Builder-developer Urban Property Group (UPG) is continuing to expand into new markets. UPG is heading to the Hills District, where it is planning a 40-storey mixed use building near Castle Hill Metro Station.

They've gone down the favoured developer route of a State Significant Development Application, which should see developments approved within the space of nine months.

The tower will comprise 371 apartments, 42 of which will be affordable housing, above a ground-floor retail precinct at 16-20 Old Castle Hill Road, on the corner of Garthowen Crescent and within walking distance of Castle Hill Metro Station, an area identified for higher density under both local and state strategic planning frameworks.

Designed by <a href="https://www.apartments.com.au/architects/studiosc">Studio SC</a>, the tower would rise from a brick podium base, accommodating one retail tenancy and communal open space, before transitioning to a slender glazed residential form above. Six basement levels are proposed beneath the building to house parking and services.

<img alt="First Look: Urban Property unveils 40-storey mixed-use tower in Castle Hill with 371 homes and affordable housing component" data-entity-type="file" data-entity-uuid="08dc82f9-b826-4e18-8c60-4c90f7472317" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%20G%20%28b%29%20-%20Ground%20level%20render.jpg?VersionId=EOv1ly45k_Bc1F73C0hdwXSG4FVSTETt" />

“Castle Hill is undergoing a significant transformation, evolving from a traditionally low-rise suburban centre into a true metropolitan destination anchored by the Sydney Metro Northwest," the Architectural Design Report prepared by Studio SC noted.

The majority of apartments (194) will be two-bedrooms. 90 one-bedroom apartments are planned, 83 three-beds, and four four-bedroom apartments.

Studio SC’s design adopts a podium-and-tower composition, with warm-toned masonry at the lower levels intended to anchor the building within its streetscape context.

"At the podium, the architecture is anchored through solid brickwork in warm, earthy tones, reflecting the local sandstone formations and the natural colour palette of the surrounding hills," Studio SC added.

Above, the tower transitions to a lighter glass expression, articulated with fins and tonal variation to reduce visual bulk and respond to changing light conditions.

<img alt="First Look: Urban Property unveils 40-storey mixed-use tower in Castle Hill with 371 homes and affordable housing component" data-entity-type="file" data-entity-uuid="f13cb2ee-ebfc-4204-9aba-e2dbd9e5d4bd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%20G%20%28a%29%20-%20Pool%20view.jpg?VersionId=Dnpusa.b5d6Nkx2clPlzWosDdh_1QW2V" />

Urban Property Group is one of Sydney's most active developers. They have projects currently under construction in Little Bay, Penrith, and Macquarie Park, with future projects earmarked for Wollongong.

Castle Hill has been one of the most popular suburbs for development across Sydney in the last five years, as developers scramble for land around the newly extended Sydney Metro.&nbsp;

Kassis Homes kicked it all off with Grand Reve, along with Deicorp who has delivered over 1,000 apartments in the area and continues to develop. The likes of Dubai-backed developer Arada will take to market their project in the coming months, while Masscon has just launched Avenue on Cadman Crescent.

Joel Robinson

First Look: Urban Property Group unveils 40-storey mixed-use tower in Castle Hill

One of the Gold Coast’s ‘bridesmaid suburbs’ is experiencing a wave of local suitors, with the latest sales figures from <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> revealing over two thirds of buyers will be relocating from within a 5km average radius of the 16-hectare masterplan.&nbsp;

<a href="https://www.apartments.com.au/developers/lewis-land-group">Lewis Land</a> Head of Development Michael Long said the figures underlined a powerful shift for Biggera Waters that would reshape it into a thriving force behind the region’s growth corridor.&nbsp;

“We’ve seen a huge wave of interest from residents of Arundel, Paradise Point and Runaway Bay who recognise the urban transformation that is well underway here and want to be part of it,” Long said.&nbsp;

“Interestingly, 25 per cent of our Gold Coast buyers are also coming from the city’s southern hotspots, including Burleigh and Palm Beach.&nbsp;

“<a href="https://www.apartments.com.au/developments/biggera-waters-qld-4216">Biggera Waters</a>, and Harbour Shores in particular, has all the advantages of waterfront living with the benefits of resort-style amenity, for greater value than the southern beachfront suburbs.”&nbsp;

[smartcode_project:default project_id=113271 project_image_fid=290031]

Long said half of the purchasers at Harbour Shores were under the age of 55.&nbsp;

“When locals choose to stay local, it creates a genuine community, turning the most sustainable master planned community in the Gold Coast’s history into a diverse and vibrant ‘village of villages’.”&nbsp;

[smartcode_project:default project_id=113271 project_image_fid=336743]

