<p>There’s a quiet patch of <a href="https://www.apartments.com.au/developments/hawthorn-vic-3122">Hawthorn</a>, between the bustle of Glenferrie Road and the curve of the Yarra, that rarely sees change, and even more rarely, new apartments. But that’s exactly where <a href="https://www.apartments.com.au/developers/pomeroy-pacific-quattro-corp">PQD</a> is planting Kooyongkoot: a deliberate, 18-residence answer to the question of what downsizers actually want.</p>

<p>“This is something this pocket of Hawthorn has never seen before,” says Fil Gacesa, head of sales at PQD. “<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a> will deliver just 18 large-scale apartments in the heart of Hawthorn. It is the true definition of resort-style living.”</p>

<p><iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/59D7VxzltmM?si=1iCzRD7FRneKryfv" title="YouTube video player" width="560"></iframe></p>

<p>That scale is central to the story. It’s what allows for two dedicated lift cores, short corridors, and a generous lightcourt that draws natural ventilation and sunlight into every residence. It’s also what makes room for the sort of amenity usually confined to high-density towers: a fully equipped wellness centre with infrared and traditional saunas, yoga and pilates studio, cold therapy shower, and treatment room. There’s a golf simulator, car and dog wash stations, and extensive storage too, not bolted on, but baked in from the start.</p>

<p>But more than the checklist, it’s the design intent that carries weight. “This project has been many years in the making,” says Mark Pomeroy, Director of PQD. “Not just in planning, but in listening, to what our buyers and the local community are looking for”.</p>

<p>[smartcode_project:default project_id=102717 project_image_fid=355289]</p>

<p>That listening shows up in the materials, oak floors, natural stone, V-ZUG appliances, and in how space is handled. Penthouses feature private rooftop terraces with pools. Terraces and garden residences embrace outdoor connection. Inside, the layouts skew large and open, geared for hosting, not just housing.</p>

<p>Architecturally, <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>’s approach is grounded. There’s no reaching for spectacle here. Instead, the building offers a sculptural calm, anchored by landscaping from Eckersley Garden Architecture.&nbsp;</p>

<p>“We wanted to create spaces that feel expansive, serene, and meaningfully connected to daily life,” said founding partner Chris Stribley elsewhere.</p>

<p>[smartcode_project:default project_id=102717 project_image_fid=355304]</p>

<p>That sentiment, calm, connection, echoes in the location itself. Kooyongkoot sits just a short stroll from Central Gardens, Fairview Park, and the Rivoli Cinema. Tram lines and schools are close, but the street is tucked, quiet, and leaf-lined.&nbsp;</p>

<p>“Residents of Kooyongkoot will be a short stroll from Fairview Park, Central Gardens, and the Glenferrie Road retail strip," Gacesa notes, "but you're also cocooned in this peaceful pocket behind extensive landscaping by Eckersley Garden Architecture.”</p>

<p>Kooyongkoot is set for completion in late 2026.</p>

<p>[smartcode_project_cta:default project_id=102717]</p>


Staff Writer

The project that said no to compromise: Inside Kooyongkoot, Hawthorn

<p>When long-time Ivanhoe locals Graeme and Catherine, decided it was time to downsize, they weren’t necessarily in a rush.&nbsp;</p>

<p>Like many in their stage of life, they had started thinking about apartment living, but anticipated making the shift in two to three years.</p>

<p>That timeline changed when they visited <a href="https://www.urban.com.au/new-apartments/candela-ivanhoe-40-upper-heidelberg-road-ivanhoe">Candela</a>, a new boutique development by <a href="https://www.urban.com.au/developers/salter-brothers">Salter Brothers</a>. The project ticked all the boxes they were looking for: location, quality design, and long-term lifestyle benefits, which prompted them to bring their decision forward.</p>

<p>“It was the right place at the right time,” they said. “We knew immediately it ticked all the boxes, and we didn’t want to wait.”</p>

<p>[smartcode_project:default project_id=342 project_image_fid=358855]</p>

<p>Their decision to downsize was driven by a combination of practical needs and lifestyle considerations. Their existing home, while much loved, had become increasingly difficult to maintain. It spanned multiple levels, included extensive front and back gardens, and was starting to show the wear that comes with age.&nbsp;</p>

<p>They were looking for a more manageable lifestyle, one with less upkeep and more freedom. A brand-new apartment with no maintenance requirements and the ability to simply “lock up and leave” gave them peace of mind and a greater sense of control over their future.</p>

