Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

Joel Robinson

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

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

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Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

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

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>.

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

Sydney

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The Hills of Carmel released 2,000 lots of housing land in the recently rezoned Box Hill in Sydney's north west, worth more than $1.3 billion.
The ribbon cutting on May 13 was done by Ray Williams, MP, Member for Castle Hill and Parliamentary Secretary to the Premier for Western Sydney, with other VIPs also attending. Among those present was Bob Welsh, property development consultant for The Hills of Carmel.
The Hills of Carmel, a master-planned community on 223 hectares sub division, has all services currently enabled on site and housing construction will begin in 2017.
Blocks on sale start at $390,000 for 300 square metres, with additional lots available for purchase at 375, 450 and 550 square metres. 
Slated to include playing fields, a shopping centre, schools, and outdoor space, the development will create thousands of new jobs and inject an estimated $700 million into the local economy.
The land, first owned by Governor William Bligh, has been used in past for orchards, dairy farms and the pioneering breeding of Brahman cattle stud, according to a recent article in the Daily Telegraph.
Development is now being handed by descendants of Albert Scheinberg, who purchased the major part of the land in 1960, it said. 
The event was held at 43 Boundary Road, Box Hill.
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prateek24-ezbwHMbNAk

Land lots worth $1.3 billion in Sydney's Box Hill released to home buyers

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If there were a term that I would love to see introduced into the Australian property vernacular it would be just the one word – “shifts”.
For some time now I have found it most frustrating the way commentators and (to a much lesser extent) politicians raise topics, such as housing affordability is a fine example, Headlines such as “Australia’s housing affordability improved in the first three months of 2016” mean very little and serve little purpose. The problem with the housing affordability debate is that it focuses on Sydney and Melbourne which are the two most sort after locations whilst there is no mention of the affordable areas.
Rather we should for example look at what’s actually driving our specific market demographics on a suburb by suburb basis. Only then can we actually get a proper idea of what is actually happening where, believe me, we are now seeing some healthy shifts and some alarming shifts.
For example, in many Sydney suburbs we are now seeing record low stock levels particularly with houses – so what caused these shifts? In the vast majority of cases it always comes back to government policies whether federal, state or local. The reason why we are seeing less houses on the markets is because property values have grown to such a level that the barrier is now stamp duty. For a house purchased at $3,000,000 it is $150,490 and a house purchased at $4,000,000 it is $220,490 so home owners are now going to Plan B – refinancing and renovating.
 
