After inspecting the a mixture of new apartment developments in Sydney's thriving north west corridor, Rouse Hill downsizers Lynne and Dale Kennedy were set to buy a two-bedroom apartment in <a href="https://www.apartments.com.au/developers/ellipse-property-group">Ellipse Property</a>’s Carrington Place development, until they saw the penthouse floorplans.

The retired police officer and her builder husband, aged in their mid-60’s, quickly upsized to a three-bedroom penthouse within the Atrium building, the first stage of the Castle Hill masterplan.

Their luxury apartment is one of eight in Atrium’s exclusive Penthouse Collection and features striking interior design. The penthouses offer flexible open-plan layouts with abundant space and tranquillity. With two living spaces, walk-in wardrobes and butlers’ pantries, Atrium’s penthouses feature large balconies with sweeping views to Cattai Creek and the wider Hills District.&nbsp;

“As soon as we saw the floorplan for this penthouse, we knew it was the one for us," Lynne said.

"It is oversized with abundant storage, so we know we are not going to feel cramped, even though we are downsizing from a large, five-bedroom family home. The open-plan design spills out to a large deck, perfect for entertaining and when the grandchildren visit. The finishes are top-quality and I love the butler’s pantry and integrated appliances in the kitchen – with the steam oven, pyrolytic oven and coffee machine all built in.”

High-quality material finishes and premium appliances are used throughout Atrium’s penthouse collection. Miele appliances in the newly-released Pearl Beige finish, Vintec wine fridges, Parisi tapware and fireplaces are set within luxe finishes including pure wool carpets and statement Caesarstone benchtops. Built-in barbecues, and in some cases bars and skylights, are further signature features of the penthouse design.

Dale Kennedy owns Inspect It FIRST, a building inspection company he has operated for over 25 years. With stringent views on design and build integrity, he was quick to recognise the quality behind the architectural design and iCIRT-rated builder, <a href="https://www.apartments.com.au/builders/decode">Decode Group</a>.

“This penthouse sets a new benchmark in terms of quality and attention to detail. The floorplan is well-considered - special features like the skylight are a stand-out and not typical in new builds. The iCIRT-rated builder adds a further level of comfort buying off-the-plan, and we are confident that the finished apartment will be high-quality with no nasty surprises,” said Dale.

The Kennedy’s are excited at the freedom that apartment living will unlock for them.

[smartcode_project:default project_id=151821 project_image_fid=360287]

“We won’t have to maintain a house, swimming pool and gardens anymore, and are looking forward to having more leisure time," Lynne added.

"The low maintenance apartment lifestyle and security of the building means we can travel more and take extended trips. We can simply ‘lock and leave’, something we can’t do with a big house. We also love the location so close to Showground Metro Station and retail precinct, but without being in the thick of it. Everything is literally on our doorstep, just a few minutes’ walk. It will be so convenient being able to access the city so easily and not having to drive to the shops.”

After 11 years in their home on Morrisey Way, Rouse Hill, the couple will sell it before moving into their new penthouse. The expansive five-bedroom family home features a cinema, swimming pool and six-car garage.

There are just six penthouses left in Atrium’s Penthouse Collection in a mix of three- and four-bedroom configurations, ranging from 160 to 334 sqm in size and priced from $3.025 million to $5.4 million.&nbsp;

[smartcode_project:default project_id=151821 project_image_fid=360286]

According to <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, exclusive sales agents at Carrington Place, Atrium’s Penthouse Collection is meeting a groundswell of demand from local downsizers – aligned with broader trends in Metro-connected suburbs across Sydney.

“The Penthouse Collection sets a new standard for apartments in Castle Hill,"&nbsp;said Blake Schulze, National Director – Residential at Colliers.

"There is simply nothing else like these penthouses. Downsizers are drawn to their house-like scale and premium finishes. With sought-after views plus access to outstanding new local amenities, the Penthouse Collection unlocks a new lifestyle for buyers.

Schulze says buyers are drawn to Carrington Place’s lifestyle with close proximity to the Showground precinct’s vibrant mix of retail and dining options.

"Being able to walk to the Metro and this rapidly emerging lifestyle hub is of huge appeal to this demographic.”

According to Puja Khanna, Associate Director at Ellipse Property, the carefully curated interiors are proving to be a point of difference.&nbsp;

“Our floorplans have been thoughtfully considered, knowing that many buyers will be downsizing from large homes," Khanna says.

"Smart and abundant storage was an absolute must. And for many of our buyers, entertaining is a priority – with adult children, grandchildren and family visiting and sometimes staying over. We made sure bedrooms are spacious and living spaces are oversized, and kitchens incorporate butler’s pantries alongside the latest appliances."

Atrium is under construction by award-winning iCIRT-rated builder Decode Group, with completion scheduled for Q3 2026.&nbsp;

[smartcode_project:default project_id=151821 project_image_fid=360285]

<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>, the second stage&nbsp;of Carrington Place, is set to commence construction later this month on the back of Atrium’s significant sales success, with 85 per cent of all apartments now sold.

