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

Joel Robinson

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

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]

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

Queensland

<html><body>
Businessman politician Clive Palmer and Sekisui House have traded small land holdings at Coolum in Queensland.
Sekisui has bought a 8100 square metre holding on the eastern side of David Low Way from Palmer Coolum Resort, to consolidate the site it requires for its proposed $1 billion, five-star resort.
Sekisui House has also sold a 1.1 hectare site, situated within the Palmer Coolum Resort land holding, to Coeur de Lion Investments Pty Ltd, Mr Palmer's company.
The sale prices have not been revealed.
The purchase would allow for improved site planning, Sekisui House's senior development manager, Evan Aldridge, told the Sunshine Coast Daily.
Sekisui House is yet to lodge a development application for the project.
</body></html>

jchancellor-FAypfDUnLy

Clive Palmer does land swap with Sekisui House at Coolum

<html><body>
More than 130 years after Queensland’s notorious Boggo Road gaol opened, it is set to morph in a $300 million inner-city village.
The best-preserved heritage-listed Annerley cellblock that opened in 1901 is likely to be converted into a museum while the original prison courtyard will be a park. In two areas beside the former goal 500 one, two and three bedroom apartments will be built.
A food market and bars will be between the Queensland Government’s EcoScience building and the prison. Callie Malouf Investments, which is behind New Farm’s James Street markets, has already secured operating rights to the market.
The first apartments to be released will be on Peter Doherty Street, off Annerley Road with prices starting from $379,000.
According to RP Data the median price for units on Annerley Road is $421,000.
Leighton Holdings will develop the sustainable village project with owner the Department of Housing and Public Works
Gavin Tonnet, Leighton Properties national head of residential, recognises the extraordinary nature of the property.
“The Boggo Road Gaol is a unique public asset, but experienced by very few. Through interpretive planning and sensitive design, the proposal seeks to retain the aesthetic and social significance of the area and transform it into a public place that incorporates educational opportunities, tours and a museum,” he says.  
The National Trust, Boggo Road Gaol Tours and the Boggo Road Gaol Historical Society have all worked in consultation with Leighton and the government.
 
 
 
 
</body></html>

andreadixon-oif3j7eKne

Boggo Road gaol set for village conversion

<html><body><div class="WordSection1">
GUEST OBSERVATION
In our opinion, the single biggest driver of property markets is employment.
Australia was once renowned for its farming and ‘making stuff’. In 1985-86, agriculture and manufacturing represented 8.1% and 12.2% of total employment respectively in Queensland, whereas these industries now only represent 2.4% and 7.7% of all jobs.
Mining is a major revenue generator for government and business coffers, although it is not a big direct employer. Mining jobs have grown from 1.9% to 3.4% since 1985-86.
The biggest employers are tourism (419,100 Queenslanders are currently employed in retail trade and accommodation), health care (282,600), construction (230,700), manufacturing (178,500), and education (176,400).
The industries with the biggest employment growth since 1985-86 are health care (from 8.0% to 12.1%) and white collar professional services (3.8% to 7.1%).
Casting our mind to Australia’s core assets and the role which this country plays in the Asian Century, we believe that the industries with the largest potential for employment growth are:
<ul>
<li>Tourism (retail trade and accommodation)</li>
<li>Education (international students)</li>
<li>Construction (hotels, apartments, infrastructure, resorts, ports)</li>
<li>Health care (our aging population)</li>
</ul>
Australian towns and cities which have a strong presence in these industry sectors will have increasingly high demand for accommodation.
Specific to the state of Queensland, locations with these industry drivers include: 
<table style="width: 460px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="188">
Tourism
</td>
<td valign="top" width="188">
Education
</td>
<td valign="top" width="188">
Construction
</td>
<td valign="top" width="188">
Health Care
</td>
</tr>
<tr>
<td valign="top" width="188">
Brisbane
Gold Coast
Townsville
Sunshine Coast
Cairns
</td>
<td valign="top" width="188">
Brisbane
Gold Coast
Townsville
Cairns
 
</td>
<td valign="top" width="188">
Brisbane
Gold Coast
Sunshine Coast
Cairns
Gladstone
Toowoomba
Mackay
Rockhampton
Ipswich
Logan
</td>
<td valign="top" width="188">
Brisbane
Sunshine Coast
Ipswich
 
