Access to high-performing public schools remains one of the strongest, and most measurable, drivers of residential demand in Melbourne’s established suburbs.

As affordability pressures continue to reshape buying decisions, school zoning has increasingly shifted from a secondary preference to a strategic consideration for family buyers.

New 2025 research from Cotality quantifies just how much weight households place on this factor. Across Sydney and Melbourne, families are paying premiums of up to $1.3 million to secure houses within sought-after public school catchments compared with similar homes just outside the boundary. In Melbourne, price gaps in leading school zones have reached as much as $357,000, reinforcing the extent to which access to public education is being capitalised into property values.

This data is reflected in buyer behaviour on the ground. Recent analysis shows some Melbourne families are paying up to 35 per cent more for homes within well-performing public school zones, particularly in tightly held inner and middle-ring suburbs where supply is limited and boundaries are sharply defined.

While the strongest premiums have traditionally been associated with detached housing, the underlying demand drivers, certainty of school access, long-term lifestyle planning, and the rising cost of private education, are increasingly influencing apartment buyers as well.

In suburbs where new residential supply is scarce, apartments located within established school catchments are emerging as one of the few accessible entry points for families prioritising location over land.

Long regarded for its education network, Balwyn remains one of Melbourne’s most tightly-held residential areas, with limited opportunities for new housing, particularly projects that sit squarely within the Balwyn High School catchment, one of the best performing public schools in the area.

The new apartment development&nbsp;<a href="https://www.apartments.com.au/new-apartments/white-weston-balwyn-village-259-281-whitehorse-road-balwyn-vic-3103">White &amp; Weston</a> sits within the sought-after catchment zone, as well as being close to the suburb’s village retail strip and Balwyn Park.

[smartcode_project:default project_id=136850 project_image_fid=343580]

Supermarket giant Coles has teamed up with developer Dimas Property Group to create White &amp; Weston, just 45 large-scale apartments designed by&nbsp;<a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>. The two-, three-, and four-bedroom apartments, are proving popular with a wide variety of buyers, from young families to professional couples, as well as empty nesters.

While the median house price in Balwyn is touching $3 million, the two-bedroom apartments at White &amp; Weston range from $1,275,000 to $1.5 million, and the three-bedroom apartments start from $1.7 million.

On top its affordability relative to houses, buyers, depending on the configuration they choose, can save up to $360,000 by buying off the plan, an added cost which is applicable in the established housing market.

[smartcode_project:default project_id=136850 project_image_fid=343582]

White &amp; Weston apartments have been designed with sustainability at the forefront. They will achieve a&nbsp;minimum seven-star energy rating, through features like double-glazed windows, EV readiness, and whole-of-home energy optimisation aimed at reducing ongoing costs. There is also a 52-week defect liability period in place, and a six-year building guarantee for peace of mind.

Builder Aspekt has already commenced construction of the building, and will complete in 2026.

[smartcode_project:default project_id=136850 project_image_fid=343583]

Developments like White &amp; Weston highlight how school zoning is reshaping not just prices, but housing typologies within established suburbs. As demand to live inside high-performing public school catchments intensifies, apartments and townhome-style projects are increasingly filling the gap between aspiration and affordability.

The question for buyers is less about whether the school-zone premium exists, the data clearly shows it does, and more about how they choose to absorb it. Paying extra for education access can make sense when weighed against private schooling costs and long-term lifestyle goals.

[smartcode_project_cta:default project_id=136850]

While the median house price in Balwyn is touching $3 million, the two-bedroom apartments at White & Weston range from $1,275,000 to $1.5 million, and the three-bedroom apartments start from $1.7 million.

Joel Robinson

White & Weston in Balwyn reflects Melbourne's education-driven housing demand

All eyes are on the Brisbane apartment market in 2026, as the Queensland capital continues its bull run in the unit sector.

Buyer confidence remains at an all-time high, with Cotality data showing unit values surged more than 15 per cent in 2025, following 16.6 per cent growth in 2024.

It is becoming increasingly difficult to build in Brisbane, keeping supply constrained and placing further upward pressure on prices. Developers are keen to bring projects to market as quickly as possible, with the Olympics, albeit still six years away, looming large.

Next year promises to be another exciting one for the Brisbane apartment market. It will be another characterized by limited supply, heightened demand, and&nbsp;continued price growth as construction constraints and strong population growth keep competition for new stock intense.

We’ve wrapped up the 10 best apartment developments set to hit the market in 2026 that buyers should look out for.

<h3>Where: South Brisbane 
Who: Mosaic Property Group</h3>

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a> is preparing to launch its Montague Road, South Brisbane development in early 2026.

The owner-occupier focussed building will have 204 two- and three-bedroom apartments across its 37 storeys overlooking the Brisbane River, as well as over&nbsp;2,000 sqm of wellness and lifestyle amenity.&nbsp;

<img alt="Montague" data-entity-type="file" data-entity-uuid="33256aa1-247f-43a1-8135-e8ae16c2d838" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-16%20at%201.54.14%E2%80%AFPM.png?VersionId=LzP3Ytk4UTNDB8x_CE.x.gPbC.3yOtsL" />

Designed by <a href="https://www.apartments.com.au/architects/bureauproberts">bureau^proberts</a> and positioned on one of the last remaining large riverfront sites in South Brisbane, the development aligns with the area’s next phase of renewal as Montague Road transitions from light industrial uses to a high-quality mixed-use river precinct.

<h3>Where: Toowong 
Who: Immerse Projects</h3>

Gold Coast-based <a href="https://www.apartments.com.au/developers/immerse-projects">Immerse Projects</a> is making its Brisbane debut in Toowong. Pending approvals, they will launch their 15-storey mixed-use building on Sylvan Road in 2026.

There will be <a href="https://www.apartments.com.au/new-apartments/22-24-sylvan-road-toowong-qld-4066">88 apartments</a> above activated ground-floor retail and hospitality.&nbsp;

<img alt="First look: Immerse Projects reveals debut Brisbane apartment development in Toowong" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Article%20Feature%20Image%20%28Grid%29_3.png?VersionId=obHZvtKcoN9sil.chyU_YQrZ5iuAtjqQ" />

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the project responds to a mid-rise urban context that has seen little new apartment supply in recent years, despite strong underlying demand driven by proximity to the University of Queensland, transport, and riverfront amenity.&nbsp;

The scheme is positioned as a contemporary addition to the Sylvan Road corridor, with landscaped communal spaces and a focus on connectivity rather than scale.

Read more: <a href="https://www.apartments.com.au/news/qld/first-look-immerse-projects-reveals-debut-brisbane-apartment-development-in-toowong">First look: Immerse Projects reveals debut Brisbane apartment development in Toowong</a>

<h3>The Stanley 
Where: Woolloongabba 
Who: Sarazin</h3>

<a href="https://www.apartments.com.au/developers/sarazin">Sarazin</a>&nbsp;is expected to launch its <a href="https://www.apartments.com.au/new-apartments/the-stanley-woolloongabba-825-stanley-street-woolloongabba-qld-4102">The Stanley</a>&nbsp;development in 2026, one of the most ambitious proposals set to contribute significantly to Woolloongabba’s transformation ahead of the 2032 Olympic Games.&nbsp;

[smartcode_project:default project_id=151722 project_image_fid=356087]

Planned as a two-tower, mixed-use development of 53 and 36 storeys, the project will deliver 447 apartments alongside retail, commercial space, and a major public plaza connecting Stanley and Trafalgar Streets.&nbsp;

Located within the Woolloongabba Priority Development Area and adjacent to The Gabba and Cross River Rail, The Stanley is framed as a catalyst project, blending high-density living with cultural and civic infrastructure, including a proposed STEAMM gallery and garden.&nbsp;

<h3>The Tannery 
Where: West End 
Who: McNab</h3>

Another builder-developer,&nbsp;<a href="https://www.apartments.com.au/developers/mcnab-developments">McNab</a>, will launch its unique West End project in 2026.&nbsp;The Tannery Residences will transform the former Dixon’s Tannery site on Montague Road into a 10-storey, wellness-led residential project that places heritage at its core.&nbsp;

The development will deliver 81 two, three, and four-bedroom apartments, centred around the preserved 19th-century tannery building, which will be repurposed as a communal retreat with extensive health and wellbeing facilities.&nbsp;

<img alt="McNab secures approval to transform West End's Dixon’s Tannery into The Tannery Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/McNab%20The%20Tannery_Render_09.jpg?VersionId=Ucpd19J0ABOpzetZ.BsyYmS_x2N2QV_g" />

Designed with <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker Architects</a>, <a href="https://www.apartments.com.au/landscape-architect/aspect-studios">Aspect Studios</a>, and Tom Mark Henry, the project reflects a broader buyer shift toward character-rich buildings that combine history, amenity, and long-term liveability in tightly held inner-Brisbane locations.