Carrington Place will be constructed across multiple stages and deliver more than 800 new homes, with the entire precinct set for completion in 2032. It will feature abundant open space with over 20,000 sqm of outdoor recreational area, including a one-kilometre boardwalk to the nearby Fred Caterson Reserve.&nbsp;

The project is also integrated with the surrounding bushland, with a site boundary that stretches to the edge of Cattai Creek, immersing residents in the beauty of Sydney’s ‘Garden Shire’.

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]

Joel Robinson

Local downsizers set sights on Carrington Place, Castle Hill penthouses

Lifestyle, residential and wellness developer <a href="https://www.apartments.com.au/developers/lowe-living">Lowe Living</a>, and joint venture development partner lNT.RE (formerly Icon Developments) have announced the popular SOAK Bathhouse brand will anchor the ground floor of their $160m luxury <a href="https://www.apartments.com.au/new-apartments/emerald-place-by-lowe-living-200-clarendon-street-south-melbourne-vic-3205">Emerald Place</a> development at 182-200 Clarendon St, South Melbourne, which is set to open in August 2026.&nbsp;

This will be the second Melbourne outpost for the SOAK Bathhouse brand, after its inaugural Victorian location in South Yarra launched in 2025, which has quickly become a staple in Melbourne’s bathing and wellness scene.&nbsp;

SOAK Bathhouse has signed a 10-year partnership to take out the 459sqm prime corner ground-floor tenancy, which will join the other two retail tenancies, high-end commercial space and 38 ultra-luxury residential apartments and penthouses above.&nbsp;

[smartcode_project:default project_id=135816 project_image_fid=365847]

SOAK Bathhouse is renowned for its luxurious and socially-focused mineral pools, cold plunge, sauna, steam room, infrared LED therapies, and massage services. Its arrival at Emerald Place, South Melbourne marks a significant milestone for both brands and for South Melbourne.&nbsp;

While the specific inclusions of the venue are still under wraps, SOAK Bathhouse has confirmed the space will be equipped with a signature SOAK Bathhouse mineral pool, cold plunge, saunas and steam room, alongside a lush dedication to verdant greenery and ferns throughout the tranquil bathing spaces.&nbsp;

SOAK Bathhouse will serve both Emerald Place residents and the broader South Melbourne business community, creating a wellness destination that bridges the gap between work and home. For residents, it's a daily ritual on their doorstep. For the surrounding office workers, it's a place to decompress, recharge and transition between professional and personal life.&nbsp;

[smartcode_project:default project_id=135816 project_image_fid=365850]

The partnership has underpinned Lowe Living’s commitment to delivering wellness-led amenities that not only embed physical spaces within the projects but integrate established, renowned wellness brands to anchor and operate these spaces.&nbsp;

Through the partnership with SOAK Bathhouse, penthouse buyers will be granted complimentary memberships, while all other residents of the Emerald Place development will benefit from exclusive discounted access. Together, these privileges deliver a compelling lifestyle enhancement and a lasting investment in wellbeing.&nbsp;

Lowe Living has been steadily carving out a niche in the luxury property market as a wellness-led developer, having a partnership with the Sorrento-based Aurora Spa &amp; Bathhouse to offer a private, residents-only wellness spaces at its upcoming Camberwell and Brighton projects.&nbsp;

These partnerships with Aurora Spa &amp; Bathhouse and now SOAK Bathhouse, reinforce a broader shift across Lowe Living’s portfolio towards a meaningful commitment to health-focused amenity and wellness offerings.&nbsp;

[smartcode_project:default project_id=135816 project_image_fid=231195]

Since its inaugural offering in Mermaid Beach, which has since expanded nationally across Queensland, Sydney and Melbourne, SOAK Bathhouse has grown into a leading contemporary bathhouse brand, attracting a dedicated following thanks to its unique social-focused approach to bathing.&nbsp;

Emma Lowe, Co-Founder and Managing Director of Lowe Living, said the Lowe Living team "view our partnerships as an extension of our design philosophy."

"We align with brands that genuinely elevate the everyday experience of our residents and deliver tangible value for our purchasers that enrich their lives.&nbsp;SOAK Bathhouse was a natural fit for Lowe Living and specifically Emerald Place. Their approach to contemporary bathing and social wellness strongly aligns with our vision of creating homes that prioritise long-term health, connection and lifestyle.”&nbsp;

Tim Lowe, Co-Founder and Managing Director of Lowe Living, said securing Melbourne’s second SOAK Bathhouse for Emerald Place is a significant milestone for Lowe Living, INT.RE and South Melbourne.&nbsp;

“This partnership reflects the continued evolution of luxury residential development," Lowe says.

"Today’s buyers are looking beyond finishes and floorplans and investing in holistic living environments, not just inside their apartments but in the communal and wider local amenity offerings, too."