</td>
</tr>
</tbody></table>
Simon Pressley is managing director of <a href="https://www.propertyology.com.au/" target="_blank">Propertyology</a>, a full-time property market analyst, accredited property investment adviser, and Australia’s (REIA) Buyer’s Agent of the Year (2012+2013+2014).
</div></body></html>

spressley-sBoeMhannA

The Queensland locations with the largest potential for employment growth

<html><body>
The median price for a Brisbane unit sits at $389,250, according to RP Data.
The city's median price was up 2.6% in the quarter to August. On a yearly basis, Brisbane's unit prices increased by 5.6%. Property Observer looks at some recent Brisbane apartment sales to see just what $389,250 will buy you, and how much you have to sacrifice to get close to the CBD.
Inner ring: 0-5 kilometres from the CBD
<ul>
<li><a href="https://www.realestate.com.au/property-apartment-qld-brisbane+city-116772003" target="_blank">128 Charlotte St, Brisbane City </a></li>
</ul>
 <img src="/images/2014/09/22/1.jpg" alt="">
This one bedroom, one bathroom apartment in the Brisbane CBD sold for $380,00 last month. The 64 square metre unit in Charlotte Towers faces south-east, with an enclosed balcony. Its bedroom has built in robes and the apartment currently returns $2,136 per month, after deducting management fees.
Residents have access to the complex's outdoor plunge pool, heated indoor lap pool gym and barbecue.
<ul>
<li>Price: $380,000</li>
<li>Bedrooms: One</li>
<li>Drive to CBD: 0 minutes</li>
</ul>
<a href="https://www.realestate.com.au/property-apartment-qld-new+farm-117445423" target="_blank" style="line-height: 1.3em;">5/81 Barker Street, New Farm</a>
<img src="/images/2014/09/22/2.jpg" alt=""> 
The online listing for this New Farm apartment advises the new owners to redesign or renovate it. Sold for $384,500, the unit has one bedroom and one bathroom, with a kitchen that is separated from the living and dining space.
The apartment, with around 40 square metres of internal floor space, comes with an under cover car port.
<ul>
<li>Price: $384,500</li>
<li>Bedrooms: One</li>
<li>Drive to CBD: Eight minutes</li>
</ul>
This article continues on the next page. To see how much you can get for your dollar in Brisbane's middle ring, click below.
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Middle ring: 5-10 kilometres from the CBD
<a href="https://www.realestate.com.au/property-apartment-qld-indooroopilly-115998471" target="_blank" style="line-height: 1.3em;">2/8 Shirley Street Indooroopilly, Queensland</a>
<img src="/images/2014/09/22/3.jpg" alt="">
This two bedroom, two bathroom ground floor apartment in Indooroopilly sold for $385,000 earlier this year. Located in a six-unit complex, it has 126 square metres of internal floor space. Both bedrooms have built in robes, and the apartment has a large courtyard.
<ul>
<li>Price: $385,000</li>
<li>Bedrooms: Two</li>
<li>Travel to CBD: 10 minutes</li>
</ul>
<a href="https://www.realestate.com.au/property-apartment-qld-carina-117600931" target="_blank">6/31 Mayfield Road, Carina</a>
<img src="/images/2014/09/22/4.jpg" alt="">
Another two bedroom apartment in a block of six, this Carina unit sold for $380,000 this month. The apartment, with a rear deck, has built in robes in both the bedrooms, one of which has an en suite. There is another main bathroom, and an open plan living and kitchen area within the apartment's 122 square metres. The apartment, within five minutes' walk to the City Express bus, also includes a secure double garage.
<ul>
<li>Price: $380,000</li>
<li>Bedrooms: Two</li>
<li>Travel to CBD: 12 minutes</li>
</ul>
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How do Brisbane's units compare across the regions?

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The Reserve Bank of Australia’s warning of a housing bubble doesn’t apply to South East Queensland, according to leading house and land developer Ausbuild.
The Reserve Bank's meeting minutes revealed some concern around house prices and said that they were putting them under “close observation”, but Ausbuild's joint managing director Matt Bell said that South East Queensland’s situation is not a replica of Melbourne and Sydney.
“The housing construction sector is moving at a steady, sustainable pace, with land being released at a rate that is meeting demand in a responsible way,” Bell said.
“Prices are still competitive, and will continue to be so, given the steady and continuous rate of supply by developers in the market.”
The last thing Queensland needs, said Bell, is buyers getting the jitters when they’re just getting confidence to enter the marketplace post-GFC.
“Confidence is everything when people are looking to make what is the most significant purchase of their lifetime,” he said.
It appears observer Terry Ryder agrees with the comments that there isn't a bubble, particularly when you take Sydney out of the equation.
"The statistics suggest that all [the markets] are up by 10%, when in fact if you take Sydney out of the equation it's clear that this isn't the case," Ryder said. He notes that Sydney is playing catch up after many years of stagnancy.
While Ryder says that South East Queensland isn't "immune" to the effects of the market, at present it represents some of the strongest growth opportunities in the country with more growth markets in the area than in any other location in Australia.
He doesn't necessarily recommend the Gold Coast, but says that South East Queensland as a whole includes some of the more dynamic markets in the country.
Buyer's agent Todd Hunter, from Sydney-based wHeregroup, noted that there are many markets within South East Queensland, including areas where houses are undervalued at sub-$400,000.
He said that prices are starting to head northbound, and while Sydney and Melbourne have been booming for two years, South East Queensland is only just starting to heat up.
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RBA’s “bubble” warning doesn’t apply to South East Queensland: Ausbuild

