 and will now be presented for royal assent after which it will become law.
In other Budget measures, it has been announced the existing family farm transfer duty concession for the familial transfer of farm businesses will be extended from 1 July 2016 to remove the requirement that the transaction be by way of gift (meaning the concession will now also be available where consideration is paid for the transfer).
The Government has also made a commitment to temporarily increase the First Home Owners’ Grant from $15,000 to $20,000 to assist first home buyers to enter the housing market. The grant will be available for contracts signed between 1 July 2016 and 30 June 2017 for new houses, units or townhouses valued at less than $750,000.
Clive Nichol is partner at Barry. Nilsson. Lawyers and can be <a href="https://www.bnlaw.com.au" target="_blank">contacted here.</a>
</div>
<div class="byline"><a class="firmName" href="https://www.lexology.com/contributors/1067272/"> </a></div>
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Property 101:  The Queensland AFAD property tax

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With the median house price in Townsville currently trending at around $330,000, an investment of $500,000 will net you a good quality modern home in desirable residential suburbs or a renovated house within the inner city suburbs, say valuation firm Herron Todd White in their July 2016 residential market report. 
“Our suggestions from 12 months ago have not changed much with the median price and market sentiment softening during this period making it very much a market for owner occupier buyers,” says HTW.
Following the recent announcement of federal funding from both sides of government for the proposed CBD stadium and entertainment precinct, houses in the inner city localities of South Townsville, North Ward and Belgian Gardens would be a desirable location for a $500,000 investment. These suburbs typically have renovated older style houses, typically on traditional sized lots within close proximity to the CBD and The Strand. 
Other suggested localities include the middle class suburbs of Idalia, Annandale and Douglas.
"For $500,000 you could buy a good quality masonry block constructed home within a modern residential estate featuring lifestyle facilities such as parks and walking and bike paths," says HTW.
These areas are also within close proximity of major employment hubs including Lavarack Army Barracks, Townsville Hospital and James Cook University. 
Property Observer found a two-bedroom, two-bathroom inner city apartment around the median price on www.realestate.com.au at <a href="https://www.realestate.com.au/property-unit-qld-townsville+city-122431462" target="_blank">1206/106 Denham Street, Townsville City, Qld</a>, which recently exchanged hands for $355,000.
<div class="propertyStats"> </div>
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A modern home beckons owner occupiers for $500,000 in Queensland’s Townsville: HTW 