<a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a> Gold Coast Sales Director David Higgins said the hyper-local market demand was unique to Harbour Shores when compared to other projects in the region.&nbsp;

“We are seeing as much as 60 per cent of new apartment sales on other projects go to interstate or international buyers, but Harbour Shores is bucking this trend and attracting a larger proportion of the local market,” Higgins said.&nbsp;

“Only 13 per cent of Harbour Shores’ existing purchasers are interstate. There has been a resounding endorsement from local buyers and that validates the project’s vision and investment in design, lifestyle and liveability.”&nbsp;

[smartcode_project:default project_id=113271 project_image_fid=4579]

Harbour Shores is 16ha visionary masterplan dedicated to wellness and an active, healthy lifestyle. Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, Harbour Shores embeds extensive green connections and more than 2.5km in pedestrian networks – including a 1.2km boardwalk along the water’s edge.

Harbour Shores was recently recognised by the BETTER FUTURE World Design Awards 2026 as a silver winner in the category of environmental sustainability. Boasting a 6 Star Green Star Communities V1.1 rating, Harbour Shores will deliver more than 2,000 homes over the next ten years.&nbsp;

The first stage will deliver three residential collections including luxury three and four-bedroom waterfront villas at The Residences, as well as apartments in The Waterline and Palm House, surrounded by resort-style amenities.&nbsp;

[smartcode_project_cta:default project_id=113271]

Biggera Waters no longer a 'bridesmaid suburb' as Gold Coast locals jump to Harbour Shores

Developer <a href="https://www.apartments.com.au/developers/ellipse-property-group">Ellipse Property</a> has officially launched Lily Lane, the second stage of its Carrington Place masterplan in Sydney’s North-West. The new stage will deliver over 200 apartments to the sought-after Hills District, supported by new retail and resident amenity.&nbsp;

Located near the Hills Showground Metro Station at 32 Carrington Road, Castle Hill, <a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a> has launched with the release of 105 apartments.

Designed by award-winning architects <a href="https://www.apartments.com.au/architects/ptw">PTW</a>, Lily Lane comprises a combined total of 213 units over two 12-storey towers anchored by a ground-floor retail offering. A range of floorplan configurations are available including 67 one-bedroom, 100 two-bedroom and 46 three-bedroom apartments.

One-bedroom apartments are sized from 50-72 sqm with prices starting at $720,000, while two-bedrooms are priced from $960,000 with sizes ranging from 75 to 132 sqm. The three-bedroom floorplans are sized between 97 and 182 sqm, with prices starting at $1,350,000.&nbsp;

Six exclusive penthouses crown the Lily Lane towers, offering opulent interiors of up to 285 sqm. They are priced from $2.9 million.

[smartcode_project:default project_id=151821 project_image_fid=360285]

Blake Schulze, National Director – Residential at <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, says Lily Lane builds on the sell-out success of Carrington Place’s first stage, Atrium.&nbsp;

“Lily Lane offers everything north-west buyers are seeking - including spacious, flexible floorplans with premium finishes and sweeping views of the Hills District to the north," Schulze said.

"Its central location brings residents even closer to Hills Showground Metro Station, with retail, dining, recreation and essential services at their fingertips.

Schulze says early enquiries reflect pent-up demand for Lily Lane’s three-bedroom and penthouse apartments, reinforcing the appetite for house-sized units in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>,&nbsp;especially among downsizers.

Lily Lane has sought to incorporate features that are more&nbsp;traditional in freestanding homes. Over 75 per cent of residences include dedicated studies, multipurpose rooms or family rooms, with select layouts offering walk-in pantries and laundries.

Buyers have two interior colour schemes to choose from. ‘Breeze’ is a light-toned palette with warm timber accents, and ‘Dawn’ is a cooler mid-toned colourway.&nbsp;

[smartcode_project:default project_id=151821 project_image_fid=360572]

Apartments also feature premium Miele appliances, including ovens, washing machines, dryers, gas cooktops and dishwashers. Larger homes offer integrated Miele microwaves, Fisher &amp; Paykel integrated refrigerators and five-burner Miele cooktops.

Lily Lane’s ‘village-style’ architectural design is designed to maximise walkability and access to green space. Its two elegant towers are separated by a central landscaped laneway lined with lily plants, giving the project its name.&nbsp;

The towers will be crowned by rooftop terraces with BBQ areas offering views of the Hills District. Residents can also access a shared community room, complete with a fully equipped kitchen.

“As the gateway to the wider Carrington Place masterplan, this new stage delivers a premium experience,"&nbsp;said Puja Khanna, Associate Director – Design, Marketing and Sales at Ellipse Property.