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Quest Serviced Apartments expect to open the $25 million Quest Townsville on Eyre this December.
Leichardt Developments is developing the project, located at the corner of Eyre and Leichardt Streets.
It will be Quest's second Townsville property and their fourteenth Queensland venture.
<img src="/images/2014/09/18/tonwsville%20spet%2018%20four.jpg" alt="">
According to Quest chief executive Zed Sanjana, the company believes Townsville has strong growth prospects, driven by the defence, mining and tourism industries and the public service.
"Townsville is the largest regional centre north of the Sunshine Coast with the population predicted to increase by more than 50% over the next two decades to almost 300,000 residents," said Sanjana.
"The city boasts three major natural resource refineries and a multi-cargo port, in addition to the state's largest government sector outside of Brisbane," he noted.
<img src="/images/2014/09/18/townsville%20sept%2018%20one.png" alt="">
Quest Townsville on Eyre will have 85 studio, one bedroom and two bedroom serviced apartments. The complex will include a rooftop barbecue area, gymnasium and conference room facilities.
<img src="/images/2014/09/18/townsville%20sept%2018%20three.png" width="850" height="532">
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Quest Townsville on Eyre to open in December

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With confidence growing up north, it’s unsurprising that investors are looking towards Queensland.
Queensland has hit investors’ radars, particularly so now that <a href="/expert-insights/buying/the-factors-that-could-trigger-sydney-and-melbourne-s-price-growth-slowdown-rp-data">debate is out on whether Sydney and Melbourne’s growth will be sustained</a> and yields are softening as a result of strong price growth.
Property Observer looked to RP Data’s latest rental yield statistics for houses to find the 18 suburbs recording 7% and above gross rental yields, and the suburbs’ median prices.
If you’re looking for <a href="/news/qld/queensland-s-highest-yielding-apartment-suburbs">Queensland’s highest yielding unit suburbs, you can see our most recent round up here</a>.
Queensland's highest yielding house suburbs
<ul>
<li><a href="/news">Miles</a></li>
</ul>
Rental yield: 10.06%
Median price: $388,000
<ul>
<li><a href="/news">Depot Hill</a></li>
</ul>
Rental yield: 8.79%
Median price: $160,000
<ul>
<li><a href="/news">Mount Morgan</a></li>
</ul>
Rental yield: 8.53%
Median price: $131,000
<ul>
<li><a href="/news">Charleville</a></li>
</ul>
Rental yield: 8.39%
Median price: $143,000
<ul>
<li><a href="/news">Dysart</a></li>
</ul>
Rental yield: 8.33%
Median price: $156,000
<ul>
<li><a href="/news">Cloncurry</a></li>
</ul>
Rental yield: 8.13%
Median price: $275,000
<ul>
<li><a href="/news">Clermont</a></li>
</ul>
Rental yield: 8.06%
Median price: $250,000
<ul>
<li><a href="/news">Parkside</a></li>
</ul>
Rental yield: 7.74%
Median price: $336,000
<ul>
<li><a href="/news">Dinmore</a></li>
</ul>
Rental yield: 7.66%
Median price: $180,000
See over page for the final nine suburbs, including Bundaberg South and Mornington
<hr class="system-pagebreak">
<ul>
<li><a href="/news">Soldiers Hill</a></li>
</ul>
Rental yield: 7.60%
Median price: $363,000
<ul>
<li><a href="/news">Killarney</a></li>
</ul>
Rental yield: 7.13%
Median price: $175,000
<ul>
<li><a href="/news">Sunset</a></li>
</ul>
Rental yield: 7.12%
Median price: $365,000
<ul>
<li><a href="/news">Roma</a></li>
</ul>
Rental yield: 7.12%
Median price: $329,000
<ul>
<li><a href="/news">Mornington</a></li>
</ul>
Rental yield: 7.12%
Median price: $365,000
<ul>
<li><a href="/news">Jandowae</a></li>
</ul>
Rental yield: 7.11%
Median price: $161,000
<ul>
<li><a href="/news">Bundaberg South</a></li>
</ul>
Rental yield: 7.10%
Median price: $205,000
<ul>
<li><a href="/news">Hope Island</a></li>
</ul>
Rental yield: 7.04%
Median price: $170,000
<ul>
<li><a href="/news">Healy</a></li>
</ul>
Rental yield: 7.00%
Median price: $420,000
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Queensland’s top yielding suburbs for houses: How much will it cost to buy?