<h3>The Gallery by Graya 
Where: Hamilton 
Who: Graya</h3>

<a href="https://www.apartments.com.au/developers/graya">Graya</a>, yet another builder-developer,&nbsp;is expanding its presence along Hamilton’s Racecourse Road with The Gallery.

Pending approvals to go a little higher than what has been approved, Graya will bring 52 high-end apartments to the undersupplied Hamilton market, above&nbsp;a curated retail precinct.&nbsp;

Designed by bureau^proberts, the project draws on Queensland vernacular architecture, incorporating deep verandahs, landscaped courtyards, and an 800-square-metre rooftop retreat.&nbsp;

[smartcode_project:default project_id=150283 project_image_fid=1821]

Positioned on a full-block site, <a href="https://www.apartments.com.au/new-apartments/the-gallery-by-graya-63-71-racecourse-road-hamilton-qld-4007">The Gallery</a> is intended to act as a local civic anchor, contributing to the ongoing revitalisation of Racecourse Road while catering to owner-occupiers seeking lower-density living close to the river and CBD.

Read more: <a href="https://www.apartments.com.au/news/qld/first-look-exclusive-graya-expands-hamilton-presence-with-the-gallery-apartments">First look exclusive: GRAYA expands Hamilton presence with The Gallery apartments</a>

<h3>Yeerongpilly Green 
Where: Yeerongpilly 
Who: Consolidated Properties Group</h3>

<a href="https://www.apartments.com.au/developers/consolidated-properties">Consolidated Properties Group</a> (CPG) will launch its 25-storey residential tower at <a href="https://www.apartments.com.au/new-apartments/yeerongpilly-green-21-queens-way-yeerongpilly-qld-4105">Yeerongpilly Green</a>&nbsp;in the new year,&nbsp;marking the first high-rise within the evolving riverside precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, the project will deliver 181 apartments, evenly balanced between two- and three-bedroom configurations, each with generous outdoor spaces ranging up to 87 sqm.

A key feature of the proposal is the adaptive reuse of the site’s heritage-listed former Animal Research Institute building, which will be restored and reimagined as a future community or retail venue.

<img alt="CPG" data-entity-type="file" data-entity-uuid="14342886-3be6-409b-bdae-506381832b24" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-16%20at%201.44.44%E2%80%AFPM.png?VersionId=gVAO1co1J4NKYnbp0aIWQtwioATKTFdl" />

Over 2,000 sqm of landscaped communal gardens, along with resident amenities such as a pool, library, and private dining rooms, reflect the precinct’s broader focus on livability and green design.

The tower’s position within walking distance of the upgraded Yeerongpilly station and the 2032 Olympic tennis venue reinforces its appeal to both residents and investors.

<h3>Where: Newstead 
Who Consolidated Properties Group</h3>

CPG is also expected to launch its Newstead project, on one of the last direct riverfront sites in the suburb, next year. They are proposing 235 apartments across a 25-storey tower and an adjoining four-storey riverfront building of just 12 ultra-luxury residences.

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> and built by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a>, the project draws on classical Brisbane architecture with enduring materials such as brick and stone.

<img alt="Don O'Rorke's Cons Prop unveils Newstead riverfront apartment plans" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/47Skyring_C1_v3.jpg?VersionId=27j60QR_NOCX1GSEXs5XneHQVZp4ty2k" />

CPG Chairman Don O’Rorke described the vision as a “modern classic” that will stand the test of time.

With panoramic north-facing views across the river to Hamilton Hill and more than 75 apartments capturing river vistas, the development cements Newstead’s reputation as one of Brisbane’s most coveted urban waterfront locations.

Read more: <a href="https://www.apartments.com.au/news/qld/don-ororkes-cons-prop-unveils-newstead-riverfront-apartment-plans">Don O'Rorke's Cons Prop unveils Newstead riverfront apartment plans</a>

<h3>Where: Newstead 
Who: BPG Developments</h3>

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/bpg-developments">BPG Developments</a>&nbsp;will launch&nbsp;its 18-level Newstead apartment tower on Maud Street early in the new year following its recent approval.

Designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>, the project will comprise 131 two- and three-bedroom apartments with a wellness-focused rooftop featuring a gym, sauna, plunge pools, and shaded lounging terraces.

A ground-level plaza and retail tenancy will contribute to the precinct’s growing lifestyle offering and activate the street edge.

<img alt="BPG" data-entity-type="file" data-entity-uuid="34ff5c87-b4fc-4005-a613-0008f8629170" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-16%20at%201.48.11%E2%80%AFPM.png?VersionId=UQ4i3BRwPdbhJZDqewZKNWjms8j5UTLU" />

The tower’s material palette and form draw inspiration from the neighbouring heritage-listed Goldsworthy and Perkins Boot Factory, incorporating arched motifs and tactile brickwork that nod to Newstead’s industrial past.

BPG Co-Founder Glen Williams said the decision to focus on the area was driven by the ongoing shortage of new apartments and construction challenges limiting supply.

<h3>Where: New Farm 
Who: Fortis</h3>

<a href="https://www.apartments.com.au/developers/fortis">Fortis</a> is expected to launch its second Brisbane project, one of its largest to date not only in Brisbane but nationally. The New Farm development will deliver <a href="https://www.apartments.com.au/new-apartments/424-bowen-terrace-new-farm-qld-4005">74 apartments and four standalone houses</a> across two low-rise buildings designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a>.

The seven-level apartment building will front Moreton Street, while the four houses will address Bowen Terrace, taking advantage of elevated views and the suburb’s established leafy streetscape.

<img alt="Fortis files Bowen Terrace, New Farm apartment plans" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-07-02%20at%2012.45.43%E2%80%AFPM.png?VersionId=kPUTnNlrz4NpkGVcUPyOs14G1nskILyi" />

The project’s architecture embraces subtropical design principles, drawing on the character of traditional Queensland homes through verandahs, bay windows, and deep balconies. A U-shaped configuration surrounds a north-facing courtyard with a pool and wellness zones.

Following three rounds of community consultation, the design was refined to include greater setbacks and deep planting, with heritage assessments confirming minimal impact on the neighbouring Fingal House.

<h3>Where: Newstead 
Who: Frasers Property Australia</h3>

Development giant Frasers will launch its updated Newstead development to the market in 2026, after tweaking the plans for it to be more upmarket.

They will now bring around 70 apartments to the market across <a href="https://www.apartments.com.au/new-apartments/19-chester-street-newstead-qld-4006">two 16-storey buildings</a> on a prime&nbsp;3,016 sqm site on the&nbsp;corner of Chester and Morse Street. There will also be three street-level terraces, a rarity so close to the popular James St retail precinct.