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Unlicensed property agent work is against the law.
<table id="table00388" class="striped" border="1">
<thead><tr>
<th id="table00388r1c1">Offence</th>
<th id="table00388r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table00388r1c1">
Working without a licence or registration
</td>
<td headers="table00388r1c2">
$24,380 or 2 years imprisonment
</td>
</tr>
<tr>
<td headers="table00388r1c1">
Employing a person who in unlicensed and unregistered
</td>
<td headers="table00388r1c2">
$24,380 or 2 years imprisonment
</td>
</tr>
<tr class="even">
<td headers="table00388r1c1">
Selling, hiring or lending out a licence or registration
</td>
<td headers="table00388r1c2">
$24,380
</td>
</tr>
</tbody>
</table>
<h2>Dealing with licences</h2>
<h3>Serious offences</h3>
We will cancel your licence if you’re convicted of:
<ul>
<li>violent offences (including threats to use violence)</li>
<li>fraud or dishonesty offences</li>
<li>drug trafficking</li>
<li>extortion</li>
<li>arson</li>
<li>unlawful stalking</li>
<li>an offence of a sexual nature.</li>
</ul>
You will have 14 days to return your licence to us. The maximum fine for failing to do so is $12,190.
<h3>Change of details</h3>
You must advise us in writing within 14 days about any changes to:
<ul>
<li>personal details</li>
<li>any aspect of your licence.</li>
</ul>
The maximum fine for failing to do so is $12,190.
<h3>Produce licence on request</h3>
<table id="table77016" class="striped" border="1">
<thead><tr>
<th id="table77016r1c1">Offence</th>
<th id="table77016r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table77016r1c1">
Failing to show a licence or certificate of registration to an inspector
</td>
<td headers="table77016r1c2">
$24,380
</td>
</tr>
<tr>
<td headers="table77016r1c1">
Failing to show a copy of a licence or certificate of registration to a potential buyer, client or other party after they ask to see it
</td>
<td headers="table77016r1c2">$12,190</td>
</tr>
</tbody>
</table>
<h3>Substitute licensee</h3>
You must follow the rules when appointing a substitute licensee. If you do not, you risk being fined.
<table id="table99699" class="striped" border="1">
<thead><tr>
<th id="table99699r1c1">Offence</th>
<th id="table99699r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table99699r1c1">
Not having the consent and evidence of appointment at the office
</td>
<td headers="table99699r1c2">
$12,190
</td>
</tr>
<tr>
<td headers="table99699r1c1">
Not lodging extension of appointment substitute licence for more than 30 days
</td>
<td headers="table99699r1c2">
$24,380
</td>
</tr>
<tr class="even">
<td headers="table99699r1c1">
Acting as licensee while you have a substitute appointed
</td>
<td headers="table99699r1c2">
$24,380
</td>
</tr>
</tbody>
</table>
<h2>Person in charge</h2>
<table id="table42782" class="striped" border="1">
<thead><tr>
<th id="table42782r1c1">Offence</th>
<th id="table42782r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table42782r1c1">
Not having a licensee or registered salesperson in charge of place of business
</td>
<td headers="table42782r1c2">
$24,380 (individual) $12,190 (corporation)
</td>
</tr>
<tr>
<td headers="table42782r1c1">
Having a real estate salesperson in charge of a place of business if their conditions or registration prohibit this
</td>
<td headers="table42782r1c2">
$24,380 (individual) $12,190 (corporation)
</td>
</tr>
</tbody>
</table>
<h2>Documentation</h2>
You must make sure that you:
<ul>
<li>complete all of your documents correctly</li>
<li>give copies to consumers when the law says you need to.</li>
</ul>
<h3>Appointment</h3>
<table id="table10091" class="striped" border="1">
<thead><tr>
<th id="table10091r1c1">Offence</th>
<th id="table10091r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table10091r1c1">
Acting for a client without a written appointment to act
</td>
<td headers="table10091r1c2">
$24,380
</td>
</tr>
<tr>
<td headers="table10091r1c1">
Not giving a copy of the appointment to act
</td>
<td headers="table10091r1c2">
$24,380
</td>
</tr>
<tr class="even">
<td headers="table10091r1c1">
Acting for more than 1 party to a transaction
</td>
<td headers="table10091r1c2">
$24,380
</td>
</tr>
<tr>
<td headers="table10091r1c1">
Not explaining the relevant details of a sole or exclusive agency appointment
</td>
<td headers="table10091r1c2">
$24,380
</td>
</tr>
</tbody>
</table>
<h3>Supply of documents</h3>
<table id="table50978" class="striped" border="1">
<thead><tr>
<th id="table50978r1c1">Offence</th>
<th id="table50978r1c2">Maximum penalty</th>
</tr></thead>
<tbody><tr class="even">
<td headers="table50978r1c1">
Failing to include the warning statement in the required section of a sale contract
</td>
<td headers="table50978r1c2">
$24,380
</td>
</tr></tbody>
</table>
<h3>Disclosure</h3>
<table id="table37835" class="striped" border="1">
<thead><tr>
<th id="table37835r1c1">Offence</th>
<th id="table37835r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table37835r1c1">
Non-disclosure of benefit to buyer
</td>
<td headers="table37835r1c2">
$24,380
</td>
</tr>
<tr>
<td headers="table37835r1c1">
Not disclosing a beneficial interest to a seller
</td>
<td headers="table37835r1c2">
$24,380 or 3 years imprisonment
</td>
</tr>
<tr class="even">
<td headers="table37835r1c1">
Charging a buyer’s premium on goods connected to a real property without getting the consent of the owner and/or not disclosing a buyer's premium is payable on goods
</td>
<td headers="table37835r1c2">
$24,380
</td>
</tr>
</tbody>
</table>
<h3>Commission</h3>
<table id="table42495" class="striped" border="1">
<thead><tr>
<th id="table42495r1c1">Offence</th>
<th id="table42495r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table42495r1c1">
Claiming commission worked out on an amount more than the actual sale price
</td>
<td headers="table42495r1c2">
$24,380
</td>
</tr>
<tr>
<td headers="table42495r1c1">
Retaining or suing for commission when not entitled (for example, not licensed or not authorised to act)
</td>
<td headers="table42495r1c2">
$24,380
</td>
</tr>
</tbody>
</table>
<h2>Trust account offences</h2>
It is in an offence to steal or misuse trust monies. You risk a fine and imprisonment if you break the law.
<h3>Trust money</h3>
<table id="table47002" class="striped" border="1">
<thead><tr>
<th id="table47002r1c1">Offence</th>
<th id="table47002r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table47002r1c1">
Wrongful conversion and false accounts
</td>
<td headers="table47002r1c2">
$12,190 or 5 years imprisonment
</td>
</tr>
<tr>
<td headers="table47002r1c1">
Unauthorised use of trust account
</td>
<td headers="table47002r1c2">
$24,380 or 2 years imprisonment
</td>
</tr>
<tr class="even">
<td headers="table47002r1c1">
Trust monies are not banked immediately (to trust account)
</td>
<td headers="table47002r1c2">
$24,380 or 2 years imprisonment
</td>
</tr>
<tr>
<td headers="table47002r1c1">
Banking of non-trust monies to a trust account
</td>
<td headers="table47002r1c2">
$24,380 or 1 year imprisonment
</td>
</tr>
<tr class="even">
<td headers="table47002r1c1">
Licensee does not account to client
</td>
<td headers="table47002r1c2">
$24,380 or 2 years imprisonment
</td>
</tr>
</tbody>
</table>
<h3>Audit reports</h3>
<table id="table71648" class="striped" border="1">
<thead><tr>
<th id="table71648r1c1">Offence</th>
<th id="table71648r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table71648r1c1">
Failing to appoint an auditor
</td>
<td headers="table71648r1c2">
$24,380 or 1 year imprisonment
</td>
</tr>
<tr>
<td headers="table71648r1c1">
Failing to lodge audit report within time limit
</td>
<td headers="table71648r1c2">
$24,380 or 2 years imprisonment
</td>
</tr>
<tr class="even">
<td headers="table71648r1c1">
Failing to lodge a final audit within 2 months of ceasing to be a principle licensee
</td>
<td headers="table71648r1c2">
$24,380 or 2 years imprisonment
</td>
</tr>
</tbody>
</table>
<h3>Offences by auditors</h3>
<table id="table00876" class="striped" border="1">
<thead><tr>
<th id="table00876r1c1">Offence</th>
<th id="table00876r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table00876r1c1">
Auditor does not file advice immediately of irregularities to Chief Executive
</td>
<td headers="table00876r1c2">
$24,380 or 1 year imprisonment
</td>
</tr>
<tr>
<td headers="table00876r1c1">
Auditor fails to notify Chief Executive when denied access to other records
</td>
<td headers="table00876r1c2">
$24,380 or 1 year imprisonment
</td>
</tr>
<tr class="even">
<td headers="table00876r1c1">
Auditor fails to supply report to licensee
</td>
<td headers="table00876r1c2">
$24,380 or 1 year imprisonment
</td>
</tr>
</tbody>
</table>
<h2>Inspector's powers</h2>
Inspectors have the legal authority to make sure that you don’t break the law. You must follow their lawful directions, or you risk a fine.
<table id="table25521" class="striped" border="1">
<thead><tr>
<th id="table25521r1c1">Offence</th>
<th id="table25521r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table25521r1c1">
Failure to comply with warrant, produce documents or provide information to an inspector
</td>
<td headers="table25521r1c2">
$24,380
</td>
</tr>
<tr>
<td headers="table25521r1c1">
Failure to give name and address to an inspector in certain circumstances
</td>
<td headers="table25521r1c2">
$6,095
 