[smartcode_project_cta:default project_id=135816]

Lowe Living secures SOAK Bathhouse on 10-year lease at Emerald Place, South Melbourne development

While the Gold Coast continues to densify around key transport and lifestyle nodes, <a href="https://www.apartments.com.au/developments/mermaid-beach-qld-4218">Mermaid Beach</a> has retained its village-like charm even as demand intensifies for walkable beachside living. It’s a suburb that holds firm to its community feel, while sitting within one of Australia’s fastest-growing urban corridors.

Developer DANKAV put the neighbourhood and its residents first when drawing up the plans for <a href="https://www.apartments.com.au/new-apartments/the-alfred-residences-mermaid-beach-2375-gold-coast-highway-mermaid-beach-qld-4218">The Alfred Residences</a>, which will replace the former Mermaid Beach Shopping Village near Nobby Beach. The project marks a rare example of precinct renewal at a truly local scale.&nbsp;

<a href="https://www.apartments.com.au/new-apartments/the-alfred-residences-mermaid-beach-2375-gold-coast-highway-mermaid-beach-qld-4218">The Alfred Residences</a>&nbsp;comprises a wide variety of one- and two-bedroom apartments, set above a new ground plane of curated hospitality and boutique retailers, all framed by generous laneways, shaded plazas, and garden paths designed to enhance pedestrian flow and public interaction.&nbsp;

[smartcode_project:default project_id=149942 project_image_fid=355148]

The site’s configuration reflects both a respect for the area's established rhythm and a recognition of its future trajectory, particularly with the planned Mermaid Beach South light rail station directly across the road.

Residents will find immediate access to both everyday needs and broader connectivity. A Woolworths Metro and local cafés are already operating nearby, while the beach sits just 100 metres from The Alfred’s front door. Pacific Fair, the region’s flagship retail centre, is also close by, with an extensive mix of dining, fashion and entertainment.&nbsp;

For those commuting or exploring beyond Mermaid Beach, the upcoming light rail link promises seamless movement north through Broadbeach, Surfers Paradise and into Southport, expanding access without the need for a car.

[smartcode_project:default project_id=149942 project_image_fid=355150]

Neighbouring locales such as Miami and Nobby Beach further enrich the lifestyle offering. These established precincts contribute everything from surf clubs and oceanfront parks to laid-back dining venues and independent retailers, all within a short walk or bike ride.&nbsp;

The Alfred effectively places residents within one of the Gold Coast’s most liveable pockets, where the essentials of daily life converge with long-term infrastructure planning and timeless natural appeal.

Predominantly local buyers jumped at the first release at The Alfred Residences, transacting the majority of the release in a matter of weeks. Demolition of the former shopping village is now underway, and Dankav expects completion of the first collection of residences in 2027.

[smartcode_project_cta:default project_id=149942]

The Alfred Residences brings village-style living to the heart of Mermaid Beach

<a href="https://www.apartments.com.au/developments/chermside-qld-4032">Chermside</a> is better known for bus interchanges and Westfield than for high-end apartment towers. Kabbalah, on Playfield Street, is a deliberate push against that reputation.

Developed by <a href="https://www.apartments.com.au/developers/playfield-developments">Playfield Developments</a>, the building holds 64 apartments, all three and four bedrooms, across its 13 storeys. The apartments are generous by any measure: lower-floor three-bedrooms start at 164 sqm, each with a multi-purpose room and private balcony, while the north-facing penthouse stretches to 382 sqm. Every residence comes with two car spaces.

<a href="https://www.apartments.com.au/architects/ana-architects">ANA Architects</a>, the Brisbane firm behind the 25-storey Willahra Tower on Queen Street and the 45-storey Mantra on Mary in the CBD, shaped the building around curved forms drawn from the natural landscape. Balcony gardens run throughout, with planter boxes worked into the private outdoor spaces of each apartment, giving residents greenery at the threshold rather than just at the rooftop.

[smartcode_project:default project_id=149578 project_image_fid=354319]

That rooftop carries its own weight: a pool, landscaped gardens, and outdoor entertaining areas sit above the city, designed as much for quiet evenings as for hosting. The wellness offering continues at ground level, where a centre with pool, sauna, and communal lounge zones anchors the building's other end. Together they give the building a rhythm, somewhere to arrive at the top and somewhere to retreat to below.

The site itself is part of the pitch. "One of the last available sites to develop in an established precinct," is how Playfield Developments describes the Playfield Street address, and the surrounding context backs that up. Westfield Chermside, the second largest Westfield in Australia, is within a few minutes on foot, along with its dining precinct and cinema complex.&nbsp;

The Chermside bus interchange connects directly to the Brisbane CBD and across the northern suburbs via more than 20 Translink routes, with the CBD roughly 15 minutes away by road. The Prince Charles Hospital, one of Queensland's major teaching hospitals and the state's leading cardiac centre, is roughly a kilometre up the road on Rode Road.