When I speak to property valuers in our area I’m told that their workloads are now split 50/50 between purchases and re-financing which is a shift that started 3 years ago. Three years ago in Mosman there would be around 125 houses on the market each week where today there is around 50, so homeowners are refinancing to renovate with a view to a longer hold.
In November 2013, the value of housing finance was 26 percent higher than the previous year. This shift has continued ever since which clearly identifies where homeowners are shifting their monies taking household debts to historic highs with historic low interest rates.
Mosman has 5,890 houses approximately with 55 on the market today. Cremorne has 7,135 houses approximately with 7 on the market today. Neutral Bay has 1,109 houses approximately with 8 on the market today. Cammeray has 1,275 houses approximately with 9 on the market today. Northbridge has 1,914 houses approximately with 10 on the market today and Seaforth has 2,317 houses approximately with 18 on the market today. This has been the pattern for the last three years and don’t expect this to change any time soon.
Now when we look at the shifts in the new apartment markets this is where it gets scary because the blame here is shared equally between the state and federal governments. When the state government starts introducing a strategy for massive high–density developments and the federal government changes the ratio restrictions from 50 per cent to 100 per cent for overseas buyers on off–the–plan purchases, as I said a few years ago – train wreck.
Recently we read that the major banks ceased foreign lending so I immediately thought something is happening here as banks never turn away new revenue streams. Now we read that Westpac and the ANZ have found approximately $1 billion in Chinese mortgage application fraud. No doubt a precursor to the Australian Taxation Office clampdown on non – resident purchases so the anxious buyers then shifted to federal government endorsed off–the–plan purchases. It’s anyone’s guess where this will end up, although you would be right in saying this is only going to get worse. More particularly this has the potential so see a major revaluation of existing apartment purchases significantly down. Little wonder the major lenders announced recently that they were not approving any more loans in many Sydney suburbs.
Now shift your attention to the upcoming federal election where the Liberal party is not going to touch negative gearing and the Labor party are going to only make negative gearing available to new properties. Can you see another potential shift in the markets if negative gearing only applies to the new developments where given what’s currently happening nobody will be buying anything until these markets sort themselves out?
Then I read an article recently where Harry Triguboff announced that recently sales to Chinese buyers had halved and that Chinese buyers over the past few years had accounted for 80 percent of new Sydney apartment sales. Yes – 80 percent! Why is this not an election issue?
Now to put this into further perspective household consumption is actually what’s presently driving the Australian economy. In the December quarter 2015 national accounts household consumption delivered 0.4 percent of the total 0.6 percent growth.
Now there are a few shifts that need much closer examination. First signs for the NSW government will be a dramatic collapse in stamp duty revenues which is happening big time. The once ever dependable existing house market is renovating or has renovated so no financial joy there either. Then there will be a dependence on the off–the–plan purchases actually completing, although that’s looking shaky too. With 93 percent of investors preferring to buy existing properties and now the ALP wants them to but new properties – well that won’t work. We now know that nearly all the off–the–plan sales have gone to Asian investors.
The ALP need to be corrected on this as this policy change to negative gearing is Mining Tax Mark II.
<h4>MOSMAN – 2088</h4>
Number of houses on the market this time last year – 57
Number of houses on the market last week – 51
Number of houses on the market this week – 55
Number of apartments on the market this time last year – 49
Number of apartments on the market last week – 53
Number of apartments on the market this week – 50
<h4>CREMORNE – 2090</h4>
Number of houses on the market this time last year – 4
Number of houses on the market last week – 8
Number of houses on the market this week – 7
Number of apartments on the market this time last year – 14
Number of apartments on the market last week – 24
Number of apartments on the market this week – 23
<h4>NEUTRAL BAY – 2089</h4>
Number of houses on the market this time last year – 3
Number of houses on the market last week – 11
Number of houses on the market this week – 8
Number of apartments on the market this time last year – 27
Number of apartments on the market last week – 25
Number of apartments on the market this week – 21
 
ROBERT SIMEON is a director of <a href="https://www.rwm.com.au/" target="_blank" title="RWM" rel="nofollow">Richardson Wrench Mosman and Neutral Bay</a> and has been selling residential real estate in Sydney since 1985.  He has also been writing real estate blog <a href="https://www.rwm.com.au/news/" target="_blank" title="Virtual Realty News" rel="nofollow">Virtual Realty News</a> since 2000.
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robertsimeon-hRNTwJyXkQ

Beware of the Sydney property shifts

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Frasers Property Australia and Sekisui House Australia have announced the sale of The Australian Hotel and Abercrombie Heritage Terraces in Sydney's Chippendale to Solotel Hospitality Group for an undisclosed sum.
The sale concludes an international expressions of interest campaign to find a buyer, which was run by Ray White Hotel's Andrew Jolliffe.
Constructed in 1938, The Australian Hotel was one of four pubs included within the original Carlton United Brewery site. 
The purchase includes the original hotel building located at the corner site of Broadway and Abercrombie Street as well as three heritage terrace houses fronting Abercrombie Street. 
Frasers Property and Sekisui House Australia are partners on the award-winning Central Park development at the former Carlton &amp; United brewery site, which is set to house 5,000 new residents once completed.
The purchase of the Australian Hotel by hotelier Bruce Solomon and renowned chef and restaurateur Matt Moran of Solotel Hospitality Group sees the continuation of the trend of experienced operators taking their products to new areas of Sydney.
"Both Bruce and Matt have enjoyed considerable success in both Sydney and Brisbane through their ARIA, CHISWICK and Opera Bar businesses to name but a few, and we anticipate their hospitality prowess will again deliver the dynamic Chippendale area with another flagship drawcard upon completion of their Australian Hotel project," said Jolliffe. 
Central Park’s project director, Mick Caddey, said the joint venture team was pleased to bring experienced operators such as Solotel on board at Central Park.
The Australian Hotel, which will reopen in 2018 after refurbishment, will form part of Central Park’s Broadway street frontage embedded within the Foster + Partners designed DUO towers. 
“The Australian Hotel was once one of the most important local watering holes in the southern end of the Sydney CBD," Solotel Group’s managing director Bruce Solomon said.
"It saw a motley crew of Fairfax journalists, Carlton United Brewery staff and local rag-trade workers pass through its doors during the 40s, 50s and 60s." 
In addition, the three adjacent terrace houses facing Abercrombie Street will be converted into a European-style wine bar.
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Solotel buys historic The Australian Hotel at Sydney's Central Park