"It features beautifully curated landscaping, refined interiors and architecture designed to maximise space, light and views. With a supermarket and essential services just minutes away, the addition of Lily Lane’s ground-floor retail will elevate everyday convenience and deliver a vibrant precinct for residents.”

[smartcode_project:default project_id=151821 project_image_fid=360286]

Lily Lane will be constructed by award-winning iCIRT-rated builder Decode Group, with construction to commence in mid-2026 and expected to complete early 2029.

Carrington Place comprises more than 800 apartments and is being delivered across multiple stages. Completion of the masterplan is expected in 2032. Integrated with neighbouring bushland, the project will feature over 20,000 square metres of outdoor recreational area, including a one-kilometre boardwalk to the nearby Fred Caterson Reserve.&nbsp;

The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.

[smartcode_project_cta:default project_id=151821]

Ellipse launches Lily Lane, stage two of Carrington Place

<a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a>, a Sydney-based global property development and investment firm, is set to transform a 1.4-hectare site in Five Dock into a $1.5 billion mixed-use precinct.

The integrated precinct is planned to include 750 apartments across five residential towers, a 150-key hotel, around 10,000 sqm of retail and lifestyle space, as well as health and wellness facilities, extensive landscaped open space, and community amenities.

Planning approval submission is targeted for June 2026.

One Global Capital Founder Iwan Sunito told Apartments.com.au that the Five Dock site, which he has owned for over two decades, is one of the best he's ever had.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito says.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

<img alt="Urban renewal in Five Dock via mixed-use precinct" data-entity-type="file" data-entity-uuid="76667592-c421-49f5-9ab8-45cfec815651" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Five%20Dock%201.png?VersionId=puhL_lSxd5IB5VA9fQKPsKHgmkinuwuI" />

Sunito said he wants to create a "city within a city", designing a multi-cultural precinct with the convenience of retail and public space at the forefront.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community."

He adds that the Five Dock is emerging into a "really solid suburb", with the growth in&nbsp;the area continuing to be supported by rising residential values across the Canada Bay and Leichhardt local government areas, driven by major infrastructure investment and enhanced transport connectivity.&nbsp;

The new precinct will benefit from close proximity to a key transport network, including the Five Dock Metro Station, located approximately 1.1 kilometres from the site. The new Burwood Metro stop will be just 800m.

The project marks a renewed collaboration between Sunito and internationally acclaimed architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, the creative partnership behind some of Sydney’s most recognisable residential landmarks, &nbsp;including Infinity, Arc, and Skye North Sydney.&nbsp;

<img alt="Urban renewal in Five Dock via mixed-use precinct" data-entity-type="file" data-entity-uuid="a9184a45-f429-4628-87ce-9bd6c70cb597" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Five%20Dock%202.png?VersionId=zJZRfLAZCkpww5VcmR_wgRXjoaSgPSyv" />

“The concept for this development is born from our design approach to naturalising architecture," Koichi Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised &nbsp;for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

A key feature of the mixed-use development will be a lifestyle retail precinct, offering shopping and dining &nbsp;experiences - including a proposed state-of-the-art car showroom - as well as communal spaces for community &nbsp;use. Veteran retail and commercial property practitioner, Simon McTigue, has been engaged to consult on the &nbsp;delivery and leasing of the retail precinct, having previously worked on notable mixed-use projects such as East &nbsp;Village Shopping Centre in Zetland and South Village Shopping Centre Kirrawee, as well as other projects with &nbsp;Iwan Sunito in Green Square and Parramatta, to name a few.&nbsp;

“The Five Dock site offers a unique opportunity for retailers, conveniently located within easy walking distance &nbsp;of the metro station. On completion, the integrated precinct will provide the community with a new Inner West &nbsp;town centre, offering daily convenience via a proposed large format supermarket and fresh food precinct, as well &nbsp;as a restaurant and café district situated alongside key services such as a medical and health centre. It will be a &nbsp;place to live, work and play,” said Simon McTigue, Director of Wallaringa Consulting.&nbsp;

Samuel Sunito, Director of Capital at One Global Capital, confirmed strong inbound interest from both domestic and global investors seeking co-investment opportunities in the project. “We are currently engaging with &nbsp;investors both locally but also globally from Indonesia, the United States, China, Singapore, Vietnam, and Dubai &nbsp;to ensure alignment of vision and long-term value creation,” he said.&nbsp;

Investment participation will remain open until approximately Q2 2026, with equity allocations managed selectively.&nbsp;

“Equity available to the broader market will be limited, with priority given to long-standing capital partners. In terms of One Global Capital’s investment philosophy, we will continue to retain majority ownership, ensuring &nbsp;strong alignment of interests and preserving the long-term integrity of the project for all stakeholders,” Samuel &nbsp;said.