[smartcode_project:default project_id=149578 project_image_fid=354321]

Place Projects is handling sales, bringing a track record across some of Queensland's largest residential developments. Early buyer response has centred on the finishes and scale, "buyers consistently comment on the high-quality finishes throughout the apartments," the sales team notes, pointing to craftsmanship and considered design as the recurring draw.&nbsp;

"They're looking for generously sized apartments that offer both space and functionality, combined with a strong lifestyle offering," Place Projects says.

Construction has been awarded to Clearcon, with completion slated for late 2027. Pricing runs from $1.5 million for a lower-floor three-bedroom up to $3.65 million for the penthouse.

[smartcode_project_cta:default project_id=149578]

Playfield Developments brings 64 apartments to Chermside with Kabbalah

More than 3,000 dwellings are currently selling or gearing up to launch across Surfers Paradise, the suburb’s most concentrated apartment pipeline in years. At least eight projects are already in market, with more moving through registration and presale, creating a meaningful wave of new supply.

This isn’t happening in a vacuum. Strong interstate migration into Queensland, particularly the Gold Coast, continues to underpin demand, with the local population expected to push past 800,000 in the early 2030s.

We’re also seeing solid early-stage buyer activity. As usual, the earliest phases tend to offer the best mix of pricing and choice, before the more popular layouts get snapped up.

Comparing Surfers Paradise projects? Browse all listings → <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">View all Surfers Paradise apartments</a>

<hr data-end="1189" data-start="1186" />
<h2 data-end="1218" data-section-id="tdhbfr" data-start="1191">How to Read the Pipeline</h2>

Apartment projects in Surfers Paradise are at various stages of their project lifecycle, from pre-launch, selling now, construction commenced, or construction complete.

Where you buy in that cycle matters.

<ul data-end="1674" data-start="1409">
	<li data-end="1542" data-section-id="d5c11p" data-start="1409">Registration and&nbsp;presale: Typically the lowest price points and best choice, but with longer wait times to completion</li>
	<li data-end="1608" data-section-id="plnjqp" data-start="1543">Under construction: Greater certainty, shorter timelines.</li>
	<li data-end="1674" data-section-id="13k7yl8" data-start="1609">Completed: No construction risk, but pricing reflects that.</li>
</ul>

The projects below are grouped by stage to help buyers understand where they sit in the buying window.

<hr data-end="1942" data-start="1939" />
<h2 data-end="1967" data-section-id="zj5dj7" data-start="1944">Projects Now Selling</h2>

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a> is the newest apartment development to launch in Surfers Paradise.

Exhale, being developed by SIERA, comprises just 54 apartments, a density not often seen in Surfers. It sits on the corner of Enderley Avenue and Garfield Terrace, just off Northcliffe Beach. SIERA Founder and Managing Director Brent Thompson spent over a year trying to secure the rare beachside site.

[smartcode_project:default project_id=112661 project_image_fid=359603]

SIERA engaged BDA Architecture to design the building, with a striking glass curtain wall&nbsp;façade.

Offering two-, three-, and four-bedroom apartments, Exhale will also offer its residents a two-level wellness podium with a heated magnesium pool, spa, sauna, Nordic&nbsp;cold shower, and biophilic designed landscaped gardens.

There's also a dedicated Pilates and yoga studio, library and reading retreat, cinema lounge, and private dining room with a private bar and wine cellar.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Exhale →</a>

<hr data-end="2500" data-start="2497" />
Paradiso Place is the largest project currently in market in Surfers Paradise. Developer SPG Land recently begun construction on its 845-unit development they are bringing to 103 Ferny Avenue.

[smartcode_project:default project_id=106566 project_image_fid=185858]

At this scale, it’s effectively its own sub-market, offering a wide mix of configurations across multiple price points, from entry-level investor stock through to larger owner-occupier product. Amenities include a pool, gym, and outdoor spaces.

With projects of this size, early buyers typically benefit most from the broader selection before key layouts are taken up.

<a href="https://www.apartments.com.au/new-apartments/paradiso-place-surfers-paradise-103-ferny-avenue-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Paradiso Place →</a>

<hr data-end="2500" data-start="2497" />
Jewel Residences is the only completed development on this list. The three towers, which drastically altered the Surfers Paradise skyline when they were complete in 2020 from their dress circle position&nbsp;at 36 Old Burleigh Road, home 512 apartments.

[smartcode_project:default project_id=8843 project_image_fid=264503]

With the six-star The Langham within the middle tower, Jewel offers&nbsp;​​​​​​significant hospitality venues including&nbsp;signature restaurants, a bar, cafe, and a resort pool with a swim-up bar

<a href="https://www.apartments.com.au/buildings/jewel-residences-surfers-paradise-36-old-burleigh-road-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Jewel Residences </a>

<hr data-end="2938" data-start="2935" />
Andrews Projects recently commenced construction at South Beach, just shy of 400 apartments at 3006–3016 Surfers Paradise Boulevard. Prices start from $1.08 million for the one-bedroom apartments.