<p>Financially, the purchase made sense as well. The available stamp duty savings, strong price-to-value offering, and timing of the settlement suited their plans, making the transition smoother and more cost-effective. The apartment's design and inclusions further supported their choice.</p>

<p>[smartcode_project:default project_id=342 project_image_fid=357493]</p>

<p>The layout was both functional and flexible: three bedrooms, a butler’s pantry, a separate laundry, and a large open-plan living area. It gave them the freedom to host a family, accommodate guests, or set up a home office. The expansive balcony and elevated views added to the appeal, providing a sense of openness and connection to the outdoors.</p>

<p>“It just had a really good flow,” Catherine noted, something they found lacking in many other apartments they’d considered, particularly in the established market.</p>

<p>Candela’s boutique scale was another deciding factor. With a smaller number of residences and a top-floor penthouse position, the couple felt the development offered the privacy and space they were looking for, without feeling isolated.</p>

<p>“We liked that it wasn’t a huge development. It felt well-balanced, modern but still with a sense of community, not overwhelming,” they said.</p>

<p>[smartcode_project:default project_id=342 project_image_fid=357508]</p>

<p>Equally important was the ability to remain in Ivanhoe, a suburb they know well and have deep roots in. After 46 years in the area, proximity to local parks, shops, and familiar faces mattered just as much as the apartment itself.</p>

<p>“We didn’t want to give up the community we’ve known for decades. Candela allowed us to upgrade our lifestyle while staying in the place we call home.”</p>

<p>With a Walk Score of 90, the village location supports a convenient, connected lifestyle. <a href="https://www.apartments.com.au/developments/ivanhoe-vic-3079">Ivanhoe</a> Station is just a eight-minute walk away, and the neighbourhood offers access to parks, cafes, restaurants, and schools along Upper Heidelberg Road, all within easy reach.</p>

<p>Beyond the apartment, the couple also saw value in the broader vision for Candela, one that integrates residential living with public spaces and local amenities.&nbsp;</p>

<p>The development introduces 58 new apartments as well as a mix of commercial and social spaces that integrate contemporary architecture with the suburb’s existing character.&nbsp;</p>

<p>At ground level, residents will find a charming café and a lifestyle wellness centre, perfect for unwinding and rejuvenating. Meanwhile, the rooftop garden offers a stunning vantage point for residents to enjoy breathtaking sunsets, host gatherings, or enjoy barbecues with family and friends. It's not just a place to live; it's a vibrant community where every moment is an opportunity to connect and create lasting memories.</p>

<p>[smartcode_project_cta:default project_id=342]</p>


Why Ivanhoe locals are choosing to downsize to Candela

<p>Mark and Roy Makari are expanding their presence in Sydney’s South West with a second major proposal for Leppington, this time envisioning a 900-dwelling mixed-use development just 850 metres from their previously lodged tower trio on Fifth Avenue.</p>

<p>Project management and construction management firm Creative Vision filed the plans for the&nbsp;multi-building project at <a href="https://www.apartments.com.au/new-apartments/230-rickard-road-leppington-nsw-2179">230 Rickard Road, Leppington</a>. The proposal seeks to establish a new focal point for the precinct through a high-density, transit-oriented development supported by diverse land uses.</p>

<p>According to the Scoping Report prepared for the Department of Planning, the scheme includes around 900 apartments across multiple towers, including 135 dwellings designated for affordable housing. A mix of market and subsidised apartments will be supported by ground-level activation through retail and office space, a childcare centre, and a hotel, forming a comprehensive urban precinct.</p>

<p><img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="34797362-f3dc-4d84-8235-2657fc5f3bde" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Plan.png?VersionId=Uzckrz9tUpDQl5lX1_WMhjnv16bsr8wG" /></p>

<p>The Design Report by <a href="https://www.apartments.com.au/architects/studiosc-0">Studio SC</a> notes that the project “intends to deliver a high-quality, high-density built form that supports the vision for the Leppington Town Centre, integrating mixed-use outcomes and public domain upgrades.” The development is expected to be delivered in stages, although a precise timeline is yet to be confirmed.</p>

<p>The project will be assessed through a future State Significant Development Application, with the Scoping Report indicating the team will seek design excellence via a competitive process or through an expert design review panel. Early massing diagrams suggest a series of mid- to high-rise buildings framing a central landscaped spine, with emphasis on pedestrian permeability and public space.</p>

<p>The planning documentation flags a strong sustainability agenda, stating that the development will “respond to the urban heat island effect, incorporate water sensitive urban design, and prioritise active transport”.</p>