"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock

Holiday home buyers who have long gravitated to Queenstown’s alpine setting are increasingly looking for low-maintenance apartments that allow them to lock up and leave, while still generating income when they’re away.

For Wendy, who had spent years visiting the Queenstown and Arrowtown region, <a href="https://www.apartments.com.au/developers/safari-group">Safari Group</a>’s Mountain Oak Apartments provided the opportunity to formalise what had previously been a recurring holiday pattern.

“We always had Queenstown in the back of our minds to buy something there as a holiday home,” she says. “We love the Queenstown and Arrowtown area.”

<img alt="From slopes to markets: Mountain Oak connects residents to the best of Queenstown" 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/658d4f_48c3ec1ae5df4a2cab7d23c07c7f51b3~mv2.jpg?VersionId=27K8oQ4ExDN8Yu70VHDa9Olq59XU36m3" />

Time spent visiting her sister-in-law, who owns in Arrowtown, along with regular stays at Millbrook Resort, had already shaped a strong personal connection to the region.&nbsp;

Rather than approaching the purchase purely as an investment play, Wendy’s starting point was lifestyle.

“We were more thinking about ourselves and where we could stay, and then the rental aspect was second.”

Mountain Oak Apartments, located within the masterplanned Remarkables Park precinct in Frankton, aligned with that thinking. The ability to secure the apartment with a deposit and settle on completion made the timing work.

“The fact that we could put a deposit down with the balance on completion was a bonus for us,” she explains.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Wendy selected a two-bedroom, two-bathroom penthouse, a configuration that supports both private use and guest flexibility.

“The two-bedroom, two-bathroom configuration appealed from both a rental viewpoint and for the ability to have friends stay while we are there,” she says.

Across the development, two-bedroom apartments range from 64sqm to 78sqm, with two-bedroom plus flexi options from 71sqm to 75sqm, each with an allocated car park. The flexi layouts introduce an additional space suited to work or hobbies, reflecting demand from buyers who split their time between leisure and remote work.

Apartments include underfloor heating in bathrooms, heat pumps to living areas, and joinery positioned to maximise natural light and mountain outlooks. The Remarkables Park precinct is known for its extended winter sunshine hours, water frontage and open views toward The Remarkables.&nbsp;

Units come in light and dark interior colour schemes.

<img alt="Mountain Oak Apartments draws holiday home buyers to Queenstown" data-entity-type="file" data-entity-uuid="fd685a22-3b95-43a1-87cb-48fdd42bb4ba" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/658d4f_f9f89107c2704ebbbe5a6b36da508cb3~mv2.jpg?VersionId=MigFIEm6b.mrANANwxSmwHvC4RdJUuyR" />

While lifestyle was the primary driver, the fundamentals of the Queenstown market added reassurance.&nbsp;

“Proximity to the airport and tourism being the main attraction all year round,” Wendy says, when asked what stood out from an investment perspective.

Mountain Oak sits just eight kilometres from Queenstown’s CBD and around a two-minute drive from Queenstown Airport.&nbsp;

For Wendy, that airport proximity carries practical value.

“The airport proximity is a bonus, we think that being so close will be an attraction for the convenience side.”

Residents are also a short drive from Coronet Peak, Jack’s Point Golf Course, New World Supermarket, Five Mile Shopping Centre, and the dining, medical, gym, cinema and library amenities within the town centre, as well as the seasonal Remarkables Market.

Importantly, the purchase does not lock owners into a single use. Mountain Oak offers the flexibility to opt for short-term visitor accommodation or longer-term residential rental management, with 365-day visitor accommodation consent in place. Owners can utilise Safari Group’s 24/7 on-site management service or appoint their own provider, and do not need to decide on a strategy immediately.

“It was a bonus that we can rent it out as well as use it for ourselves,” she says.

Additional buying options, including furniture packages and storage units available for purchase within the building, further support a lock-and-leave model suited to interstate and overseas owners.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" 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/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Mountain Oak Apartments comprises 141 residences, ranging from one-bedroom configurations through to larger apartments and penthouses. One-bedroom apartments are currently priced from NZ$639,000, with three-bedroom options from NZ$1,299,000.

With 365-day visitor accommodation consent, the development is structured to respond to Queenstown’s established four-season tourism economy, spanning winter ski traffic and summer hiking, cycling, golf and lake-based activity.

Although Wendy acknowledges the strength of rental demand, her approach remains long term.