<img alt="Frasers" data-entity-type="file" data-entity-uuid="565ad08a-218d-4a82-849a-0c55d8cea473" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-16%20at%203.04.28%E2%80%AFPM.png?VersionId=RwY2wOfqsXItXztL145VVKsWt9r8yPNQ" />

Frasers Property Development Director Jamisen Rivera said the upscale project felt like a natural progression following the delivery of luxury townhomes and apartments at Hamilton Reach.&nbsp;

“This rare site presented a unique opportunity to blend the blue-chip aspects of&nbsp;<a href="https://www.apartments.com.au/developments/new-farm-qld-4005" target="">New Farm</a>&nbsp;with the urban excitement of Newstead’s thriving scene and is primely positioned to link two of&nbsp;<a href="https://www.apartments.com.au/developments/brisbane-qld" target="">Brisbane</a>’s most iconic precincts, walkable to both James Street and The Gasworks,"&nbsp;Rivera said.

“Carefully curated by our experienced consultant team, the residences are as luxurious as they are diverse, with a mix of two-, three- and four-bedroom apartments designed to maximise the 360-degree views to the CBD,&nbsp;<a href="https://www.apartments.com.au/developments/new-farm-qld-4005" target="">New Farm</a>, North&nbsp;<a href="https://www.apartments.com.au/developments/brisbane-qld" target="">Brisbane</a>&nbsp;and Hamilton Northshore, enhancing the living experience from the inside out.”&nbsp;

Brisbane’s top 10 new apartment developments coming to market in 2026

With just a few units left in its luxury Palm Beach apartment development La Belle,&nbsp;Marquee Development Partners is planning its next.

They are moving down The Esplanade, filing plans for 31 apartments on an amalgamated 1,236 sqm site at&nbsp;<a href="https://www.apartments.com.au/new-apartments/velare-444-448-the-esplanade-palm-beach-qld-4221">444–448 The Esplanade</a>, directly opposite the Palm Beach foreshore.

The family-owned developer, ran by Jacques Winterburn, has had&nbsp;<a href="https://www.apartments.com.au/architects/ellivo-architects">Ellivo Architects</a>&nbsp;design the nine-storey building that will comprise 15 two-bedroom apartments, 15 three-beds, and a four-bedroom penthouse.

<img alt="First look: Marquee Development Partners plans 31-unit beachfront apartment tower in Palm Beach" data-entity-type="file" data-entity-uuid="83c0ffe7-28f1-4ab2-93d2-99ca28f45f15" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/palm%20beach%20da%20podium.png?VersionId=x9pY7kEFJFlZfYa4G4RKtrKQZZ7gPFmZ" />

&nbsp;

A residents' lounge with work from home pods will sit on the first level, as will a gym, an alfresco deck with outdoor kitchen, and a lap pool with adjoining spa.

The building will sit next door to Solmare by Chanine Developments, which is set to launch soon, as well as the Casablanca Palms on the Beach resort.

Marquee is on track to deliver its 11th Gold Coast project, with La Belle slated for completion in late 2026. Only four-bedroom apartments remain in the 75-unit development. Marquee has delivered several central Gold Coast projects around Surfers Paradise and Chevron Island, but in recent years has shifted its focus to the southern end of the coast, completing Palm Beach Residences, Northshore Palm Beach, and SOL and Monterey at Kirra.

&nbsp;

First look: Marquee plots latest Palm Beach apartment development

Veteran Gold Coast developer Raptis is fast approaching completion of The Sterling, its new Broadbeach apartment tower a stone's throw from the beach.

Ahead of its mid-2026 completion, Raptis has fast-tracked the completion of three fully-furnished apartments, a mix of two and three-bedroom plus study layouts on the 3rd&nbsp; level of the 24-storey building, the only new development on George Avenue.

Each of the open residences, one from the Seascape, Panorama and Cityscape collections, offers a distinct approach to scale and spatial flow.&nbsp;

[smartcode_project:default project_id=101620 project_image_fid=357478]

The Seascape apartment spans 190 sqm and sits within the sub-penthouse range, offering three bedrooms, three bathrooms, and sweeping 280-degree views across the coastline and hinterland.&nbsp;

The living and dining area is framed by full-height glazing and opens onto a large balcony, while a generous butler’s pantry and dedicated laundry space speak to the layout’s functionality.

[smartcode_project:default project_id=101620 project_image_fid=357480]

The two-bedroom Cityscape option focuses on a functional layout with views over the Gold Coast skyline. The collection comes with a separate multi-purpose room, designed to cater for a home office, media room, or guest room.&nbsp;Its open kitchen includes a walk-in butlers pantry and premium integrated European appliances.

The Panorama Collection spans 158 sqm and is designed for owners seeking defined private spaces alongside expansive living. Bedrooms are separated from the main entertaining zones, and the apartment is oriented to capture sunset views south toward Coolangatta and the hinterland.

[smartcode_project:default project_id=101620 project_image_fid=357481]

The residents of the 90 apartments will have private access to Club Sterling, located on level two offering amenities that includes a lap pool, gym, wellness studio, business suite with bookable dining and lounge spaces, plus sauna/seam/Pilates room.

<article data-scroll-anchor="true" data-testid="conversation-turn-2" data-turn="assistant" data-turn-id="bac51e24-ebbe-486c-bf3f-91cc0553d59e" dir="auto" tabindex="-1">
Raptis has nearly five decades of experience delivering some of the Gold Coast’s most iconic towers, including the Towers of Chevron Renaissance and the Hilton Hotel and Residences. Earlier this year, they completed Pearl Main Beach, an 84-apartment project on Main Beach Parade.
</article>

[smartcode_project_cta:default project_id=101620]

Raptis tracks towards completion of The Sterling Broadbeach, unveils three fully-furnished display apartments

The Melbourne property market has turned a corner in 2025 after several years of stagnant growth. Cities including Brisbane, Perth, Adelaide and Canberra&nbsp;overtook the Victorian capital in terms of median property prices, leaving Melbourne as the sixth most affordable capital city in Australia.

While that affordability gap remains, the market has now officially bottomed. Price growth has stabilised, and values have begun to rise, according to Cotality.

Interstate investment has surged and buyer confidence has returned, now they are not buying into a down market.

New projects are proving particularly popular with interstate purchasers. Over the past six months, 50 per cent of investor enquiry into Melbourne on Apartments.com.au has come from interstate. At the start of the year, that figure was closer to 10 per cent.

Some of the capital’s best developers are readying new projects for launch early next year, while others are waiting on approvals before hitting the go button.

We’ve wrapped up the most exciting projects set to launch in Melbourne in 2026. Off-the-plan buyers won’t want to wait too long into the year, with the Victorian Government’s extended stamp duty concessions—which completely abolish the tax for eligible buyers of new property, set to end in October.

<h2>Queensbury</h2>

<h3>Where: Melbourne</h3>

<h3>Who: Hirsch &amp; Faigen</h3>

National developer Hirsch &amp; Faigen are preparing to launch their new Queens Road development on the doorstep of Albert Park. Architecture firm Forum has designed the building, which will be known as <a href="https://www.apartments.com.au/new-apartments/queensbery-71-queens-road-melbourne-vic-3004">Queensbury</a>, to frame the extensive views of the 225-hectare park.

<img alt="Queensbery" data-entity-type="file" data-entity-uuid="dcf1243b-ccfe-4552-b616-0b099186610e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Queensberry.jpg?VersionId=PH.cWH9ajID5fbD.yUb3ZveXMFM0i_SQ" />

Residents will have access to extensive ground-level amenity in the form of a fully-equipped gym, adjoining wellness centre with cold plunge pool and a sauna, and a residents’ lounge and dining room which opens to a pickleball court, one of the first of its kind in a new apartment development in Melbourne.&nbsp;

The 140 one-, two-, three-, and four-bedroom apartments will launch early in the new year through Matt George from Urban Activation.&nbsp;

<h3>Where: Glen Iris</h3>

<h3>Who: Time &amp; Place</h3>

Fresh off completing The Queensbridge in Southbank and recently launching Park Modern in South Melbourne, growing national developer Time &amp; Place will launch its Glen Iris shoptop housing development in 2026.