<p><img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="369d7b54-1279-4cde-88ec-dcb215594414" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Podium_1.png?VersionId=QArL7B2kkLt63vl5xvL0FNV_ardAlez4" /></p>

<p>The proposal follows in the footsteps of the Makaris’ nearby Fifth Avenue site, where they’ve submitted plans for three towers comprising nearly 500 apartments, with 10 per cent dedicated to affordable housing. That project features commercial podiums, a childcare centre, and a new public park that would occupy more than a third of the site.</p>

<p>Both developments are situated within walking distance of Leppington Train Station and fall under strategic precinct plans promoting higher density housing. The town centre is undergoing substantial transformation, driven by state government planning reforms aimed at fast-tracking housing delivery.</p>

<p>Together, the two projects represent a combined ambition of nearly 1,400 new homes across just under two kilometres of central Leppington.</p>


First look: 900-home mixed-use precinct planned for Leppington

<p>Leading Australian integrated property development group, <a href="https://www.apartments.com.au/developers/aqualand-australia">Aqualand</a>, has released the signature penthouses crowning its landmark AURA by Aqualand precinct at 168 Walker Street in North Sydney, unveiling Il Magnate and La Divina as the largest and most luxurious penthouses in the suburb.</p>

<p>With prices anticipated to commence from $15 million, and each accompanied by a new Porsche Carrera 911 valued at over $500K, the residences mark the culmination of <a href="https://www.apartments.com.au/buildings/aura-by-aqualand-north-sydney-168-walker-street-north-sydney-nsw-2060">AURA by Aqualand</a>’s decade-long journey and the beginning of its final sales chapter.<br />
&nbsp;<br />
Their release follows more than $850 million in record-breaking residential sales and the building’s completion and occupation.</p>

<p>[smartcode_project:default project_id=30959 project_image_fid=358868]</p>

<p>The Richards Stanisich-designed 284 sqm Il Magnate and 224 sqm La Divina penthouses, collectively known as The Icons of AURA, are conceived as grand luxury homes rather than apartments, with expansive proportions, elevated materiality and curated identities that reflect their status as one-off residences.&nbsp;</p>

<p>Il Magnate features a grande master suite, complete with substantial walk-in dressing area and ensuite, three other bedrooms, second ensuite and another bathroom, powder room, open plan kitchen, scullery, substantial dining area and generous living room divided by a feature fireplace, and a multifunction wintergarden, which is ideal for a study and adjoining office breakout space. &nbsp;</p>

<p>Meanwhile, the La Divina residence offers the same amenities, sans the powder room, on a slightly smaller alternate floor plan configuration.</p>

<p>[smartcode_project:default project_id=30959 project_image_fid=358863]</p>

<p>Each occupies half of AURA by Aqualand’s topmost 28th level, comes with four secure car spaces and pairs sweeping Sydney Harbour panoramas with large-scale living spaces, refined detailing and a level of craftsmanship and amenity rarely offered in the North Shore market.&nbsp;</p>

<p>Penthouse residents will also receive Etymon’s ‘Black Key’ private concierge and lifestyle management service, an invitation only offering providing the ultimate in bespoke personalisation, including a range of everyday discrete services, from dinner party management, grocery deliveries, pet feeding or plants watered, dinners, snacks and coffee deliveries, event ticket sourcing, right up to organising travel visas and international airfares. Rarely seen in Australian properties, the service provides residents the benefits of living in a world-class luxury hotel-style home, akin to The Ritz, or the Waldorf Astoria.</p>

<p>[smartcode_project:default project_id=30959 project_image_fid=358862]</p>

<p><a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>’s Director, Kirsten Stanisich, said the studio set out to craft residences that feel profoundly considered, contemporary and deeply connected to their setting.</p>

<p>“From the outset, we approached these penthouses with the sensibility of a grand Parisian residence - generous in scale, elegant in proportion and designed to feel more like a handcrafted home than an apartment," Stanisich said.</p>

<p>“Their elevated position and sweeping harbour outlook informed every decision, creating a rare connection between urban sophistication and natural calm. We shaped each space with expressive materiality, sculptural forms and bespoke detailing that invite touch and interaction.&nbsp;</p>

<p>“The result is a pair of residences defined by volume, light and an inherent softness - refined, flexible and deeply personal. These penthouses are unlike anything else in North Sydney, offering a sanctuary of true luxury framed by some of the city’s most remarkable views.”</p>

<p>For Aqualand’s Head of Sales &amp; Marketing, Alex Adams, the collaboration with Porsche underscores the shared ethos behind the residences.</p>