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The housing market in Coffs Harbour, far north New South Wales and Sydney is on the decline, according to valuation firm Herron Todd White.
HTW state east coast NSW is largely holding a steady trend in rental vacancy and the volume of house sales, but house sale volumes are beginning their fall in Sydney. 
New house construction is ramping up in Canberra.
<a href="/images/2016/05/09/Screen%20Shot%202016-05-09%20at%202.15.21%20PM.png" target="_blank">Click to enlarge</a>
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po-LsXgBTHBmX

Coffs Harbour, Sydney houses in price decline: HTW

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The 30 minute city is a worthy town planning concept of connectiveness but isn't ever going to happen in Sydney.
Buyers on the fringe must simply cop the consequences of distance.
The valuers Herron Todd White suggested recently just because fringe localities are cheap, doesn’t mean they can’t be savvy buys too.
They offer the chance of property at a fraction of the cost compared to city hub. Badlands no more.
The major worry from a price growth perspective is that supply can rise suddenly on the fringe.
Suburban addresses on the circumference of any city are abutted by greenfield sites.
"While you can see solid value performance, it doesn’t take much for competition to kick in," HTW noted.
If big parcels of housing land nearby gain development approval, there’s suddenly a whole new option for potential buyers.
Nowadays developers effectively create mega-suburbs through multi-stage projects extending over decades that include major community spaces, schools, universities, even hospitals as well as the mandatory shopping centre.
The aim is that families can effectively live within the boundary of these new communities and want for very little. 
The inner suburbs of Sydney hold most of the buyer attention, but the sought after cafe lifestyle pursuit exist beyond the hipster belt in suburbs 25 kilometres away the CBD. 
And also on the outskirts of NSW's major regional cities too.
Take the Illawarra, where fringe areas tend not to be too far from the main centres of Wollongong, Shellharbour and Kiama.
HTW suggests these include Cringila, Port Kembla, Unanderra, Dapto, Barrack Heights and Lake Illawarra.
Prices below $400,000 are now rare, generally for 1960s brick or fibro dwellings without major updates.
Cringila, close to the steelworks, is priced under $350,000, with capital growth pegged back due to location, HTW advise.
The Shoalhaven fringe are the small coastal towns based around Nowra, including Shoalhaven Heads, Culburra and Callala Beaches.
While all have local shops and services, they don't have departments stores and good public transport.
Most of all they lack a deep job pool, HTW warns.
Their real estate prices reflect this but can be buoyed by buyers seeking that holiday house dream.
Prices in Shoalhaven start around Nowra at $250,000 for a 50 year old three bedroom fibro.
As Australia’s seventh largest city, Newcastle has many fringe options including Fletcher and Cameron Park.
A contemporary four bedroom in Fletcher costs around $550,000, compared to $800,000 plus closer in.
Apparently traffic in Newcastle is rarely problematic, allowing fringe commuters 20 minute access to CBD based careers, services and social activities.
On the Central Coast, close to the Gosford CBD are the fringe options of Niagara Park, Narara and Wyoming.
Lacking the popularity enjoyed by the beachside suburbs, HTW suggests as gentrification occurs they may well prove a smart buy.
Further north, Chain Valley Bay, Gwandalan and Summerland Point have been popular with retirees and a constrained budget, but have seen a recent rising market.
The Southern Highlands has experienced increased investors in its fringe options, which are the villages away from the three major towns of Bowral, Mittagong and Moss Vale. Prices have increased 10 percent since 2014, but this is now expected to slow.
The Southern Tablelands region has been steady with HTW anticipating Goulburn to plateau or even soften.
Goulburn is sometimes viewed as a fringe suburb of Canberra, suggesting rather than the 30 minute city outcome, we rather might all merge into one huge metropolis.
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jchancellor-FAypfDUnLy