Designed by award-winning architects&nbsp;<a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>, the five-level project at <a href="https://www.apartments.com.au/new-apartments/173-burke-road-28-hope-street-glen-iris-vic-3146">173 Burke Road</a> will feature 60 apartments, including affordable homes, targeted at downsizers, young and multi-generational families, alongside a full-line Woolworths.

<img alt="Glen Iris" data-entity-type="file" data-entity-uuid="ea54fcec-cc40-4ae2-b51d-bd819637d4e2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-15%20at%201.02.39%E2%80%AFPM_0.png?VersionId=8a3k.2g5178bVHmFQKq9zR5mU4D.DLX0" />

The planning approval follows engagement over many years with the local community, the&nbsp;City of Stonnington, as well as the Department of Transport and Planning, together with the Office of the Victorian Government Architect, and reflects feedback received on urban design, local character and traffic and car park management.

<h2>Fitzroy Gasworks</h2>

<h3>Where: Fitzroy</h3>

<h3>Who: Milieu</h3>

Later in the year Milieu will launch <a href="https://www.apartments.com.au/new-apartments/fitzroy-gasworks-433-smith-street-fitzroy">Fitzroy Gasworks</a> to the market, having won the tender to develop the prime Fitzroy site in collaboration with Development Victoria.

The developer, with projects currently underway in Elsternwick, Brunswick, and Collingwood, will deliver the build-to-sell component of the highly-anticipated project. It will be around 420 new homes, alongside extensive commercial and retail spaces.

<img alt="Fitzroy" data-entity-type="file" data-entity-uuid="5b26b7e4-9fe2-4f89-bdc7-fdecfb45ba79" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-15%20at%203.00.10%E2%80%AFPM.png?VersionId=o9u3P5douWw7GbsrwGx1kxu.ufjajYWM" /> 
The prime site borders Smith and George St as well as Alexandra and Queens Parade. The site already features the new Wurun Senior Campus and Bundha Sports Centre.

<h3>Where: Southbank</h3>

<h3>Who: LAS Group</h3>

LAS Group is looking to launch its new Southbank projects in 2026, following their recent approvals.

The two independent towers, designed by&nbsp;<a href="https://www.apartments.com.au/architects/fk-australia" target="">Fender Katsalidis</a>, will introduce around 700 new apartments across sites on Clarke Street and Clarendon Street.

The larger of the two towers,&nbsp;<a href="https://www.apartments.com.au/new-apartments/101-clarendon-street-southbank-vic-3006">101 Clarendon Street</a>, will have 509 apartments across a 52-level building that will also include a residents' lounge, private dining room, podcast room, golf simulator, co-working spaces, pet care facilities, and an outdoor terrace.

The smaller tower at&nbsp;<a href="https://www.apartments.com.au/new-apartments/36-42-clarke-street-southbank-vic-3006">38 Clarke Street</a>&nbsp;will be around half the size at 25 levels and home 188 apartments, a pool, gym, cold plunge, and sauna.

The taller tower is expected to complete in 2029, and the smaller tower a year earlier.

<h2>Moonee Valley Park (Stage 6)</h2>

<h3>Where: Moonee Ponds</h3>

<h3>Who: Hamton</h3>

Precinct-led developer Hamton is hoping to launch the sixth stage of its $3 billion Moonee Valley Park redevelopment they are creating alongside joint venture partner Hostplus.

The sixth stage will incorporate five more buildings in what is being called the Cox Plate Precinct, with around 1,100 new residences. There will be two build-to-sell apartment buildings, two build-to-rent buildings, and a hotel.

<img alt="Hamton" data-entity-type="file" data-entity-uuid="6c9327d8-533b-4982-bb1d-48f5389d68a3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-15%20at%201.05.29%E2%80%AFPM.png?VersionId=I0hjB0T1W5134HPMx6iJEasDkuWXBnD_" />

The buildings will range in height from 10 to 25 storeys, and 10 per cent of the dwellings will be allocated to affordable housing.

Complementing the residential offering is over 3,000 sqm of retail space, including a circa 800 sqm supermarket, and 4,100 sqm of commercial office space. The hotel will deliver 184 rooms with ground-floor activation via lobby and retail uses.

<h2>The Brightly</h2>

<h3>Where: Richmond</h3>

<h3>Who: Goldfields</h3>

Richmond will receive a rare injection of a new apartment offering in the new year with Goldfields approaching the launch of <a href="https://www.apartments.com.au/new-apartments/the-brightly-9-15-brighton-street-richmond-vic-3121">The Brightly</a> on Brighton Street.

The 12-storey, mixed-use building will bring another 125 apartments and townhouses to an area where new housing has been few and far between in recent years.

Cera Stribley is behind the designs for the building that will also incorporate retail and commercial spaces on its lower levels.<img alt="goldfield" data-entity-type="file" data-entity-uuid="1f31642f-38c2-416f-ae56-fa9726514e9c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-15%20at%201.09.46%E2%80%AFPM.png?VersionId=ktESZLAkpvzmEIDsCferE8FLsErnRU0l" />

Rob Granger, Goldfields General Manager – Built Form, said the new project will bring another high-quality residential development to Richmond.

“Goldfields has a strong track record of delivery and we believe our experience in residential development and product marketing will be key to ensuring this project’s success,” Granger said.&nbsp;

<h3>Where: St Kilda</h3>

<h3>Who: Fortis</h3>

National developer Fortis is expected to launch its St Kilda project in 2026. They are planning around 40 Woods Bagot-designed apartments on a prime Fitzroy Street site that will include around 950 sqm of&nbsp;hand-selected retailers, likely to be a providore, a bakery, or a signature food and beverage venture.

When they submitted plans to the local council, Fortis Director Charles Mellick told Apartments.com.au that the developer has long&nbsp;been interested in St Kilda, and in particular Fitzroy Street.

<img alt="Fortis" data-entity-type="file" data-entity-uuid="202d027a-4fb6-4d02-a049-002c74f73077" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-15%20at%201.28.18%E2%80%AFPM.png?VersionId=aUVoHXLp_vBeKEKBjELeL2WrYLoTKjKg" />

"St Kilda has a colourful history, character and charm and a unique position within Melbourne, immediate proximity to the CBD, parks and unrivalled amenity, yet distinctly coastal featuring one of Australia’s most well-known beaches," Mellick said.

"Fitzroy Street is one of Melbourne’s most historic grand boulevards which has admittedly seen better days, but here lies the challenge and opportunity to breathe new life into the precinct."

<h2>Camberwell House</h2>

<h3>Where: Camberwell</h3>

<h3>Who: Above Zero</h3>

Developer Above Zero will take on its largest project to date, 60 apartments across a 12-storey building in Camberwell.

The <a href="https://www.apartments.com.au/new-apartments/camberwell-house-699-burke-road-camberwell-vic-3124">Burke Road project</a>&nbsp;has been designed&nbsp;by&nbsp;<a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>&nbsp;and will also incorporate office and retail space on the ground floor.

<img alt="Camberwell" data-entity-type="file" data-entity-uuid="f7b0c18d-1c98-4150-a852-f2a297405495" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-15%20at%201.35.18%E2%80%AFPM.png?VersionId=q1Qspd6BrhqtoLr0hhcG7gKOwkIsCD7s" />

Jellis Craig Projects Director Stephen Bowtell will handle the sales for Above Zero on the project.