<p>“Aqualand’s collaboration with Porsche underpins both brand’s sharing an obsession with craftsmanship, design excellence, and enduring value," Adams said.</p>

<p>“Our penthouses are created for those who appreciate the finer details and expect the extraordinary at every touchpoint. Including a Porsche simply extends that experience beyond the residence - it’s a continuation of the lifestyle our buyers already live.”&nbsp;</p>

<p>[smartcode_project:default project_id=30959 project_image_fid=292862]</p>

<p>Aqualand’s Managing Director, Jin Lin, said the penthouses represent both the pinnacle of AURA by Aqualand and an important design benchmark for the company’s future pipeline.&nbsp;</p>

<p>“These stunning penthouses reflect the purest expression of Aqualand’s design ambition," Lin said.</p>

<p>“The unparalleled design intent makes them not only the glistening crown of AURA by Aqualand, but the crown of North Sydney itself. They’re essentially a thank you gift to a burgeoning community that deserves this level of quality and architectural consideration.&nbsp;</p>

<p>“We’re leveraging the unrivalled standard set here as the foundation for what comes next, including our upcoming Anderson Street, Chatswood; 15 Blue Street, North Sydney and Central Barangaroo projects. Purchasers of these penthouses will essentially be living inside the blueprint of Aqualand’s future.</p>

<p>“These landmark residences demonstrate how far North Sydney has evolved and the strength of demand for highly curated, bespoke luxury homes. They’re more than penthouses, they’re legacy residences.&nbsp;</p>

<p>“With AURA by Aqualand now a thriving new precinct with residents well and truly settled, and our in-house world-class lifestyle amenity activated, Il Magnate and La Divina represent a once-in-a-lifetime opportunity to secure an extraordinary piece of North Sydney’s future.”</p>

<p>[smartcode_project_cta:default project_id=30959]</p>


Joel Robinson

Aqualand launches North Sydney penthouses with free Porsche Carrera 911

<p><a href="https://www.apartments.com.au/developments/bokarina-qld-4575">Bokarina</a> Beach has quietly evolved into one of the Sunshine Coast’s most complete coastal lifestyle precincts, defined not just by proximity to the ocean, but by how residential living, local retail and everyday amenity are stitched together.&nbsp;</p>

<p>Gardner Vaughan Group’s <a href="https://www.apartments.com.au/new-apartments/bask-bokarina-38-bokarina-boulevard-bokarina-qld-4575">Bask Bokarina</a> now represents the final residential chapter in that transformation.</p>

<p>[smartcode_project:default project_id=141609 project_image_fid=333360]</p>

<p>Over recent years, the Bokarina Beach precinct has taken shape as a walkable, community-oriented neighbourhood, anchored by beachfront access, Lake Kawana to the west, and a growing mix of cafés, specialty retail and public open space.&nbsp;</p>

<p>With Zinc Bokarina already delivered next door by <a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> (GVG), Bask is the last opportunity to buy a brand new apartment within the precinct, effectively rounding out a fully formed coastal village.</p>

<p>GVG has positioned Bask to strengthen that lifestyle framework. Ten ground-floor retail spaces are planned beneath the residences, extending Bokarina Boulevard’s existing activity and reinforcing the area’s everyday convenience, from casual dining and coffee to local services, within a short walk of the beach.</p>

<p>[smartcode_project:default project_id=141609 project_image_fid=333359]</p>

<p>The residential component comprises 135 apartments across two buildings, Mydas and Caretta, with a clear shift toward larger three- and four-bedroom layouts and penthouses. That mix reflects a maturing buyer profile in Bokarina, where demand is increasingly led by owner-occupiers and active downsizers seeking space, permanence, and connection to place rather than short-term coastal accommodation.</p>

<p>Design and amenity have followed the same logic. Residents will have access to a heated plunge pool, gym, private dining room with a full kitchen, landscaped communal gardens with barbecues and a firepit, and a shared herb and vegetable garden, facilities intended to support daily use rather than resort-style turnover. Pet-friendly features, including a dog wash bay, acknowledge both buyer expectations and the area’s dog-friendly beach, located around 250 metres from the site.</p>

<p>[smartcode_project:default project_id=141609 project_image_fid=333366]</p>

<p>“Bokarina has become one of the Sunshine Coast’s most desirable beachside communities, and Bask represents the very last chance to buy new in this location,” GVG Director Sam Gardner said.&nbsp;</p>