The 30 minute city isn't ever going to happen in Sydney

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The value of residential property in Sydney has risen 137 percent over the last 10 years to rank fourth behind Mumbai (184 pe cent) in a list of world cities, according to new research by Savills.
The Irish capital Dublin was at the other end of the scale, with capital value declining 26 percent over the same period.
Ten-year residential capital value growth in all global cities surveyed averaged 73 percent to the end of 2015, with Asian cities, including Shanghai (173 percent), Hong Kong (167 percent) and Mumbai, occupying the top three positions.
Savills Australia’s national Head of Research, Tony Crabb, said while it was unlikely the high level of growth these key cities had achieved in recent years was sustainable in the long term, Australia’s strong property fundamentals, including robust population growth, would nevertheless underpin a continued high level of performance, particularly along the eastern seaboard.
"Australia’s population growth is amongst the strongest in the world and is the strongest in its history. This creates ongoing demand for residential property as well as retail goods and services which feeds into logistics, warehousing and manufacturing and ultimately demand for office property and the two cities which will benefit the most from this trend are Sydney and Melbourne.
"As the population of these two cities is set to double over the next 35 years, the key driver of long-term growth is in place, and that should see Sydney remain near the head of the table in the medium term,’’ Crabb said.
Head of Savills World Research, Yolande Barnes, said the roller-coaster ride of the global financial crisis had presented an opportunity for real estate in new and emerging markets, particularly Asia, to rival those in the West, with price growth in the new and emerging economies averaging 123 percent between December 2005 and mid-2011, compared with just 32 percent in the established cities of the old world - Paris, Tokyo, London, Sydney and New York. 
She said while capital growth fortunes reversed in the years since 2011 - old world markets grew by an average of 35 per cent and new world markets by just six per cent to December 2015 - the Asian cities remained at or near the top of the table.
However, the Asian cities at the top may now be more fully valued and therefore more exposed to price falls or stagnation, particularly during economic recession.
"Our analysis of occupier demands and rental growth across all sectors (residential and commercial) should prove a good guide to the fundamentals of different markets and would seem to point to the best prospects for capital growth lying among the cities at the foot of the table, which are enjoying population growth and occupier demand from burgeoning digital and creative industries,’’ Barnes said.
Those nearest the bottom of the table with the lowest rates of growth were in the high-supply US cities of Miami, LA  and Chicago, while Dublin’s residential values remain 26 percent below its 2005 levels, although this represents recovery after an incredible fall from its 2006 peak to its 2012 trough of -57 percent.
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Sydney residential values up 137 percent in 10 years, fourth behind Mumbai: Savills 