</td>
</tr>
</tbody>
</table>
For more information, <a href="https://www.qld.gov.au" target="_blank">click here.</a>
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Property 101: Queensland property industry breaches and penalties

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The market in Queensland's Toowoomba looks set to continue to soften into the second half of 2016, but the sub-$500,000 price bracket remains the most active as it attracts investors, owner-occupiers and renovators alike, say valuation firm Herron Todd White in its residential property report for July 2016. The report focuses on property investing in the $500,000 range.
Toowoomba’s median house price sits marginally below that of the previous year at $363,000 with reduced sale volumes also recorded. Of all dwelling sales recorded in 2016 to date, approximately 41 percent were between $300,000 and $400,000, while sales over $500,000 only constituted approximately 18 percent. Therefore despite reduced volumes, the sub $500,000 price bracket which comfortably encompasses the median price remains significantly more active than higher price points.
At the $500,000 price point there is a broad range of properties available. The sales below are examples of contrasting property types that have recently sold.
The property below sold for $499,000 in February (CoreLogic) and is a three-bedroom, one-bathroom, renovated colonial dwelling in East Toowoomba. 
<img src="/images/2016/07/11/Toowoomba-first.png" alt="">
In contrast, a Middle Ridge, modern, brick, three-bedroom, two-bathroom property sold for $505,000 in February, according to CoreLogic.
As for rental demand, Toowoomba’s vacancy rate is at 3.7 percent, which is almost double that of previous years and accordingly, there has been a parallel weakening of rental values. Despite this, sub $400 per week rentals have continued to see a relatively stable level of enquiry.
"Overall, despite the softening market conditions there is likely to be continued demand across the board for properties for sale below $500,000 and it is predicted that the owner-occupier dominated suburbs such as East Toowoomba, Middle Ridge, Kearneys Spring, South Toowoomba, Mount Lofty, Darling Heights and Rangeville will continue to record a more stable growth pattern than new investor driven developments across Toowoomba’s western suburbs," the HTW report concludes.
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prateek24-ezbwHMbNAk

Queensland's Toowoomba property market set to soften, but sub-$500,000 still scores: HTW