[smartcode_project:default project_id=8887 project_image_fid=358399]

Central to the South Beach offering is a 5,500m sqm wellness and lifestyle precinct designed around the concept of renewal as a daily ritual.

The wellness facilities include sunrise and sunset pools, an indoor hydrotherapy pool, plunge baths, a Hammam, traditional and infrared saunas, red-light therapy and dedicated treatment rooms. A Technogym gym,&nbsp;cinema, co-working lounge and a range of indoor and outdoor dining and entertaining spaces, including BBQ terraces, complete the amenity.

<a href="https://www.apartments.com.au/new-apartments/south-beach-surfers-paradise-3006-3016-surfers-paradise-boulevard-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about South Beach →</a>

<hr data-end="3316" data-start="3313" />
Another new entry to the market is Palmera Residences, developed by Central Equity at 18 Garfield Terrace. That majority of the 347 residences are large three-bedroom apartments, priced from just shy of $3 million.

[smartcode_project:default project_id=108274 project_image_fid=361247]

<a href="https://www.apartments.com.au/new-apartments/palmera-residences-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>&nbsp;is being constructed in the prestigious Northcliffe residential neighbourhood on an expansive 3,239 sqm site. It is located at 18 Garfield Terrace near the Northcliffe Surf Life Saving Club and the patrolled Northcliffe surf beach, situated between&nbsp;<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a>&nbsp;and&nbsp;<a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a>.

Residents will have private access to extensive, state-of-the-art amenities, featuring two large pools including a generously scaled, family-friendly pool with safe shallow zones, and a 25-metre lap pool facing the western side, ensuring maximum sunlight all day.

<a href="https://www.apartments.com.au/new-apartments/palmera-residences-surfers-paradise-18-garfield-terrace-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Palmera Residences →</a>

<hr data-end="3711" data-start="3708" />
26 Vista has benefitted from the boom in Surfers Paradise over the last few years. Over 70 per cent of the 280 apartments have sold, with the remaining priced from $1.86 million.

[smartcode_project:default project_id=112730 project_image_fid=365605]

26 Vista, being developed by MRCB, is scheduled to complete in late 2030 and has attracted strong interest from locals and interstate buyers, Matt George, from project marketer Urban Activation, says.

“The diverse mix of buyers we’ve seen investing in this development stands as a testament to the superior product that is being offered. 26 Vista is truly the gold standard for coastal living, with its thoughtfully considered design and its commitment to providing residents with five-star luxury in sub-tropical surrounds.”

<a href="https://www.apartments.com.au/new-apartments/palmera-residences-surfers-paradise-18-garfield-terrace-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about 26 Vista →</a>

<hr data-end="3711" data-start="3708" />
Away from the beach and closer to the Budds Beach area of Surfers Paradise is Homecorp's new tower, Florence Residences.

[smartcode_project:default project_id=150414 project_image_fid=357950]

The Monte Carlo building has 116 apartments amid a suite of wellness spaces including&nbsp;a private residents’ only wellness club including a resort-style rooftop pool, hot and cold plunge pools, a spa retreat, contemporary gymnasium and a spacious yoga and Pilates studio.&nbsp;

<a href="https://www.apartments.com.au/new-apartments/florence-residences-24-monte-carlo-avenue-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Florence Residences →</a>

<hr data-end="4321" data-start="4318" />
<h2 data-end="4364" data-section-id="1bj0450" data-start="4323">The Broader Pipeline</h2>

There's a lot more to come in Surfers Paradise in the coming years. The most interest is likely the two-tower beachfront project proposed by Winx billionaire John Camilleri. The two towers, which will comprise 275 apartments, are to be connected by a 45-storey skybridge.

On the more boutique end, Cavella, by SEYAH, will have <a href="https://www.apartments.com.au/news/qld/first-look-seyah-to-launch-cavella-in-emerging-sunrise-boulevard-surfers-paradise-pocket-following-density-rethink">just 18 residences</a> across a more modestly-sized 12-level building, also nearer the river than the beach.

For a broader view, see our breakdown of the top 10 new apartment projects launching on the Gold Coast in 2026, covering key opportunities suburb by suburb.

<hr data-end="5185" data-start="5182" />
<h2 data-end="5234" data-section-id="1kp72fk" data-start="5187">What Buyers Should Weigh Up Before Enquiring</h2>

Where a project sits in the development cycle matters just as much, if not more than, the price.

An off-the-plan apartment at registration stage may offer the lowest entry point, but it typically comes with a 24–36 month settlement timeline.

Later-stage projects trade some of that upside for greater certainty, so the right choice ultimately depends on your timeframe, risk appetite, and what you’re prioritising: price, selection, or delivery.