“We’re not planning to sell it anytime soon, so we are keen to hang on to it, but the passive income will be a bonus.”

Confidence in the developer also influenced her decision. Before proceeding, Wendy sought feedback within the local building community.

“We asked around and Safari Group had a good reputation,” she says.

Safari Group has delivered more than 2,000 hotel units and residential apartments across over 18 developments nationwide, with more than 25 years’ experience in the sector.

With completion anticipated by mid-2027, Mountain Oak is attracting a cross-section of buyers, from yield-focused investors to lifestyle purchasers seeking a foothold in one of New Zealand’s most tightly held alpine markets.

For Wendy, it represents both a future holiday base and a long-term asset within Queenstown’s year-round tourism economy.

How Mountain Oak Apartments draws holiday home buyers to Queenstown

Clarence Valley

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COVID in the Clarence Valley is not having much impact as auctions, borders have been opened up allowing people to travel to the Valley more easily, according to the August Herron Todd White (HTW) residential report. 
The valuation firm presented an 'investor playbook' of real estate performance within each service area this month. 
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The report suggests investors see the Clarence Valley as a safe haven from a downturn in the market due to broader economic conditions. 
"Cashed up buyers are spending above $1 million on canal or Yamba Hill properties to be used as holiday homes or as longer term rentals.
"Investors also are seeking rural residential properties to get out of the city life due to the Coronavirus impact in the cities restricting movement of people," the valuation firm said. 
Investors are mainly from the Gold Coast/ Brisbane and Sydney areas.
The Valley is typically cheaper than Ballina to the north and Coffs Harbour to the south. The Clarence also is benefitting from Government spending on a M1 Motorway upgrade and a new large Jail in the region, the report noted. 
 In Grafton, rental return net is expected to be around five per cent although in Yamba on the coast capital gain recently has been and strong 6.1 per cent per annum (realestate. com). Agents are reporting a lack of stock and good buyer enquiry.
"In the future the Clarence Valley will benefit from the M1 Motorway joining Ballina to Coffs Harbour reducing travel time also to the Gold Coast and Brisbane to two hours approximately and the new Jail creating jobs.
"However, the risk is the broader economy in Australia and the world with a rise of these threats," the valuation firm said. 
First home buyers are able to apply for discounted mortgage rates, stamp duty rebates, and renovation/construction incentives which may help fuel this part of the market in the near future.
A three bedroom house on a 2,203sqm block in Grafton has recently been sold for $420,000.
The <a href="https://www.realestate.com.au/sold/property-house-nsw-grafton-134050634" target="_blank">39 Breimba Street </a>home (pictured below) comes with three bedrooms, separate lounge, large kitchen and enclosed veranda. 
The property was last sold in 2017 for $315,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/9/14/grafton%201.jpg" alt="">
A current listing is a South Grafton cottage priced at $279,000.
The three bedroom, one bathroom home is situated at <a href="https://www.realestate.com.au/property-house-nsw-south+grafton-134164010" target="_blank">9 Gillett Street</a> (pictured below). 
Set on a 555sqm block, the house features open plan kitchen/living area, timber back deck, swimming pool and lock up garage. 
A rental return of $350 - $360 is estimated for this property in the current rental market, according to Elders Grafton property management team. 
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Clarence Valley - a safe haven from a downturn in the market: HTW residential 

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Relaxing restrictions have seen the Clarence Valley return to a state of somewhat normality, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at how a budget of $700,000 could be invested in property markets across the nation. 
 The report notes the initially stalled figures, including sales rates and rentals, we saw at the beginning of the pandemic now appear to be slightly increasing across the Valley.
 Still somewhat driven by infrastructure improvements such as the new Pacific Highway, jail and other associated works, the Valley continues to have high demand for rentals and stock coming on to the market around or below median sale prices.
"Although the Valley is still a long way off its pre-pandemic state and potentially all the effects have not yet been felt, and with prices remaining relatively low compared to nearby centres, there remains a widespread sense of stability and confidence," the valuation firm said. 
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A $700,000 budget in Clarence Valley leaves you with a multitude of options whether you are chasing farmland, a residential allotment or a low maintenance unit, the report noted. 
Very few sales surpass $700,000 in Grafton, Maclean, Townsend or Gulmarrad.
A three bedroom house in Grafton has recently been sold for $360,000.
The <a href="https://www.realestate.com.au/sold/property-house-nsw-grafton-133222282" target="_blank">10 Bromley Street</a> home (pictured below) comprises separated living area, renovated kitchen, rumpus room and three bedrooms. 
The timber home is located close to the river and within easy walking distance to shopping.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/28/grafton%202.jpg" alt="">
 