<h2 style="line-height:1.38; margin-top:24px; margin-bottom:8px">Pavilion</h2>

<h3 style="line-height: 1.38; margin-top: 24px; margin-bottom: 8px;">Where: Armadale</h3>

<h3 style="line-height: 1.38; margin-top: 24px; margin-bottom: 8px;">Who: Capax Group</h3>

One of the most boutique projects on this list is Pavilion, a luxury new development in one of Melbourne's premier suburbs.

Pavilion, on Wattletree Road in Armadale, has been designed by Life Architecture with interiors by Sora. They were inspired&nbsp;by the design of the Barcelona Pavilion by Ludwig Mies Van De Rohe.

"The Pavilion is renowned for its minimalist aesthetic, use of luxurious materials, and harmonious spatial flow," Sora said. "The concept evokes a sense of modern elegance, refinement, and timeless sophistication,"&nbsp;

The design is reflective of Armadale’s historic architecture, leafy streets, and mix of luxurious classic and contemporary homes, with&nbsp;marble and warm timbers used throughout.

<img alt="Manningtree" data-entity-type="file" data-entity-uuid="3a2e9eb8-f8ec-4eac-9018-3fb9324a985a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-09%20at%209.26.27%E2%80%AFAM.png?VersionId=Oq2W5PJ4Cv8LBJR9huh7PlAGi4UBYt4r" />

There will be just eight homes on offer, one a full-floor penthouse with&nbsp;three bedrooms, one a master with its own sitting room with a fireplace, home office, walk-in wardrobe with dressing room, and ensuite with double vanity and freestanding tub.&nbsp;

Marshall White Projects Director Leonard Teplin says it is one of the most architecturally striking buildings he's worked on in recent years.

<h2>Bella Rosa</h2>

<h3>Where: Rosanna</h3>

<h3>Who: Sinclair Brook</h3>

Sinclair Brook will launch <a href="https://www.apartments.com.au/new-townhouses/bella-rose-61-71-banyule-road-rosanna-vic-3084">Bella Rosa</a>, a collection of high-end townhouses in Melbourne's north-east, early next year.

There will be just 27 three- and four-bedroom townhouses designed by Via Architects. Many are freestanding or only have one shared wall. Every townhouse will have private gardens, landscaped by John Patrick Landscape Architects, and a two-car garage.

[smartcode_project:default project_id=106718 project_image_fid=354647]

They will be located on a quiet block on Banyule Road, near Rosanna Primary School.

Jellis Craig Projects Director Stephen Bowtell is handling the sales.

Melbourne's top 10 new apartment developments to launch in 2026

Schools

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GUEST OBSERVATION
NSW Premier Gladys Berejiklian has <a href="https://www.smh.com.au/education/key-growth-area-sydney-to-get-a-new-selective-school-20190604-p51u8s" target="_blank">re-ignited the ongoing debate</a> about selective schools by announcing a new selective school will be built in the “key growth area” of southwest Sydney. In announcing the school, the premier said: "There is strong demand for selective schools, with around 15,000 applications for only 4,200 places. This new school will provide another convenient local option for these students and their families."
But selective schools are never a “local option”. Selective school entry is open to anyone who meets the cut-off in the admissions test, regardless of where they live. Selective school students <a href="https://www.smh.com.au/national/nsw/the-sydney-students-travelling-phenomenal-distances-to-get-to-school-every-day-20180403-p4z7lo">routinely travel</a> for hours across Sydney to get to and from school.
And despite <a href="https://www.smh.com.au/education/key-growth-area-sydney-to-get-a-new-selective-school-20190604-p51u8s" target="_blank">claims selective schools provide opportunities</a> for gifted students across all socioeconomic backgrounds, the data actually show otherwise – selective schools are mainly comprised of advantaged students.
What are selective schools?
Fully selective schools have no catchment zones like other public schools. This means students in southwest Sydney will receive no priority when they seek admission to this new school. So, despite claims the school is needed to cater for population growth in this area, this school will never be a local school.
Selective high schools are public schools that cater for high-achieving, gifted students. NSW has more selective schools than the rest of the states combined. This new one will be the 49th if both both fully and partially selective schools are included. Victoria has only four selective schools, Queensland three and Western Australia one.
\Each year, selective schools dominate the HSC leader boards, comprising virtually all the top ten performing schools in NSW. These remarkable outcomes come from <a href="https://education.nsw.gov.au/public-schools/selective-high-schools-and-opportunity-classes/year-7/what-are-selective-high-schools" target="_blank">grouping together</a> high-achieving, gifted students, and teaching them using specialised methods and materials.
The positive aspects lie in selective school students spurring each other on to reach their potential. And sometimes in a comprehensive school gifted students are bored or bullied. But the disparity selective schools create outweighs the benefits.
They ‘select’ the most advantaged
An <a href="https://cpd.org.au/wp-content/uploads/2018/07/Institutionalised-Separation-Report-13-July.pdf" target="_blank">average of 73% of students</a> in NSW’s fully selective schools came from the highest quarter of socio-educational advantage (SEA) in 2016. The SEA is based on factors shown to have an impact on students’ educational outcomes, such as parents’ occupation and education.
At NSW’s highest-scoring school, <a href="https://jamesruse-h.schools.nsw.gov.au/about-our-school/academic-achievements" target="_blank">James Ruse Agricultural High School</a>, <a href="https://www.propertyobserver.com.au/https://myschool.edu.au/school/41811/profile/2016" target="_blank">89% of students</a> came from the top SEA quarter in 2016. <a href="https://cpd.org.au/wp-content/uploads/2018/07/Institutionalised-Separation-Report-13-July.pdf" target="_blank">Only an average 2%</a> of students across all of NSW’s fully selective schools came from the lowest SEA quarter.
<a href="https://images.theconversation.com/files/278834/original/file-20190611-32351-1t0v4th.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/278834/original/file-20190611-32351-1t0v4th.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
James Ruse Agricultural College student profile 2016. <a class="source" href="https://www.propertyobserver.com.au/https://myschool.edu.au/school/41811/profile/2016" target="_blank">MySchool (screenshot)</a>
Gifted students do exist in lower-income families and <a href="https://theconversation.com/a-nation-at-risk-how-gifted-low-income-kids-are-left-behind-56119" target="_blank">research shows</a> they are underachieving due to lack of opportunity – but selective schools don’t seem to be the answer. The data on selective schools show gifted students from disadvantaged backgrounds are being locked out of the selective system.
In fact, students in selective schools are now so advantaged they surpass those in many high-fee private schools. The My School website calculates an Index of Socio-Educational Advantage (<a href="http://docs.acara.edu.au/resources/About_icsea_2014.pdf" target="_blank">ICSEA</a>) for each school in Australia. ICSEA is set at an average of 1,000 across Australia. The higher the ICSEA, the higher the level of educational advantage of students attending the school.
As the table below shows, in 2016 just over half of the 20 most advantaged high schools in NSW were selective schools.
<hr>
<a href="https://images.theconversation.com/files/279018/original/file-20190611-32361-164a0n9.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/279018/original/file-20190611-32361-164a0n9.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
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They don’t reflect the community
Selective schools don’t reflect the communities in which they are located, meaning they are not the “local option” Berejiklian hopes the new school will be.
While public schools have traditionally been local community hubs, exposing students to the full range of diversity in their neighbourhoods, selective schools are not able to fulfil that function. Their level of advantage almost always exceeds that of other local schools. And this is true in wealthy as well as lower-income areas.
As the table below shows, ICSEA scores for selective schools in Penrith, Campbelltown, Gosford, Newcastle and Wollongong far surpassed those of surrounding local schools.
<hr>
<a href="https://images.theconversation.com/files/279019/original/file-20190611-32356-mzdpgs.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/279019/original/file-20190611-32356-mzdpgs.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
<hr>
Selective schools also don’t reflect the ethnic composition of our community and are overwhelmingly dominated by students from language backgrounds other than English (LBOTE). On average, 83% of students in Sydney’s fully selective schools were from a LBOTE in 2017. At <a href="https://cpd.org.au/wp-content/uploads/2019/05/Ethnic-Divides.pdf" target="_blank">James Ruse</a>, the figure was 97%.
<a href="https://images.theconversation.com/files/278833/original/file-20190611-32335-g2x9su.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/278833/original/file-20190611-32335-g2x9su.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
James Ruse Agricultural College student profile 2017. <a class="source" href="https://www.propertyobserver.com.au/https://myschool.edu.au/school/41811/profile/2017" target="_blank">MySchool (screenshot)</a>
Most <a href="https://www.smh.com.au/education/a-stark-contrast-the-ethnic-divides-across-sydney-s-schools-20190530-p51svk" target="_blank">selective school students</a> are children of skilled migrants, particularly from Asia, who tend to be highly educated and who invest heavily in their children’s education. This includes paying for many hours of private tutoring, especially in the lead-up to the selective schools admission test.
The use of tutoring to secure a competitive edge is another barrier preventing lower-income families from accessing the selective system.
High-achieving students need more access to educational programs that will enable them to reach their full potential. But this new selective school is not the solution.<img src="https://counter.theconversation.com/content/118449/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Christina Ho, Senior Lecturer, Social &amp; Political Sciences, University of Technology Sydney
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/selective-schools-mainly-select-advantage-so-another-one-wont-ease-sydneys-growing-pains-118449" target="_blank">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