The 3,000 apartments to reshape Surfers Paradise skyline

Gladstone

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Back in 2011 Gladstone property was all the rage.
Unfortunately the predicted housing boom was based upon temporary factors, including a resources construction boom which finally an almighty peak in Queensland in the first quarter of 2013. 
As construction turned to production, the housing boom turned to dust, despite unfounded claims that the new residential development could never lead to oversupply.
Over the last three years alone asking rents for houses have collapsed by 46 percent. 
Units have fared even worse with asking rents down by 56 percent (for landlords lucky enough to find a tenant). 
<a href="https://www.propertyobserver.com.au/images/2017/03/21/ENG.jpg" target="_blank">Click to enlarge</a>
<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/2017/03/21/ENG.jpg" alt=""> 
Source: SQM Research
Dwelling prices have followed a similar pattern, albeit in a marginally less painful trajectory, with unit prices down by 40 per cent over the past three years. 
It looks as though the market may finally be set to move into equilibrium as the glut of supply is absorbed and the LNG export boom ramps up. 
Vacancy rates in Gladstone have now been falling for 9 months, while rents and prices seem to be consolidating or forming some kind of bottom. 
<a href="https://www.propertyobserver.com.au/images/2017/03/21/G2.jpg" target="_blank">Click to enlarge</a>
<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/2017/03/21/G2.jpg" alt="">
Source: SQM Research
It's all too little and too late for those that bought off the plan at the heady market peak, but it looks likely that the worst is over for now. 
Even engineering construction activity began rising again in Queensland from the first quarter of calendar year 2016, but this time around resources projects have not been the driver, although the Adani project is still potentially lurking in the wings. 
<a href="https://www.propertyobserver.com.au/images/2017/03/21/G1.jpg" target="_blank">Click to enlarge</a>
<a href="https://www.propertyobserver.com.au/images/2017/03/21/G1.jpg" target="_blank"><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/2017/03/21/G1.jpg" alt=""></a>
 
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/">blogger</a>.
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx">Four Green Houses and a Red Hotel</a>.
</body></html>

pwargent-M4siyDbqQY

Gladstone nearing the property bottom

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Queensland's Gladstone has the cheapest property rentals of the country.
CoreLogic calculated Barney Point has the cheapest house median rental and South Gladstone has the cheapest when it comes to units.
There is a three bedroom Barney Point cottage at 8 Callide Crescent <a href="https://www.realestate.com.au/property-house-qld-barney+point-415504567" target="_blank">available at $170 a week</a> (above).
Blackall, Clinton, Calliope and West Gladstone are also on the national top 10 list for 2017.
 
Houses                    Median Value Median Rent
Qld Barney Point Gladstone $186,162 $150             
Qld Blackall Blackall Tambo $175,361 $150             
Tas Zeehan West Coast $96,377 $150                     
Tas Rosebery West Coast $91,907 $160                  
Tas Queenstown West Coast $93,707 $160               
Vic Ouyen Mildura $124,315 $160                            
WA Kambalda East Coolgardie $90,978 $160             
SA Peterborough Peterborough $109,475 $165          
SA Coober Pedy Unincorporated SA $130,463 $170     
Qld Dysart Isaac $98,187 $170                                  
 
Units 
Qld South Gladstone Gladstone $120,964 $120
Qld Clinton Gladstone $241,178 $120
SA Whyalla Stuart Whyalla $146,462 $135
SA Millicent Wattle Range $172,655 $143
SA Whyalla Norrie Whyalla $158,967 $150
Qld Tannum Sands Gladstone $184,350 $150
Qld Calliope Gladstone $174,677 $150
Qld West Gladstone Gladstone $170,353 $150
Qld Barney Point Gladstone $135,473 $150
SA Whyalla Whyalla $166,005 $153
 
 
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Queensland's Gladstone has Austraia's lowest median rentals

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The prestige market in Gladstone has been very thinly traded over the course of 2020, according to the November report from Herron Todd White.
In 2019, we saw two sales occur above $1 million. In 2020, the highest sale to date has been a rural residential property in Wurdong Heights for $840,000. This 6.32-hectare property is located on an elevated allotment with 270-degree panoramic views (east to the Boyne River, south to Many Peak Ranges and north overlooking natural bushland).
The dwelling itself was a mid 1990s four-bedroom, two-bathroom residence with extensive outdoor areas to take advantage of the views. Other features include shed space, golf buggy with built in charging station and a concrete cyclone bunker built into the side of a cliff.
Another prestige property in the dress circle location of Parksville Estate in New Auckland that has recently gone under contract. HTW are unable to disclose the purchase price at the time of writing, however can advise that the asking price was $889,000 and the purchase price was very close to the asking price. The property comprises a large, high quality home with all expected features plus sheds, a pool and spa on a 5,422 square metre near level, extensively landscaped lot.
This location is very sought after. Two vacant allotments recently sold for around $300,000 each in this estate.Also located in the estate is 2 Parksville Drive which we mentioned in last year’s prestige issue when it sold for $1.04 million.
There are currently about a dozen properties in the region listed for sale above $1 million. Most are rural residential properties, however a couple are large, modern, inner city dwellings that take advantage of amazing harbour views.
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Gladstone prestige market activity at rock bottom: HTW