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The Dutch real estate investor Universal Partners is selling off its rural holding on Queensland's Curtis Island with likely buyers tipped to be tourism operators.
The 2680 hectare holding was once owned by cattle baron Sir Graham McCamley who sold in  2003.
The land with rugged coastline, white sand beaches and fresh water lagoons was purchased by the Rotterdam-based investment group for more than $10 million over a decade ago.
It sits 55 kilometres east of Rockhampton, within the Great Barrier Reef World Heritage Area.
The North Hollywood-based Australian Resort Enterprises has a major parcel of land at the southern end of the island. 
The Australian Financial Review noted the neighbouring Monte Christo cattle station came to an end in 2014 when three gas companies, Santos GLNG, Australia Pacific LNG and Queensland Curtis LNG, jointly purchased the 22,000 hectares for environmental offsets. 
CBRE have been appointed to sell Universal Partners holding which includes 25 freehold titles and two air strips.
"Opportunities abound to create a private retreat, boutique eco resort or commercial hub capitalising on North Curtis Island's outstanding location," Chris Holgar said. 
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Curtis Island farm listed by Dutch investor

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Hi Margaret, just wondering if things have changed in the Lockyer Valley and whether it is a growth area and worth looking at from a long term investment perspective?
Answer: 
When you make that decision to invest in property, there is much more to consider than whether an expert is predicting whether an area will make a good investment, or not.
You see, working out whether an area has the potential to be a good investment is a little like asking how long is a piece of string – that also depends upon the piece of string, and who cut it in the first place. 
You must start by establishing a few things about yourself – the time till you will need to realise this investment, the personal cash flows you can afford to support along the way, and how much is your borrowing capacity.  You also need to know whether your immediate reliance will be on growth, giving you equity quickly to be able to buy more property, or on cash flow – providing enough rental return to enable you to stay in the market and make your loan repayments and meet expenses.
Some investors have plenty of equity in their own home which allows them to buy more than one property, and so they can afford to wait for growth and buy in areas which may be a little more speculative or long term.  Such areas, as long as they have the correct growth drivers, will grow in the long term and probably get pretty good rent returns in the short term. 
Other investors have no equity or little in the way of deposits, and so each and every purchase must grow immediately, or they won’t be able to add to their portfolio.  Always remember that to make money from property you need to buy more than one, and so it is important to really understand what you can afford both in terms of supporting the property financially in the short term and seeing it grow in the longer term.
Once you know this you can establish what you can afford, whether you need a higher or a lower rental yield and if you can wait until the longer term for that important growth to occur.  Make no mistake, cash flow is important but if the property never grows, it’s most likely not worth the time and effort to buy it.
In terms of the Lockyer Valley, it’s a growing area, but it’s on a very slow burn and, in my opinion, will be so for some time.  Considered the ‘salad bowl’ of Southern Queensland, there’s still quite a way to go until the population mass reaches the critical point where super infrastructure begins to be built, population explodes and the micro economy burgeons.  I have no doubt that, over the longer term this is an area which can deliver some reasonable results, but that term is going to be quite lengthy.
It’s now up to you to determine whether you can speculate long enough and wait for this growth, or whether an area with more assured growth, sooner (albeit one which may have relatively lower yields) is more up your alley.
 Have a property question?  <a href="mailto:%20&lt;script%20type='text/javascript'&gt;%20/n%20&lt;/script&gt;&lt;script%20type='text/javascript'&gt;%20%20&lt;/script&gt;This%20email%20address%20is%20being%20protected%20from%20spambots.%20You%20need%20JavaScript%20enabled%20to%20view%20it.%20&lt;script%20type='text/javascript'&gt;%20%20&lt;/script&gt;" target="_blank">Ask Margaret!</a>
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Property market in Laidley, Gatton and Lockyer Valley: Ask Margaret 

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A circa 4,000 hectare rural landholding in Queensland’s premium cattle country has been listed for the sale via auction on July 20, the first time the land has been offered in more than 150 years.  
Located in Mundubbera, in Queensland’s Wide Bay-Burnett region, Lot 1 and 4 of Deepbank Station comprise two freehold titles covering nearly 4,187 hectares. 
The grazing land, comprising a mix of cleared and improved soil types, is being sold by the McCord family, which have a connection with the region spanning six generations. 
The listing is through CBRE Agribusiness’ Thomas Warriner, Geoff Warriner and Chris Holgar. 
“Properties in this area do no change hands often, which is testament to the productive nature of the region,” said Holgar. 
The property was originally timbered to Brigalow, Box and Ironbark trees, while grass types including Buffel, Creeping Bluegrass, Green Panic, Urochloa and Rhode support a productive cattle operation. 
The property’s major selling factors include the secure stock water resources, which include six bores, six dams and three creek systems, said Warriner.
Holgar said the areas timbered with Narrow Leaf Ironbark and Spotted Gum were also ideal for harvest as an additional source of income. 
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