Selective schools mainly ‘select’ advantage, so another one won’t ease Sydney’s growing pains

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This week I sit down with Simon LeNepveu of architecture and urban design practice, ClarkeHopkinsClarke to discuss the office's involvement in a research project, ‘Building Connections’, designed to support school systems and planning authorities in rethinking how schools engage with local communities and urban surrounds. 

Simon is part of an expert research panel, led by The University of Melbourne’s Dr. Ben Cleveland, for the research project which explores the idea of schools being used as community hubs and utilising them beyond the hours of 9.00am to 3.30pm. 

<iframe allow="autoplay" frameborder="no" height="166" scrolling="no" src="https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/533239065&amp;color=%23ff5500&amp;auto_play=true&amp;hide_related=false&amp;show_comments=true&amp;show_user=true&amp;show_reposts=false&amp;show_teaser=true" width="100%"></iframe>
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Laurence Dragomir

Weekly Podcast - Episode 40: CHC's Simon Le Nepveu

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GUEST OBSERVER
When even teachers and police workers need to travel to the city fringes to find an affordable home that strikes us as a sign of a deeply dysfunctional housing system. Our research shows key workers are being squeezed out of Sydney by a housing market which has left them behind. Yet Sydney stands out among global cities, like New York, London and San Francisco, for having neglected the housing needs of its essential workforce.
In our study, we identify five strategies to tackle the problem. These could make a real difference for key workers and other moderate income earners.
Forced out to the fringes
Unaffordable housing is creating a growing spatial mismatch between where teachers, police, health and emergency workers live and work. Although their jobs are spread throughout the metropolitan region, a majority of Sydney’s 156,000 teachers, nurses, police, firefighters, ambulance and emergency workers now live in outer ring areas.
Our study shows key workers are more concentrated on the metropolitan fringe compared to the labour force generally. And this trend is intensifying.
Over the decade 2006-2016, we found that inner areas of Sydney as well as middle ring areas, including Ryde and Parramatta, lost up to 21.4% of their key worker populations. The largest influxes of key workers were in far-flung Illawarra (a net gain of 10.5%), Hunter Valley (13.6%) and Southern Highlands (17%).
<img src="https://images.theconversation.com/files/205868/original/file-20180212-31377-178trgy.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Some areas of Sydney have lost many of their key workers. Key Worker Housing Affordability in Sydney, Author provided
Barriers to buying a home
Professionally qualified and often with a university degree, key workers typically earn moderate, rather than high incomes.
<img src="https://images.theconversation.com/files/205869/original/file-20180212-31355-p7z1f2.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Key workers are on moderate salaries. Key Worker Housing Affordability in Sydney, Author provided
They’re not getting rich while teaching our children or caring for our sick, but the stability of their service-oriented professions usually meant home ownership was a realistic expectation. However, over the past decade, younger key workers have faced new barriers to home ownership.
One of these is the deposit gap. This refers to the number of years it takes to save a deposit on a median-priced home. Most lenders now require a 20% deposit.
Single key workers now need nearly nine years to save a deposit for a dwelling in Sydney’s outer suburbs. Couples on two incomes need to save for more than five years.
Where can key workers afford to live?
To examine where key workers can afford to buy a house we used affordable price thresholds, based on bank lending criteria and assuming a 20% deposit. Again, this analysis showed key workers have very limited choices. Even a senior constable earning around A$98,000 a year is limited to outer Sydney, with the closest options being Penrith and Campbelltown.
<img src="https://images.theconversation.com/files/205861/original/file-20180211-51727-pmhycu.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Key workers simply can’t afford to live close to the inner city. Key Worker Housing Affordability in Sydney, Author provided
Their limited housing choices are forcing many key worker households into long car-based commutes.
<img src="https://images.theconversation.com/files/205870/original/file-20180212-31359-365gu1.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Key workers face longer-than-average commutes. Key Worker Housing Affordability in Sydney, Author provided
These long commutes take a toll on their families and finances. Sydney high school teacher Kim Timmins explained in a recent opinion piece:
"We made the difficult decision last year to leave our network of family and friends and make the move to the uppermost parts of the Central Coast, the closest place we could afford to buy a home big enough for our growing family. … Our commute is a mix of car and train throughout the week … a complete drain before the day at school and hospital begin, and an economic disadvantage in terms of car travel costs."
What should be done
Several local councils are pursuing important initiatives to provide more affordable rental housing. In our study, we also propose five ideas to help key workers get into home ownership in Sydney.
In particular, the stable employment conditions and moderate incomes of key workers open new possibilities for improving their affordable housing options, without needing additional government subsidy or significant policy change.
Reduce the deposit gap
Key workers have traditionally aspired to, and achieved, home ownership. But those not already on the property ladder face a median house price of around A$900,000 in Sydney. An affordable price for most key workers would be around A$650,000.
To bring home ownership into reach, a shared equity model would allow key workers to buy up to 75% of the home’s value. This would reduce deposit requirements to between 5% and 10% and also make loan repayments more manageable.
Shared equity schemes are offered in South Australia under the government’s HomeStart finance organisation. This has helped many low and moderate income earners into their first home.
Collaborative development models
“Collaborative” development and financing models provide an alternative to conventional multi-unit housing developments. Under these models, individuals are supported in collectively developing a residential project.
The group members collaborate to acquire a site, appoint an architect and manage professionals through planning and construction. Groups are able to save on developer premiums. They can also customise their building and apartments in ways that save on both capital and recurrent costs.
The Nightingale projects in Victoria are an example of this approach. Participants in these schemes can save around 10-12% on prices for comparable apartments.
Alternative tenure arrangements
Alternative tenure arrangements, such as community land trusts, can separate the cost of a dwelling from the cost of land (retained by government or the trust). Under this model, homes are purchased with a conventional mortgage and/or the land component is rented at a marginal rate. Community land trusts are well established in the UK and US, but yet to attract serious policy support in Australia.
Save on construction
Savings in housing design and construction could help increase the supply of affordable homes, provided these savings are passed on to eligible buyers. Innovations in design and construction, as well as reduced requirements for facilities such as car parking (in accessible locations) could reduce costs by up to 25-35%. That equates to savings of A$75,000 to A$100,000 for two-to-three-bedroom units or townhouses.
Increase inclusionary planning targets
Inclusionary planning requires that a proportion of new housing development be affordable for moderate or low income groups. This approach can support various combinations of affordable housing, to be made available as permanent rental housing or sold on the market. Mandating that 20% of dwellings in all major new housing developments are affordable for moderate income earners, including key workers, could deliver 6,000 to 7,000 affordable “start-up” homes per year in Sydney.
Housing slowdown won’t solve key worker exodus
Governments seem to be hoping that slowdowns in Sydney and Melbourne prices, combined with first home buyer stamp duty concessions, have fixed the housing affordability problem. It’s true that regulatory intervention to restrict interest-only loans to 30% of new residential mortgage loans has cooled some investor demand.
However, the housing boom added 70% to Sydney prices from the trough to the peak. This disrupted the home-ownership trajectory of key workers, and in turn added to pressure on the operation of our essential services.
<img src="https://counter.theconversation.com/content/91476/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">Key workers who don’t own homes may increasingly opt to leave Sydney’s unaffordable housing market. Ultimately, they may seek work in regional New South Wales or elsewhere in Australia. Sydney can ill afford to lose them.
Nicole Gurran, Professor of Urban and Regional Planning, University of Sydney
Catherine Gilbert, Research Assistant and PhD Candidate, Urban Housing Lab, University of Sydney
Peter Phibbs, Director, Henry Halloran Trust, University of Sydney
Yuting Zhang, Research Associate, Urban Housing Lab, University of Sydney
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/key-workers-like-nurses-and-teachers-are-being-squeezed-out-of-sydney-this-is-what-we-can-do-about-it-91476" target="_blank">original article</a>.
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Key workers like nurses and teachers are being squeezed out of Sydney: Academics