As for Yamba, whilst $700,000 might assure you a freestanding dwelling, it will likely be lacking any view or amenity to the beaches.
A current listing is a freestanding riverfront townhouse in Yamba priced at $625,000.
The <a href="https://www.realestate.com.au/property-house-nsw-yamba-133967382" target="_blank">4/16 Yamba Road</a> home (pictured below) comprises four bedrooms, open plan living and dining areas, courtyard and double garage. 
It also features covered balcony, timber staircase and timber flooring.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/28/yamba%20.jpg" alt="">
 While a small unit nearer to the beaches may be possible, they have been rarely presented for sale of late, the report added. 
"In terms of return, Grafton has long been a solid rental performer with a steady demand for all rentals and this looks set to remain unchanged," the valuation firm said. 
 As for coastal locations, permanent rental returns are somewhat more conservative but still need not be ruled out.
As for the best performing investment for $700,000, if a dwelling or unit isn’t quite for you, there is also the option to build, the report noted. 
There are numerous rural vacant allotments for sale where one could buy land and establish a dwelling, or there are standard allotments where duplex construction is permissible.
"With some uncertainty around the immediate future, a $700,000 budget presents an array of options with most looking as secure as they did pre-pandemic over the medium to long term."
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What $700,000 can buy in Clarence Valley: HTW residential 

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Feedback from the Clarence Valley market suggests that the sales volumes are down, enquiry is down and holiday rental demand is down, according to the latest Herron Todd White (HTW) residential report. 
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The valuation firm suggest in locations across the nation, the downtime delivered by isolation has spurned on owners looking to improve their assets through maintenance and upgrade. This month’s HTW report highlights where renovations are on the rise and the price points and outcomes those markets can expect.
"Agents are reporting that some have taken their listed properties off the market, previously listed holiday properties are being leased out permanently, adding more supply and reducing rents," the valuation firm said. 
Agents are noting though that they are seeing less volume, there are more quality enquiries for sales properties.Value levels seem to have remained relatively stable until now.
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The HTW report notes prior to the Coronavirus, renovation was quite strong in the area due to the market rewarding updated, well-presented properties.
Renovation works are expected to be less common due to the Coronavirus.Renovations may occur in the main parent home as children lose their jobs and want to return home under the safety of greater equity held by their parents in these uncertain times which have negatively impacted employment.
"Due to the current uncertainty, those with financial resources are more likely able to renovate however working people with a mortgage may decide to defer spending money on renovation due to uncertainty about employment and secure income," the valuation  firm said. 
Investors likely are holding off renovating until such time as employment and tenants are in a stronger position to support payments of rent. 
Saying that, bank interest rates are still low and the area is seen as a long term growth area due to the new highway under construction and new jail. 
Renovations are likely still viewed positively by the market, particularly to out of town buyers from capital cities due to their more secure employment and income, the report noted. 
Renovation work in Grafton and Maclean on older style dwellings around $250,000 to $300,000 are not uncommon and some added value is expected to be rewarded by the market, although there are likely some Heritage issues to contend with in these areas.
A recent sale was a lowest weatherboard home situated within walking distance to Grafton CBD. 
The two bedroom, one bathroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-grafton-132698134" target="_blank">129 Fry Street </a>(pictured below) was sold for $278,000.
The home features lounge room with ornate ceilings, brick fireplace, timber floors and large backyard. 
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A current listing is a two bedroom Grafton house priced at $260,000.
The 134 Dobie Street home (pictured below) comes with two bedrooms and spacious living room, air conditioning and ceiling fans. 
It features hardwood timber flooring thourghout which is sought after by renovators.
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"In the future, renovation work may likely be reduced due to the uncertainty around employment, expendable income and secure tenants," the valuation firm said. 
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Renovation work expected to reduce in Clarence Valley: HTW residential 