<p>“Our focus has been to create spacious, functional apartments that meet the needs of locals who want to downsize without compromise, as well as those seeking a full-time coastal retreat.”</p>

<p>Positioned between the Pacific Ocean and Lake Kawana, Bask apartments have been oriented to capture outlooks toward the water or the Glass House Mountains, reinforcing the project’s connection to its natural surroundings. With parks, beachfront paths, hospitals, retail and public transport already in place, Bask arrives at a point where the broader precinct is no longer emerging, but established.</p>

<p>Construction is expected to complete in Q3 this year, with apartments ready to move into this Spring.</p>

<p>[smartcode_project_cta:default project_id=141609]</p>


Bask to complete Bokarina’s Sunshine Coast lifestyle precinct as final apartments are released

Echuca

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<p><span>Positive conditions have instilled a high degree of confidence in the Echuca and Deniliquin regions, according to the valuation firm Herron Todd White’s latest rural report.</span></p>
<p><span>A well above average season in regard to crop and fodder is expected due to most of the area receiving around 100 millimetres of rain throughout autumn, plus good follow-up winter rainfall, says HTW director John Henderson.</span></p>
<p><span>“The overall result of this confidence in the seasonal outlook in the area has translated to a rising market”, Henderson said.</span></p>
<p><span>Some degree of uncertainty about the outlook for commodity prices in the short-term remains.</span></p>
<p><span>The report noted recent sales that showed a $1,000 per hectare rise, including a batch of well-developed irrigation properties close-by the Finley district sold for $5,435 to $6,175 per hectare.</span></p>
<p><span>This is compared to similar properties which sold for $4,570 to $5,065 per hectare in December 2018 to February 2019.</span></p>
<p><span>“The rising market is a feature of most of southwest New South Wales and northern Victoria, with agents reporting strong enquiry in the region.”</span></p>
<p><span>The general outlook for the region is for rural values to continue to rise.</span></p>
<p><span>However, the report notes that uncertainty around key commodity prices may start to influence decision-making in the near future.</span></p>
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Rural values continue to rise in the Echuca and Deniliquin regions: HTW Rural

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<div class="column"><span>A good autumn with most of the area receiving around 100 millimetres of rain during March and early April has instilled early confidence in a reasonable season in the Echuca and Deniliquin markets, according to the June Herron Todd White (HTW) rural report. </span></div>
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<div class="column"><span>The valuation firm looked at the influence of trade wars, pandemic outcomes and commodity prices on the rural sector, and provided an update of how rural real estate is performing across locations and industries. </span></div>
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<span>Combined with the long term forecast of good rains for the 2020 winter season, the general outlook for the rural sector is good, the report noted. </span>
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<div class="column"><span>Locally, farmers are quite confident of a good season and reasonable commodity prices despite the obvious impact of COVID-19.</span></div>
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<div class="column"><span>Agents are reporting a gradual increase in enquiry for rural property over the past month or so that will no doubt translate into a gradual improvement in sales activity.</span></div>
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<div class="column"><span>"We are aware of two sales contracted in late March that are at levels similar to pre COVID-19."</span></div>
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<div class="column"><span>A significant influence in the market has been the low interest rates and the perception that interest rates will remain at or around this level for the foreseeable future," the valuation firm said. </span></div>
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<div class="column"><span>A mixed irrigation and dryland holding to the south of Deniliquin contracted for sale in April 2020 for about $10 million, showing around $2450 per hectare excluding water. </span></div>
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<div class="column"><span>The purchasers were local farmers, indicating plenty of confidence and strength in the market place, the report notes. </span></div>
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<div class="column"><span>"At this point in time, the general outlook for rural values in the area is for values to steady or see a slight rise," the valuation firm said. </span></div>
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<div class="column"><span>A Carag Carag farm has recently been sold for $335,000.</span></div>
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<div class="column"><span>The property at 662 Blamey Road (pictured below) features four bedroom homestead, colorbond shed, internal fencing and native garden. 'Currently the farm is used for grazing stock.</span></div>
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<div class="column"><span>A current listing is Yallum Vale, a 422ha Dairy farm in Echuca priced at $3.8 million.</span></div>
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<div class="column"><span>The 1151 McKenzie Road property (pictured below) includes two homes on separate titles, 50-stand rotary dairy and machinery shed. </span></div>
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<span>It is located just 10 minutes south east of Echuca. </span>
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Echuca and Deniliquin rural markets remains steady: HTW rural