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There has been little change in regard to COVID-19’s impact on Gladstone’s property market, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm suggests 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.
"It’s just about business as usual for our market. Sales continue to tick over with no evidence of any further declines in value," the valuation firm said. 
The HTW report notes rental vacancies remain tight with a vacancy rate of 1.6%, the lowest they have been since the peak of the market.
Affordability is still the key driver in our market and while we are not out of the woods just yet, it’s looking more and more likely that COVID-19 will be remembered as just a very minor blip on the radar for Gladstone’s residential market.
In terms of renovations, there has really been very limited activity in the past 12 months, apart from every man and his dog doing minor maintenance or landscaping work during lockdown, the report noted. 
The reason for the lack of renovation work is really unknown. Despite the market looking up, a significant portion of homeowners in Gladstone would have negative equity in their homes from the market downturn, so in essence cannot afford to renovate.
"We’ve seen the odd, full internal renovation, in most cases of a mortgagee sale property that is in a state of disrepair and that sold towards the bottom of the market range.Completing only minor cosmetic works to these types of properties adds considerable value to the property," the valuation firm dais. 
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While not quite considered a renovation, construction of new sheds on existing properties has surged over the past several months.
"The reasoning behind this sudden increase in sheds being built is also unknown. Interestingly, the size of the sheds is also increasing," the valuation firm said. 
Once upon a time, a six metre by six metre shed in the back yard was the norm, however this is no longer the case. Longer and wider sheds with higher clearance are becoming the norm along with features such as mezzanines and internal bathrooms.
"We have also noticed a distinct uplift in pricing for sheds in the region. Costs appear to have jumped about $100 per square metre in the past few months and this sudden jump in cost has not yet been reciprocated in the added value of a shed to a property." 
An original three bedroom home in West Stowe with a renovated kitchen has recently been sold for $278,000.
The four bedroom, one bathroom house is situated at <a href="https://www.realestate.com.au/sold/property-house-qld-west+stowe-132524586" target="_blank">1130 Calliope River Road</a> (pictured below). 
It features hardwood timber floors, three bay shed and mountain views.
The property was last sold in 2012 for $60,000. 
<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/2020/6/22/west%20stowe%201.jpg" alt="">
A new listing is a renovated home in Sun Valley priced at $179,000.
The three bedroom, one bathroom house is situated at <a href="https://www.realestate.com.au/property-house-qld-sun+valley-133794026" target="_blank">2 Franmaur Street</a> (pictured below).
It comes with three bedrooms, lounge and dining areas, functional kitchen and covered entertainment area. 
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Gladstone sees limited renovation activities: HTW residential 

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Gladstone has mostly always managed to live in its own little bubble when it comes to how its market performs, according to a recent Herron Todd White (HTW) residential repot. 
<div>The current COVID-19 epidemic is going to have a negative impact on key drivers, so it will be interesting to see what impact this may have on the property market in the short to medium term, the valuation firm said.</div>
It has at various times over the past few decades bucked the trends that were occurring around the state at the same time, such as when most other regional markets were suffering the effects of the GFC, Gladstone remained relatively buoyant on the back of major industrial announcements which would eventually turn into the biggest boom period Gladstone had ever seen.
"No doubt about it, Gladstone has been and probably always will be a boom and bust town whose residential market is not too heavily influenced by national or international trends but one that is definitely driven by strong local drivers," the valuation firm said. 
Major industry announcements have the potential to change Gladstone markets on their heads basically overnight and these announcements, followed by boom periods, have occurred several times over the past few decades – think LNG, Yarwun 2, the refinery and the smelter.
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Over the past few years, the market has been driven by something most people are not accustomed to in our region and that is the affordability of property, the report noted. 
"Yes, Gladstone went from being one of the most expensive regions to live in the state to one of the cheapest regions in the space of about five years.
"Affordability is likely to remain the key driver for our markets in the foreseeable future," the valuation firm said. 
While there is always talk of new industrial projects in Gladstone, more often than not, it remains as just talk. There are no major industrial projects of substance that will have a massive impact on our markets, however smaller projects such as the proposed solar farms, the proposed hydrogen plant and the Phillip Street Communities precinct will have positive flow on effects for our markets and our economy.
"On the back of affordability, we have seen a definite shift in the residential market with a good mix of buyer types currently active in the market, including first home buyers, upgraders, empty nesters and investors.
"We predict the market will move slowly and steadily over the next few years basically until the region meets a more realistic price point which is in line with its regional neighbours or another major industry project approval is ticked off creating another boom. " 
A recent sale was a three storey unit in Gladstone Central
The <a href="https://www.propertyobserver.com.au/The%203/46%20Yarroon%20Street." target="_blank">3/46 Yarroon Street </a>home (pictured below) has been sold for $195,000.
It comprises three bedrooms, three bathrooms, open plan lounge, modern kitchen and dining. 
<div><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/2020/5/18/gladstone%201.jpg" alt=""></div>
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<div>A South Gladstone renovated house is currently on the market with a price guide of $259,000.</div>
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<div>The three bedroom, one bathroom home is situated at <a href="https://www.realestate.com.au/property-house-qld-south+gladstone-133438366" target="_blank">94 Elizabeth Street</a> (pictured below).</div>
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<div>It features ceiling fans, extra-large timber deck, double garage and established gardens. </div>
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<div>Note regards COVID-19</div>
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This edition of Month In Review had its topic defined in late February with submissions from our offices collated through to late March. During this period, shifts in the social and economic landscape due to COVID-19 became increasingly dramatic, as demonstrated by the varied information provided by offices over the course of three weeks. 
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<div>This month’s residential theme on baseline property market drivers remains a common thread, and provides an indication of what influences to monitor as the property sector recovers post-crisis.</div>
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Gladstone property market expected to move steadily over the next few years: HTW residential 