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Property prices within the Perth school catchment zones for Bicton Primary School and Kalamunda Senior High School are experiencing the highest median house price growth year on year, according to the Domain 2015 School Zones Report Card.
It found property within the catchment areas for Nedlands Primary School and Mandurah senior College had the lowest median house price increase of all government school catchment areas for Perth.
The Domain 2015 School Zones Report Card analysed the price growth rate between property within government school catchment zones across Australia and compared sale price date against the corresponding school catchment zone.
Primary
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High school
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Click <a href="/news/school-zones-capture-more-family-property-buying-interest-but-be-sure-when-paying-the-premium">here</a> to see the national list. 
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Perth median price increase in school catchment zones

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Property website Domain.com.au have released a comprehensive survey of school zones.
It details the price growth rate of property within government school catchment zones across Australia. 
Property sale price data has been compared against the corresponding school catchment zone the property sits within.
Parents need to realise when looking to enrol their children in a government school, that their property is within the boundaries of their chosen school’s catchment zone, Domain senior economist, Dr. Andrew Wilson said. 
“Agents tell us that sometimes houses on one side of the street can be sold for 10% higher or more than their counterparts across the road, simply because they fall within the catchment zone of a highly sought after government school." 
Just being close to a school does not guarantee that the property is within that school’s catchment zone, the report noted.
Primary school catchment zones with the highest rate of property price growth nationally (based on sale prices for properties sold in year to April 2015, compared to previous year):
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High school catchment zones with the highest rate of property price growth nationally (based on sale prices for properties sold in year to April 2015, compared to previous year):
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The Domain 2015 School Zones Report Card found that property prices in Sydney school catchment zones are experiencing the highest price growth out of all the capital cities, with nine out of ten of the primary school catchment zones experiencing the highest growth nationally in 2015 located in NSW, and nine out of ten of the highest growth high school catchment zones also in NSW.
Domain’s mobile apps allow parents to see which school catchment zone a listed property falls into, as well as a map of that school’s catchment zone and key information about the school(s).
 
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School zones capture more family property buying interest - but be sure when paying the premium