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<p>The auction of the Moama district farming property, Kinrara has been listed for auction.</p>
<p>Set at 118 Ripper Road, about 30 kilometres north of Moama-Echuca, the property is 280 hectares (693 acres).</p>
<p>Agents expect it will attract interest because it has been certified organic by the accredited NASAA (National Association for Sustainable Agriculture Australia) whose standard ensures organic integrity from paddock to plate.</p>
<p>Currently, organically accredited products such as hay, grains or pulse crops are selling for double normal market rates and there is also significant supply chain demand for sheep or cattle that are organically produced.</p>
<p>The Kinrara property will be auctioned by Rodwells Ruralco Property on February 22.</p>
<p>Rodwells Ruralco selling agent Andrew Miller says that the property is being offered on behalf of the Hehir family who have held the property since 1998, but had leased it for eight years prior to purchase.</p>
<p>They undertook the three-year long process to secure the NASAA organic accreditation.</p>
<p>“The vendors have dairy farming interests in northern Victoria and have principally been using the Kinrara property to produce supplementary pasture products under irrigation to support their organic milk dairy production, as well as rearing young stock and wintering dairy cows,” said Miller. </p>
<p>“But they have recently secured another holding that adjoins their home farm, so that Kinrara has become surplus to their needs, hence its offer for auction sale.”</p>
<p>Miller says that the formalisation of organic production of both dairy products and livestock confers significant value to an accredited farm like Kinrara.</p>
<p>As well this property is suitable for cropping and would also support sheep or cattle production as it has significant infrastructure in place.</p>
<p>Kinrara will be offered with the successful purchaser having the first option to purchase at market rates the significant water right of 666 megalitres of NSW General Security water which is sourced from the Moira channel which adjoins a boundary of the holding. </p>
<p>The water entitlement is considered double the normal district farm entitlements and resulted from the consolidation of two local property entitlements many years ago.</p>
<p>In addition, there is also an 8 megalitre Stock &amp; Domestic water right.</p>
<p>During their ownership the vendors have developed a high capacity and high flow flood irrigation system over about 211 hectares. </p>
<p>The further land area of 60 hectares is used for dryland grazing and is mostly suitable for cropping.</p>
<p>The holding is subdivided into nineteen paddocks, all electric fenced, with an internal gravel laneway system that facilitates year-round access and enables operational efficiency even in the wettest winters.</p>
<p>The property has a 40 megalitre capacity turkey nest dam which can be gravity filled from the Moira channel system with all runoff from irrigation recycled back to the sumps at the dam m where it can be reused.</p>
<p>The water resources are also used effectively with two-inch poly pipe mains to concrete troughs in every paddock served by an electric pressure pump. </p>
<p>There are dams in 10 of the paddocks while numerous box trees were retained for stock shelter and to enhance the presentation of the farm.</p>
<p>The property benefits from all-weather access while there are stock handling facilities of a shearing shed, new cattle yards and loading ramp beneath a very large Moreton Bay fig tree.</p>
<p>Buildings include an original unused homestead, with a transportable two bedroom living unit with appropriate services on the holding.</p>
<p>Three phase power is on the property which makes it attractive to intensely irrigated horticultural pursuits such as tomatoes or alternative tree crops.</p>
<p>The property is rectangular in shape with good road frontages on two boundaries.</p>
<p>Prior to outright acquisition in 1998 by the Hehir family the property was owned for many decades by the late Stan Jasper who with his wife lived modestly on the property and conducted a low impact farming regime, principally sheep and later to agist dairy cattle.</p>
<p><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/2019/1/10/RURALCO%20KINRARA%20MOIRA%20CHANNEL.jpg" alt=""></p>
<p>With an aversion to cultivation or chemical use, this historic approach facilitated the conversion to organic. </p>
<p>Miller notes that: “strong swards of sub clover and ryegrass have been managed over the last twenty years with a small cropping area, most recently of high yield vetch that was harvested in the 2018 spring. </p>
<p>“Lucerne has also been established on the irrigated pastures after cropping and grown as summer green feed without irrigation to supply a large flush of autumn feed following the seasonal break or after further irrigation.</p>
<p>“The success of the lucerne is put down to roots beyond three metres reflecting the high value of the soils under the organic regime.”</p>
<p>The Hehir family has typically run 300 to 450 head of dairy cattle on Kinrara over the winter and cut 2,000 bales of clover dominant hay in most years. </p>
<p>Surveys have established the organic matter of Kinrara’s soils in the range of 3.17 to 4.65% that is approximately double that of district farms. </p>
<p><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/2019/1/10/RURALCO%20KINRARA%20PASTURES.jpg" alt=""></p>
<p>Miller adds he has assessed the land value as in the region of $1,350 per acre.</p>
<p>“Nothing like this holding has come on to the market in this district in recent years nor is there anything of similar productivity expected to become available.”</p>
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Organic Echuca-Moama region farm listed for auction