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As the festive season nears its end and a sense of normalcy returns to the Clarence Valley, 2020 is set to see a resilient response, and hopefully prompt recovery from recent fire events, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm asked their valuers to give an educated outlook on the residential market in their service areas.
"Given the devastating and varied effects of this disaster on property as well as the community, it is without a doubt a trying time for many," the valuation firm said. 
With a number of major infrastructure projects including the Harwood Bridge and Pacific Highway upgrade and new Grafton Correctional Centre nearing or predicted to reach completion in 2020, it is likely we will see a general reduction in rental enquiry and return, an element which has played a key role in recent times. 
"However, whilst this is undoubtedly a contributing factor, given recent trends it is unlikely that the greater Yamba, Maclean and Grafton areas will see a sharp decline in market values.
"That said, there is certainly a sense of stability rather than increase in the air," the valuation firm stated. 
A three bedroom house in Grafton has recently been sold for $380,000.
Located at <a href="https://www.realestate.com.au/sold/property-house-nsw-grafton-132672846" target="_blank">9 Dovedale Street</a> (pictured below), it comprises three bedrooms, two bathrooms, new kitchen, and single lock up garage. 
It's located within close proximity to the Clarence River, sporting fields and the CBD.
The property sold for $220,000 in 2007. 
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Another recent sale was a four bedroom house nestled up on Maclean hill with 180 degree views. 
The dual level family home in Maclean was sold for $430,000.
Situated at<a href="https://www.realestate.com.au/sold/property-house-nsw-maclean-132162154" target="_blank"> 39 Clarence Street</a> (pictured below), it features thee bathrooms, river views and fully fenced backyard. 
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The report notes it is due to a myriad of reasons, including the region’s comparable affordability, natural features and proximity to considerable infrastructure, that residential market values are expected to remain steady with supply continuing to be dwarfed by high levels of demand for most product types.
"Whilst prestige and unique properties may see extending selling periods, almost all property types in the sub $500,000 category look to have a healthy pulse as we welcome 2020." 
 
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Clarence Valley expected to see reduction in rental enquiries and returns in 2020: HTW residential 

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Across the Clarence Valley, 2019 has seen a number of strong and in some cases record breaking sales, according to the latest Herron Todd White (HTW) residential report. 
The report notes some of the region’s best known beach locations such as Iluka and Yamba were no exception.
 Iluka saw 46 Queens Lane sell for $945,000. 
"A quaint cottage with direct frontage to a sandy riverfront and river walk, the Queens Lane sale was the highest single use residential sale for Iluka over the course of the year and proved that location and views are still what it’s all about.
"As for Yamba, its unique position caters for prestige riverfront or river view and beach view, and continues to lure many to the town," the valuation firm commented.
Throughout the course of 2019, its residential market showed the furthering of the gap between suburban Yamba and Yamba Hill, the report noted. 
"Whilst the first showed a stabilisation trend, the latter shot up and proved to be one of the most improved locations in the Valley," the valuation firm said. 
Yamba Hill, with its easy access to beaches and food and retail outlets, saw sales between $900,000 and $2 million, with a sale of land with no views at 13 Ager Street (pictured below) for a staggering $615,000.
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"At present, there are a number of pricey properties, some of which are incredibly unique," the valuation firm said. 
For instance, the offering of <a href="https://www.realestate.com.au/property-lifestyle-nsw-goodwood+island-700041950" target="_blank">718 Goodwood Island Road, Goodwood Island </a>(pictured below) occupies almost the entire island and features a landing strip while the nearby listing of Gourd Island, is in fact for a whole island, complete with its own private barge access.
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Overall, the Clarence Valley’s varied composition ensures each year’s sales are a little different to the last and one is never entirely sure what or where a listing may pop up.
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Clarence Valley market sees record breaking sales: HTW residential 

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Across the majority of the Clarence Valley region, yields are seen to play a relatively minor, albeit stable, role in residential investment decisions, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at the rental yields across the country to dissect where to find best returns in residential markets. 
The report notes beachside localities such as Yamba show particularly responsive seasonal yield changes and appeal to investors.
High summer or peak returns on capital investment remain far above that of the regions average for short term holiday rentals while in terms of long term rentals, there is a plethora of tenants seeking low maintenance, central, beachside rentals.
Further south and at the lower end of the spectrum, the number of recent sales of sub-$500,000 duplex or multi-unit flat buildings in Grafton has seen an increase.
With a traditionally high percentage of tenants versus owner- occupiers, Grafton comfortably fits within most yield investor checklists.
"Across the board, tenant demand remains particularly driven by condition or quality and proximity to infrastructure or amenities in the Clarence Valley," the valuation firm said. 
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Clarence Valley beachside localities show responsive seasonal yield changes: HTW residential 