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NSW Central Coast was perched at the peak of the market for houses, according to valuation firm Herron Todd White's latest property clock -- a simple broad brush means to suggest where property markets are  - and what direction prices are moving in. For units, it was approaching the peak of market.
<a href="/images/2016/05/10/Screen%20Shot%202016-05-10%20at%208.54.22%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/05/10/Screen%20Shot%202016-05-10%20at%208.54.22%20AM.png" alt="">
The April report also discussed the fringes of the Central Coast. 
Due to its location just north of the Sydney metropolitan area and the good transport corridor and services between them, some may be calling the Central Coast region a fringe location of Sydney. The people of the Central Coast would of course, object to this reference, say HTW.
When discussing fringe localities on the coast, we can think of those areas on the western side of the M1 Motorway. These are mostly rural areas with generally limited services.
We are finding these areas interesting at present as the rising prices in the Sydney market have opened the symbolic door to these areas with Sydneysiders discovering the good buying to be had. A noticeable level of activity has been seen since mid 2015 and demand is quite good. We have recently looked at more properties in these areas over the past year than we have over the previous five years.
This includes areas such as Calga, Mount White, Peats Ridge and Somersby which are close and handy to the M1 Motorway and Mangrove Mountain, Bucketty and Kulnura being that little bit further out but no less popular. We have seen a renovated dwelling on 16 hectares sell recently for just over $1.7 million. This is towards the upper end of the value range with numerous other properties available closer to or below the $1 million mark. Rental returns are not that great – expect around 3% to 4% - but it must remembered that these are lifestyle properties.
Another thing to remember with these locations is that traditionally, they don’t enjoy the same value increases seen closer in. In fact, it could be argued that they only see rises every second cycle.
As we move further north, renewed interest has been shown within selected parts of the Dooralong and Yarramalong Valley areas. These are beautiful locations and well worth a close look. Another fringe location is Jilliby which adjoins the M1 Motorway. 
Strangely enough, Jilliby has been a bit quiet lately and we expect its popularity to be on the rise shortly.
Close to the Gosford CBD but considered by many as being on the fringe are the suburbs of Niagara Park, Narara and Wyoming. As a result of the market increasing, these areas have grown in popularity with a recent purchase seen of a very tidy three-bedroom family home purchased at Narara in the mid $500,000 mark – a very good buy by today’s standards. These are areas that have lacked the popularity enjoyed by the beachside suburbs and as new owners move in and gentrification occurs, they may well prove a smart buy as we move forward. Tip: take a good look at the Wyoming area.
Rental returns in these areas have hovered around the 5 percent to 6 percent mark.
Further north, we think of Chain Valley Bay, Gwandalan and Summerland Point as fringe locations. Popular with retirees and the budget constrained, these areas have also enjoyed the benefit of the rising market and it is our hope they continue to do so. They are great family locations with sound community support and good access to Lake Macquarie. Grab the fishing rod or water skis and inboard - take a look at these ones.
Rental returns for investors are pretty good in these areas at around the 5% mark generally and we think the prospects are also good in terms of values increasing.
Back to the southern end, there are also a number of locations along the coastal strip that have enjoyed continued popularity with Sydney-based owners as their choice of location for weekenders. These areas include MacMasters Beach, Killcare, Hardys Bay, Pretty Beach, Wagstaffe and Pearl Beach. So as not to offend, we are being respectful of these people and will refer to these areas as quaint or out of the way suburbs, rather than fringe locations.
Whatever the term, they fit the criteria inasmuch that they are away from the hustle and bustle of the busy Central Coast life with privacy, plenty of trees, a beach close by and a good café - de rigueur to entice investment here. Imaginative house name plates or faux rustic signs abound in these locations with The Shack and Beach House popular choices and others reminiscent of European resort spots often attached to them.
Mind your step though and think big values, not so big returns (excluding holiday rentals) and values fluctuating according to economic sentiment rather than traditional supply and demand for these areas – it’s about quality, refinement and having friends around in these locations. 
Property Observer looked up a few properties in the fringe suburb of Wyoming on realestate.com.au. The median price of houses in Wyoming was $480,000 for houses and $385,800 for units, according to CoreLogic RP Data.
A four-bedroom house with parking for three cars at <a href="https://www.realestate.com.au/property-house-nsw-wyoming-122082494" target="_blank">36 Rain Forest Road Wyoming NSW 2250</a> (below) sold recently for $475,000.
<img src="/images/2016/05/10/image3.jpg" alt="" width="675" height="506">
A two-bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-wyoming-122272290" target="_blank">21 Kinarra Avenue Wyoming NSW 2250</a> (below and lead image) sold for $395,000.
<img src="/images/2016/05/10/main-4.jpg" alt="" width="659" height="494">
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Sydney's rising property prices open doors to NSW Central Coast's fringes: HTW 

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An office building in Sydney's Mascot has been listed for sale and is said to be the first on-market campaign for a South Sydney office property in close to three years.
The five-level property at 40 Ricketty Street has a net lettable area of 5,185 sqm.
The top floor features a caretaker’s unit and cafeteria area, which could be converted to additional office area subject to the relevant planning approvals. The balance of the rooftop is an open air terrace area.
Besides 25 car spaces, the building has a dedicated substation with 800 amps of power.
The listing agents are Keegan Ridings and Peter Vines of CBRE.
“This is a rare opportunity to acquire a freehold commercial asset in the tightly held suburb of Mascot,” Ridings said.
The building is close to the new Mascot Town Centre and train station. 
Expressions of interest close on June 14.
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Office building on the market in Sydney's Mascot