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<p>A section of the old Echuca Post Office in northern Victoria is set to go to auction mid December.</p>
<p>The part for sale is a ground floor cafe, currently leased to the Café 3564 Wine Bar &amp; Tapa, as well as upstairs accomodation with two ensuited bedrooms. There's a third ensuited bedroom on the ground floor.</p>
<p>The ground floor comprises an atrium-style function room with an outdoor paved dining space with its own bar area.</p>
<p>Other parts of the building may also be for sale subject to private negotiations, and first right to negotiate will be offered to the successful purchaser.</p>
<p>Making up the other part of the building is a cafe with outdoor seating at the front, four more residences, as well as a ground floor retail space.</p>
<p>On the <a href="https://www.realcommercial.com.au/property-retail-vic-echuca-503014302" target="_blank">corner of Hare Street and Anstruther Street</a>, the Echuca Post Office dates back to the 1870s, when the two storey building with a clock tower over the entrance door was built.</p>
<p><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/2018/11/20/echuha2.jpg" alt=""></p>
<p>The ground floor features a formal entry hallway, a master bedroom with full ensuite, a dressing room and a study/office.<br> <br>There's a large lounge/dining room with atrium and a timber ceiling design that was formerly the sorting room for the post office. There's also a more modern extension with open kitchen/dining/lounge room with separate laundry/toilet.</p>
<p>Ray White Commercial Oakleigh agent Ryan Amler and Joshua Colosimo are handling the marketing in conjunction with Ray White Echuca's Stephen Morgan for a December 14 auction.</p>
<p>Amler said potential buyers will be blown away by how rare the opportunity is and the income returns that are on offer.<br> <br>"Put simply, buildings of this calibre and location don't come around very often," he said.<br> <br>"The Old Echuca Post office, complete with its own clocktower, was constructed circa 1875 and underwent a full refurbishment by the current owners for which they received recognition through the Victorian building awards.<br> <br>“The 429 sqm part of the building has Commercial 1 Zoning and provides a combined rental return of $60,480 p.a. net with 10 per cent annual increases." </p>
<p>The current freehold premises of the Echuca Post Office has recently sold through Teska Carson.</p>
<p>The property at <a href="https://www.commercialrealestate.com.au/property/227-pakenham-street-echuca-vic-3564-2014623155" target="_blank">227 Pakenham Street</a> is currently leased to Australia Post and is part of Echuca's retail and business precinct.</p>
<p>It comprises a single-storey, double fronted building of nearly 300 sqm on a 440 sqm site zoned Commercial 1.</p>
<p>The property was sold sibject to a five year lease, with a five year option, from July 2015 to Australia Post at $88,056 per annum, with annual three percent rent reviews.</p>
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Part of the old Echuca Post Office set to go under the hammer

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<p>A near-new petrol station in Echuca has sold for $7.5million on a 6.5% yield.</p>
<p>Property industry players Peter Spargo and Bill Guest were the vendors of the 161-189 Ogilvie Avenue property.</p>
<p>It is leased to United Petroleum and Hungry Jacks until 2028 with options to extend.</p>
<p>The site contains a 1,191 square metre building on a 5,240 square metre site.</p>
<p>Colliers International’s Daniel Wolman, Anthony Kirwan and Harry Bui in conjunction with Melcorp Commercial’s Paul Jones and Tim Spargo sold the property via an expression of interest campaign.</p>
<p>“The collaborative approach to the sales campaign for this regionally located property proved to be highly successful, with multiple offers received at the conclusion of the EOI process,” Wolman said.  </p>
<p>“The successful purchaser, a private investor from Victoria, acquired the property for $7.5million, a sale price which reflects a tight regional yield of 6.7%. </p>
<p>“The sale, which has set a new benchmark for the local property market, is another sign that despite a reported cooling in market conditions and funding concerns, the market is still awash with cash buyers and is highly competitive.” </p>
<p>Kirwan said buyers were increasingly looking for alternative investment options. </p>
<p>“The major appeal of this asset was the high calibre tenant covenant, fixed income growth and the fact that having been so recently developed, an astute buyer could reap the rewards of newly constructed improvements and great depreciation benefits,” he said. </p>
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Near-new Echuca service station sold for $7.5 million