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It is location, aspect and condition that are the key features considered by discerning home buyers in the Clarence Valley, according to a recent Herron Todd White (HTW) residential report. 
"Whether it be a rural, ocean or river view, the Clarence has them in abundance," the valuation firm commented. 
The report suggests that whilst across the board the Clarence Valley has seen a period of capital and rental growth, albeit by varying degrees, it is the Yamba patch within easy walking distance of its beaches that continues to stand out.
"Its sale prices have climbed at a considerably faster rate than its suburban counterpart to the west, easily proving that demand outweighs supply in the current climate.
"However, it may be the more moderate markets of Grafton, Maclean and other semi-rural villages that may see more stable and resilient capital gains in the long-term. Well, that is the question on everyone’s lips!" the valuation firm said. 
A five bedroom riverfront house in Grafton has recently been sold for $650,000.
Set on a 2,742 block, the home at<a href="https://www.realestate.com.au/sold/property-house-nsw-grafton-126523858" target="_blank"> 10 Mark Close</a> (pictured below) comprises master bedroom, four other bedrooms, lounge room and large kitchen. 
It's located within close proximity to Corcoran Park boat ramp and jetty, Grafton City centre, schools and playing fields. 
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"The market is most easily arranged into budget buyers/renovators, upgraders and prestige buyers. While they are separate and searching for something different, they all share a common goal – value for money! Across all market segments, everyone wants a deal." 
The renovators are seeking gains, whether it be in future rental income or capital, and are therefore more willing to compromise on condition at the time of purchase.
Upgraders are often seeking a finished product with more space and something that requires little work or effort.
At the uppermost end, prestige buyers are looking for all the conveniences, views and improvements, however not necessarily space or the mowing that extra land involves.
A current listing is a four bedroom family home in Clarence Town with views of the William River with $1.35 million hopes. 
Set on an 8,176 square metre block, the house at <a href="https://www.realestate.com.au/property-house-nsw-clarence+town-131808470" target="_blank">3 Deptford Close</a> (pictured below) comprises four bedrooms, kitchen, open plan family/dining area, separate lunge and covered alfresco area with river views. 
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"The Clarence Valley’s current residential property climate is relatively suitable for all buyers and their needs.
"Ultimately, a buyer’s choice all starts with the fortunate choice between sea, river or land," the valuation firm said. 
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Clarence Valley has seen rental and capital growth: HTW residential 

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Across the Clarence Valley, median prices remain strong, according to the latest Herron Todd White (HTW) residential report. 
The report suggests that most localities are still recording median price increases across all property types, however some are beginning to show early signs of stabilising.
For instance, Grafton has shown a 6.2% rise in median house price from 2018 to 2019, while Maclean and Yamba remain steady.
"Recently, the rate of sales has slowed with some speculation surrounding the election," the report noted. 
Rural residential properties have remained popular with considerable interest being recorded, particularly those with multiple dwellings and the possibility for additional income.
Similarly, the prestige housing market has proved resilient with market leading sales being recorded in sought after positions in Yamba.
"As predicted, the significant majority of sales recorded recently remain in the $300,000 to $500,000 price point and it is likely the second half of 2019 will mirror the first two quarters," the valuation firm said. 
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A Grafton three bedroom house located just metres to the Clarence River has recently been sold for $315,000. 
The fresh painted house at <a href="https://www.realestate.com.au/sold/property-house-nsw-grafton-128285790" target="_blank">18 Oliver Street</a> (pictured above) comprises three bedrooms, tiled rumpus, timber kitchen and level garden. 
Additional features include ceiling fans and reverse cycle air conditioning.
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Another four bedroom house perched high on Maclean Hill with views of the Clarence River and hinterland has been sold for $442,500.
Set on a 1,308 square metre block, the house at <a href="https://www.realestate.com.au/sold/property-house-nsw-maclean-130342214" target="_blank">25 Clarence Street </a>(pictured above) comes with four bedrooms, media room or fifth bedroom, open plan living, and kitchen with views.
Other highlights include cupboard space throughout, double carport and large deck on both levels. 
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Clarence Valley median price remains strong: HTW residential 

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The most favoured price points in the Clarence Valley are below $400,000 in Yamba and below $300,000 in Maclean and Grafton, according to Herron Todd White’s (HTW) latest monthly market report.
The property advisory firm says that investors are the main buyer demographic for this price point and will tend to get a 1950s to 1970s refurbished dwelling.
In Yamba, you would be looking at a dwelling located on a busy road.
These price points can be pushed up in Yamba from $500,000 to $800,000 for well located properties, however there will tend to be more of a mix of investors and owner occupiers.
An example would be a six bedroom home at <a href="https://www.realestate.com.au/property-house-nsw-yamba-123773230" target="_blank">18 Church Street</a> (pictured above) that is for sale for $750,000.
Grafton and Maclean will also push up to $450,000 for modern homes for investors and owner occupiers.
The slowest price for the region is the $800,000 to $1 million bracket in Yamba and anything over $450,000 in Maclean or Grafton.
These will tend to be people moving up to the region from capital cities and there are also some professional couples purchasing in this price bracket.
The slowest price point depends on what is happening in the capital cities, however the locality of the area in relation to cities and local industries has the largest impact on the slowest price point.
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