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The Investar website has identified the fastest rental growth suburbs across Sydney.
Annual rental increases of 20 percent have occurred at Bondi Beach, in the premium three bedroom market.
Rank Suburb State Postcode Dwelling Type Bedrooms Median Rent 1 Year Change
1 BONDI BEACH NSW 2026 Unit 3 $1200 20.00 percent
2 MEADOWBANK NSW 2114 Unit Studio &amp; 1 $450 18.42 percent
3 ROZELLE NSW 2039 Unit Studio &amp; 1 $585 18.18 percent
4 ROZELLE NSW 2039 Unit 2 $820 15.49 percent
5 LANE COVE NSW 2066 Unit 3 $750 15.38 percent
6 NEUTRAL BAY NSW 2089 Unit 3 $975 14.70 percent
7 KINGSFORD NSW 2032 Unit 3 $800 14.28 percent
8 LANE COVE NSW 2066 Unit 2 $570 14.00 percent
9 MOSMAN NSW 2088 House 4 $2050 13.88 percent
10 MOSMAN NSW 2088 House 3 $1300 13.04 percent
11 MOSS VALE NSW 2577 House 3 $400 12.67 percent
12 CAMPSIE NSW 2194 Unit Studio &amp; 1 $360 12.50 percent
13 ROZELLE NSW 2039 House 3 $900 12.50 percent
14 ROSEVILLE NSW 2069 Unit 2 $630 12.50 percent
15 PADDINGTON NSW 2021 Unit 2 $730 12.30 percent
 
{mijopolls 136}
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Bondi Beach tops Sydney's 15 fastest rental growth suburbs: property investor poll

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CoreLogic RP Data's Tim Lawless has noted the mature nature of the Sydney unit market has actually seen houses underperform compared to units, with growth of 8.4 percent and 11.5 percent respectively over the past twelve months.
It is this strong performance from the Sydney unit market which is largely driving the higher growth rate across the combined capitals average.
“This growth differential can likely be explained by the higher supply levels of units in the inner city markets of Melbourne and Brisbane,” he added.
CoreLogic’s latest Settlement Risk report shows approximately 31,000 apartments are due to settle across Melbourne’s inner city region over the next 24 months, while Inner Brisbane has almost 17,500 units due to settle over the next two years.
According to CoreLogic research analysts, settlement risk implies that units sold off the plan could show a valuation at the time of settlement that is lower than the contract price, creating the risk for developers that contracted buyers may look to seek ways in which to avoid completing the contract to purchase the property.
Buyers of the off the plan units who find their valuation at the time of settlement is lower than the contract price may face a higher than expected financial outlay as lenders seek to ensure an 80% loan to valuation ratio.
"This risk may have been exacerbated in recent weeks with three of the big four banks reportedly limiting the extent to which they are willing to lend to non-residents," Lawless suggests.
"Of course non-residents are a material segment of persons buying new units off the plan."
CoreLogic reported rental markets have continued along their soft path, with capital city rents holding steady over the month, but down 0.2 percent compared with a year ago.
As welling rents are broadly flat at a time when dwelling values continue to rise, rental yields are lower.
The gross rental yield for capital city dwellings pushed to a new record low of 3.4 percent in April, while Melbourne’s gross yield profile is even lower, averaging 3.0 percent.
“The low yield profile across Australia’s two largest cities, which are also the cities that attract the largest investment demand, suggests that most recent investors, despite the low mortgage rate settings, are likely to be utilising a negative gearing strategy to offset their cash flow losses against their taxable income.
"Buyer demand continues to be supported by mortgage rates that are close to historic lows, as well as high levels of investment demand. Even though investor demand has eased since May last year, investors still comprise approximately 46 percent of all new mortgage commitments.
"With the likelihood of interest rate increases in the foreseeable future almost non-existent due to the negative March quarter inflation reading, buyer demand is likely to remain high for housing. Similarly, as long as taxation policy continues to support investment in the housing market, we are likely to see investors remain as a substantial component of housing demand due to the lacklustre returns evident in other asset classes such as cash, bonds and equities,” Mr Lawless said.
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