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<p>The season is precariously placed along the border region with many requiring significant falls to guarantee crops, according to the latest Herron Todd White rural report.</p>
<p>The valuation firm stated, historical management and resulting soil condition has never been more evident than the current season with paddocks either side of some roads showing substantially different vigour and harvest potential reflecting the organic matter content, sowing times and general management practices.</p>
<p>As one farmer in the Riverina said in the second week of August “if we don’t get rain in the next two weeks, the crop will be finished”.</p>
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<p>Valuer David Leeds concludes by noting "a sharp rise in allocation water prices will be likewise creating some difficult decisions for those with irrigation development weighing up the likely final commodity prices with the opportunity cost of irrigating versus selling their allocation on the market."</p>
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Echuca precariously rainfall reliant: HTW rural

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<p><span>Buoyed by the rising value of water, irrigated cropping and grazing holdings continue to be strong performers with agents reporting good demand and prices regularly exceeding vendor expectations, <span>according to the latest Herron Todd White rural </span><span>report.</span></span></p>
<p>This has been a continuing trend for nearly 12 months, the valuation firm advised.</p>
<p>:As one vendor recently noted, they anticipated to realize in excess of $1.1 million when the property was offered to market.</p>
<p>"After 24 hours, the property sold to several neighbours for an amount in excess of $2 million."</p>
<p>Discussions with an agent indicated a selling price 10% to 15% in excess of the initial list price (three months ago) albeit with a significant water component.</p>
<p>Recent sales include a Lockington mixed farming enterprise situated between Echuca and Lockington in Northern Victoria.</p>
<p>It was sold for $1 million in May.</p>
<p><a href="https://www.realestate.com.au/sold/property-mixed+farming-vic-lockington-7543867" target="_blank">Located at 2361 Whinfield Rd</a> (pictured above), the property comprises 144 hectares on three separate titles. </p>
<p>The home block on 32 hectares has three bedrooms, and Lot 2 has a brick home on 64 hectares.</p>
<p>The third Lot is 47 acres of lasered cropping and grazing country. </p>
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Echuca market exceeding vendor expectations: HTW

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<p>Echuca has been buoyed by the rising value of water, irrigated cropping and grazing holdings, according to the latest report from Herron Todd White (HTW).</p>
<p>The valuation firm found that this has been a continuing trend for nearly 12 months with agents reporting good demand and prices regularly exceeding vendor expectations.</p>
<p>"As one vendor interviewed recently noted, they anticipated to realize in excess of $1.1 million when the property was offered to market," the HTW valuers stated.</p>
<p>After 24 hours, the property sold to several neighbours for an amount in excess of $2 million.</p>
<p>The report noted agents indicating a selling price 10% to 15% in excess of the initial list price (three months ago) albeit with a significant water component.</p>
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Echuca agents indicating selling prices 10% to 15% above initial listing: HTW

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<p>The Echuca residential market has shown no signs of slowing down after a year of further tightening and an increase in off market sales as agents have multiple buyers interested in property before it hits the market.</p>
<p>In many instances this resulted in the asking price or a touch stronger being achieved, HTW's latest report noted.</p>
<p>The valuation firm advised it was consistent across almost all Eucuca market segments with tightening market conditions spreading into rural residential holdings which historically required marginally longer selling periods.</p>
<p>Land sales west of Echuca have been well received amid limited competing supply while Moama has continued to see significant development.</p>
<p>"Nevertheless there is still an imperative to having properties listed correctly with older stock at secondary locations probably being the only slight drag on the market," the HTW report advised.</p>
<p>"Builders are busy and the market is likely to stay tight for some time, particularly the rental market on the back of commencement of the second bridge." </p>
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New bridge boost for Echuca residential rental market: HTW

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<p>Sales rates for medium sized irrigation properties at between $500,000 to $1.5 million around irrigation has had strong improvement in the Echuca region, according to Herron Todd White.</p>
<p>HTW said value levels appear to be edging higher for irrigation holdings and it will be interesting to see how this progresses under the current water resource position across the irrigation districts.</p>
<p>"An improved forecast for farm gate milk price may spurn some interest though it is likely that most producers will have work to do to regain ground lost in the 2016/17 season," HTW said.</p>
<p>A 7.1 acre property at <a href="https://www.realestate.com.au/property-house-vic-echuca-126115282" target="_blank">133 Pianta Road Echuca</a> is on the market for between $499,000 and $548,000.</p>
<p><span>The property features two lockable sheds, a work shop or tack shed and a 3/4 meg Dam, with 4meg of high-security water.</span></p>
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