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GUEST OBSERVATION
The REIQ’s Queensland Market Monitor (QMM) for the June quarter, released last week, provides enormous encouragement to property buyers and sellers heading into the spring selling season.
The QMM reveals sales across Queensland are up 7% for houses, 13% for units and an impressive 37% in vacant land sales.
This increase in sales activity was predominantly recorded in the south eastern corner of the state. The Brisbane Local Government Area led the charge with an increase of 19%, closely followed by Logan, which was up 18%.
On the Gold and Sunshine Coasts, sales activity remained relatively stable over the quarter; however the house market in the new smaller council area of Noosa saw sales activity strengthen, up 22%.
Meanwhile in regional Queensland, Toowoomba continued in its stride, with sales activity up five%. Our other two major tourism centres of the Fraser Coast and Cairns also fared well, up 7% and 4% respectively.
And while the state’s total house sales were up across all price points, the upper end of the market continued to perform strongest. Sales in the million dollar plus price point were up 28% across Queensland, along with an increase of 20% in the $500,000-plus range.
Million dollar sales in the unit market also strengthened, with preliminary sales numbers across Queensland up around 10%.
Some of the best news to emerge is that we are beginning to see markets stabilising in Rockhampton, Gladstone and Mackay.
These three regional centres saw their house markets peak between late 2011 and early 2012. However, sales activity has been slowly decreasing ever since - except for a brief spike in sales when the stamp duty exemption for principal places of residence was reinstated in September 2012.
Rockhampton is faring best of these three regional centres, with its rural sector helping to insulate the local economy from the resources downturn.
While sales volumes are currently sitting at around 50 to 60% of those recorded at the height of their respective cycles, the signs moving forward are positive.
Gladstone agents report that conditions maybe be “normalising” as they begin to resemble those experienced prior to the mining boom, when investors played a much less active role in the market.
Meanwhile in Mackay, local agents believe the market may have finally bottomed out and they remain positive about the rest of the year and 2015.
Other signs that these markets may be starting to turn the corner are reflected in stabilising average days on market and average vendor discounting.
While median prices over the June quarter eased further, these indicators suggest better times aren’t too far away for Rockhampton, Gladstone and Mackay.
As confidence grows, these key regional centres seem destined to join the real estate renaissance underway in Queensland’s other major real estate markets.
Antonia Mercorella is acting CEO of the <a href="https://www.reiq.com/" target="_blank">REIQ</a>.
Picture courtesy of <a class="owner-name truncate" href="https://www.flickr.com/photos/allanhenderson/" target="_blank" title="Go to Allan Henderson's photostream" data-track="attributionNameClick" data-rapid_p="57">Allan Henderson</a>/ <a href="https://creativecommons.org/licenses/by/2.0/" target="_blank">C.C.2.0</a>
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Regional cities set to join in Queensland's real estate renaissance

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Queensland's Parliament have passed reforms which seek to cut red tape in the state's construction industry.
According to Attorney-General Jarrod Bleijie, the Land Sales and Other Legislation Amendment Bill 2014 would simultaneously improve buyer protection.
Unregistered, reconfigured land can now be sold prior to receiving the relevant development permits.
The maximum deposit limit has lifted from 10% to 20% of the purchase price to help finance larger projects.
Offences relating to compliance with seller disclosure requirements were lifted where buyer termination rights apply.
The Property Council of Australia noted that it contains “wins” for the property industry, including removing a buyer's ability to terminate a sale based on the ‘significant variation test’.
“Buying a property is one of the biggest decisions most people make in their lifetime, so it’s vital that consumers know exactly what they’re signing up for,” said Bleijie.
“By modernising the current system, families wanting to buy a new home will have easier access to key information about a proposed off the plan property - such as proposed earth works, the construction of buildings and other structures like retaining walls - during the sale process.”
For community title developments the buyers will be told the size, location and floor level of the apartment in addition to details of common property on their floor.
Duplicated disclosure obligations were removed to reduce complicated forms, he said.
Buyers and sellers are also now able to make their own contractual agreement on smaller non-community title developments of five lots or less.
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