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GUEST OBSERVATION
One of the most important decisions you may make as a parent is where to send your child to school. You can spend hours researching schools, studying what they offer, their reputation, yearly VCE results and overall school ranking.
Imagine spending all that time researching to find what you believe is the perfect school for your child, only to be informed that they will not be accepted because you do not live in the school’s zoning. If only you had known this when you purchased your family home!
Public secondary schools in Melbourne are separated into zones, such that the entire area is covered. There are few overlapping regions.
The bulk of enrolments will come directly from these zones, making the decision on what area to settle down in a potentially crucial factor for parents.
While private schools are not affected by the same zonal restrictions, many pose a heavy financial burden on the household budget, especially if the choice between public and private has to be made for several children.
If you are a future home buyer, a school zone should be taken into account as this will affect how others view a property and potentially push prices up. This means you could be overpaying for a property because it is within a school zone, even if this is not relevant to you. The school zone effectively comes with the house and you will pay for it regardless as a result of market pricing.
Click pictures and tables to open in new windows:
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Different school zones may have different impacts depending on their ranking and popularity. This study set out to compare the performance of public schools with house prices in the surrounding region. Our primary aim was to uncover the answer to the question: What is the real, unseen price of education in the housing market and how much do rankings influence this?
School zones are becoming increasingly important in the inner city market. The rise in popularity of public schools is evident by the increase in intake of students each year.
There has been lobbying in some suburbs for more public schools so that the demand for the existing schools is reduced. Population growth in the Port Phillip area has put enrolment strain on the only public school in the area; Albert Park College.
Provision of more public secondary schools in the inner south is necessary especially for South Melbourne and the new Fishermans Bend suburb which are outside the Albert Park zoning. In the inner north, it seems that demand for public schools is so high that one new school does not make a difference. For example, Northcote High School has had to reduce their catchment area recently so that Preston West and parts of Thornbury are no longer included.
They state that the opening of nearby Coburg High School has not affected demand for places and are still having to turn away students.
With a limited number of properties falling within each school zone, demand for these is pushing up property prices and even rents in certain areas.
Popular independent school Haileybury recently purchased a site in the CBD itself with speculation they will open up a new campus to service this growing area of inner Melbourne. They currently have campuses in the south eastern suburbs only. This shows a shift in attitudes of schools whereby it is no longer essential to place a high performing school in the eastern suburbs as was traditionally done. Good schools are now moving to more centralised locations.
This shift in attitude is also seen in parents who are accepting more modern approaches to a school’s design.
Planning is to go ahead for NSW’s first public high rise school in the inner suburb of Parramatta. Whilst high rise schools come with their own problems, it seems the only way forward for the inner city where space is so limited.
Low cost, high performing public schools are a desirable variation to private schools for many, especially as the inner city suburbs have resurfaced to be incredibly popular to live in.
People can now live in their dream inner city suburb whilst sending their child to a good school without having to pay a fortune. Furthermore, the money they save from sending their kids to a public school can go towards servicing a more expensive mortgage, or offering their children an eye opening experience, for example, by taking them to Paris for a family holiday.
Property Values and School Zones 
It is well established that there is a correlation between property values and being located in a school catchment area. In our major capital cities, Sydney, Melbourne and Perth, buyers will pay a premium to be located within a public school zone, regardless of its ranking.
A study in New Zealand aimed to actually quantify the impact of geographically defined school zones on house prices. Using hedonic regression, they analysed over 10,000 house sales in a select group of inner Auckland suburbs over 21 years.
What was interesting in this study is the fact that the school zone boundaries changed over the duration of the study.
It was found that when a school increased its boundary to include a new suburb, the house prices in this suburb began to attract a premium compared to relative suburbs and this premium grew to NZ$66,000 over 10 years. When a suburb which had a historic premium attached to its houses relocated out of a school zone, this premium diminished.
VCE Results and House Prices 
The Victorian Certificate of Education, better known as the VCE, is the main tool used for ranking schools based on performance.
Students complete the VCE over their final two years of senior high school. In each subject, they are awarded a grade from 0 to 50, based both on their individual performance and the performance of the rest of the state. A score of 30 in an individual subject denotes an average score, i.e. a score in the top 50% of the state.
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To determine what impact a school's VCE results have on property prices, the sale results of 2,300 houses were analysed using hedonic regression techniques. All two and three bedroom houses were included if they were sold between January 2011 and December 2014, and were located within seven different inner city high school zones, as depicted in the school zone map. This property size and type was picked as it most closely represents a potential buy for an inner city family household.
Table 1 shows the average percentage of VCE scores of 40+ achieved between 2011 and 2014 at the different schools, as well as the average price of two and three bedroom houses in the school’s zone. A study score of 40 or above is indicative of a score in the top 8 percent in the state. The ratio of such exceptional scores compared to the total shows us the proportion of high achievers in each school. Note that Lynall Hall Community School did not publish VCE scores in 2013. Data for this year was therefore left out.
On its own, Table 1 doesn't tell us much, except how affluent an area is. There seems to be no obvious link between the VCE results and average sale prices. However, there are many other factors that determine the price of a house. To single out the effect of public school VCE results on house prices, the following parameters were taken into account in the regression analysis:
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Bedrooms and Bathrooms: Indicator of the size of the house and number of children. One additional bedroom and bathroom set added on average $350,000 to the price of a house. 
</li>
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Land Area: The value of the land the house was located on if it were vacant. Each square metre was worth $1,475. 
</li>
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Beach: Proximity of suburb the house was located in to the closest beach, broken up into three bands – adjacent to a beach, one suburb away from the closest beach and more than one suburb away. Each band towards the beach increased the value by $320,000. 
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CBD:  Proximity of the suburb the house was located in to the CBD, in kilometres. For every kilometre away from the city centre, the price of houses in the data set decreased by $80,000. 
</li>
<li>
Sale Date: The number of days since the first day in the set (01/01/2011). In other words, the effect of inflation on housing prices. Each day since 2011 added on average $125.80 to the price of each house.
</li>
</ul>
Housing sales that were missing information on any of the above variables were left out of the study.
The analysis uncovered that, on average, a 1% increase in the percentage of scores of 40 and above at a school increases the price of a house in the affected school zone by $19,000, holding all else constant.
This is quite a significant change, between 1.5% and 2.9% of the average price of houses sold over the past four years. To confirm our findings, Secret Agent thought it would be interesting to isolate those houses located nearby the border of two different school zones and analyse their sale results against each other.
Article continues on the next page. Please click below.
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Borderline: Comparing house prices close to two school zones 
1) Station Street 
Station Street runs in a northerly direction through Carlton North. The school zones of Fitzroy High School and Princes Hill Secondary College meet on Station Street, with the former receiving all even house numbers and the latter every odd house number.
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The comparison here is almost uncanny. Not only were the same amount of two bedroom houses sold, they were also generally sold in the same proportions each year. The average land area is almost identical.
Table 2 shows that the average sale price is 4.5% higher in the better ranked Princes Hill Secondary College zone. This result is smaller than what our model would predict and is most likely due to the small sample size. 
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2) Brunswick suburb 
The majority of houses in the suburb Brunswick belong to the Brunswick Secondary College zone, but a small part in the south is within the Princes Hill Secondary College district (Figure 3).
<a href="/images/2015/03/17/sa-march-17-six.jpg" target="_blank"><img src="/images/2015/03/17/sa-march-17-six.jpg" alt=""></a>
Even though the houses in the Princes Hill zone are on average smaller (by approximately 50 square metres), they sell for on average 14.5% more. The difference can be partly attributed to being inside the much better performing school’s zone, but is also the CBD.
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3) University High School 
When comparing sales inside University High School’s boundaries to houses sold just outside, results are much less clear cut.
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While University High is the better performing school, average prices are lower in this zone. The unexpected result can be explained by a huge difference in average land size.
The houses in the University High area have some of the smallest land bases in the entire set of studied houses. As mentioned earlier, each square metre of land is worth about $1,500. If the houses within University High’s zoning had the same land size as those outside the zone, they would be worth roughly $221,400 more, holding all else constant.
In other words, per square metre, these houses are valued much more highly. Again this is most likely due to the closer proximity to the CBD as well as being within the higher ranked school zone. 
<a href="/images/2015/03/17/sa-march-17-eight.jpg" target="_blank"><img src="/images/2015/03/17/sa-march-17-eight.jpg" alt=""></a>
Conclusion
We aimed to find out how much value home owners and families looking for standalone houses in the inner city see in better schooling according to VCE performance. The answer is clear: property prices are inclusive of a school zone premium and school rankings affect how much the premium paid will be. As the percentage of top achievers in a school increases, the value of houses located within the area rises as well.
On average, the price of a house in a particular school zone increases by $19,000 with each 1% increase in VCE study score above 40.
This shows parents’ willingness to pay for a school zone. Whether or not you care about the zoning yourself, you will pay for it to live in the suburbs with high performing public schools. It will be interesting to see how demand for public schools is met in the future as Melbourne's inner population continues to grow rapidly and space becomes even more valuable. 
Jodie Walker is a buyer's advocate and researcher at <a href="https://secretagent.com.au/" target="_blank">Secret Agent</a>, a Melbourne based buyer's advocacy.
Richard Rossman contributed to this Secret Agent report.
Paul Osborne is founder of <a href="https://secretagent.com.au/" target="_blank">Secret Agent</a>.
You can download the full report on school zones, as wellas other property research, from the<a href="https://secretagent.com.au/" target="_blank"> Secret Agent website</a>.
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How do school zones affect Melbourne property prices?

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The Board of St Vincent's College at Potts Point were the $3 million buyers of a neighbouring property at auction last night.
The Federation terrace house, <a href="https://www.ppdre.com.au/buying/NSW/Eastern-Suburbs/Potts-Point/House/1P0611" target="_blank">Heatherdene</a> looks one removed from its school campus, but Title Tattle gleans it's actually next to the terrace they'd previously owned.
Its selling agent Debbie Donnelly at Phillips Pantzer Donnelley had been giving buyers a $2.8 million plus guidance.
Positioned in the Rockwall Crescent cul-de-sac, the two-level residence was built in 1903 for William McElhone, <a href="https://www.sydneyaldermen.com.au/alderman/william-mcelhone/" target="_blank">a 1920s Lord Mayor of Sydney</a>.
The meticulously restored house has a modern design by Kennedy Associates Architects. Vendor Patrick Gill bought Heatherdene at 4 Rockwall Crescent in 1993.
It features original marble fireplaces, NZ Kauri floorboards and 3.6 metre high pressed metal Wunderlich ceilings.
Commonly known as Vinnies, is a Catholic, secondary school for girls, with frontage to Victoria Street. It has 680 girls in Years 7 to 12, including 140 boarders.
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<div class="ad-next">The college is one of Australia's oldest Catholic girls' schools, founded by the Sisters of Charity as a primary school in 1858.</div>
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Nuns buy neighbouring terrace to St Vincent's College, Potts Point school

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A South Melbourne property has been sold by the University of Melbourne for $10.78 million to the Victorian state government with the settlement last month.
It is set to become a primary school after the then Baillieu state government responded to the perceived looming crisis of rising enrolments and overcrowded inner city state schools. 
The 129-161 Ferrars Street property was identified in a 2012 report that signalled its as the preferred location for a new primary school due to its access to the 96 tram route and proximity to the Melbourne Sports and Aquatic Centre.
The report by Ernst &amp; Young acknowledged the 5,136 square metre site's closeness to City Road could pose a congestion problem.
The number of five to 12-year-olds in Southbank and Docklands is forecast to jump from 285 in 2011 to 1,366 in 2021.
The primary school is expected to open in about 2017, and could be expanded to take students up to year nine.
The site, variously owned by James Hardie, Rocke Tompsitt &amp; Co, and Elders through the decades, has been owned by the university since its 1977 purchase of the then Nathan Blight building.
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