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Slow and steady growth is expected over the course of 2020 in the Gladstone region, according to a recent Herron Todd White (HTW) residential report. 
The valuation firm ask their valuers to give an educated outlook on the residential market in their service areas.
"The market is still being driven by affordability and we will likely see further value increases across 2020," the valuation firm said. 
"We expect rental levels to continue to increase on the back of low vacancy rates (the current vacancy rate sits at about 1.8 percent)." 
A two bedroom apartment in Gladstone Central has been listed for rent with a price of $260 per week. 
Located at <a href="https://www.realestate.com.au/property-apartment-qld-gladstone+central-411938087" target="_blank">235/75 Central Lane</a> (pictured below), the apartment comes with two air-conditioned bedrooms, open plan living area, kitchen and balcony. 
There is a single undercover car parking. 
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The trend in new construction activity is expected to remain steady. 
Builders are currently reporting high enquiry levels, however the supply of land is limited.
The report notes near level, 800 square metre plus allotments are in greatest demand.
A Sun Valley home sitting on 1,283sqm block with harbour views has recently been sold for $710,000.
The five bedroom, three bathroom house is situated at <a href="https://www.realestate.com.au/sold/property-house-qld-sun+valley-126848798" target="_blank">12 Trinity Place </a>(pictured below).
The home comes with large living and entertaining area, kitchen with Miele appliances and heated in ground pool. 
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There is still an oversupply of small lots in Gladstone.
"We have seen a recent trend of developers combining two or more smaller allotments to create larger lots to suit current demand. We expect to see more of this in 2020," the valuation firm said. 
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Gladstone property market expected to see slow and steady growth in 2020: HTW residential 

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The residential market in the Gladstone region has stabilised over recent years after a very volatile patch, according to the latest Herron Todd White (HTW) residential report. 
The HTW report notes since the beginning of the year there has been limited sales activity of homes on standard residential lots over the $600,000 price point and unit sale prices top out at just over $200,000.
The city of Gladstone is the largest multi- commodity shipping port in Queensland so as a consequence most eye-candy property in the region takes advantage of water views.
"Tannum Sands and Boyne Island are two localities situated on the coast to the south of central Gladstone and seem to have the majority of 2019 residential home sales at the upper end of the market.
"One property worthy of note in this location is<a href="https://www.realestate.com.au/sold/property-house-qld-tannum+sands-128720926" target="_blank"> 5 Di Street, Tannum Sands </a>(pictured below) which has frontage to the Boyne River and sold in July 2019 for $750,000," the valuation firm said. 
The property offers uninterrupted river views from a two storey, four-bedroom, three- bathroom modern home with an inground pool.
<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/2019/11/25/5%20di%20st%202.jpg" alt="">
"When considering eye-candy residential property in Gladstone, it is difficult to go past 2 Parksville Drive, New Auckland," the valuation firm said. 
This modern resort style home won the CQ Master Builders Housing and Construction Awards 2013 for best individual home and swimming pool, outdoor living and landscaping prizes.
Owned by a local builder, the property sold for $1.04 million in May 2019.
Located on a 2,806 square metre block, the architecturally designed home offers four bedrooms, three bathrooms, state of the art kitchen, butler’s pantry, sound proof media room, relaxing urban views over the L-shaped pool and a 165 square metre shed with kitchen, bathroom and mezzanine floor.
The report notes 2019 prestigious unit sales only include a luxurious penthouse apartment in the Aspex complex which sold in April 2019 for $810,000. This is a significant reduction from the previous sale in 2011 at $1.4 million.
The modern apartment offers 302 square metres with four bedrooms, three bathrooms and a sky terrace with views of Auckland Creek Inlet and the Gladstone Marina.
The top end price listing has to be 6 Cormorant Close, South Gladstone (pictured below) with a list price of offers over $1.4 million.
The property has been on the market since May 2019 and is significantly discounted from its previous sale price in 2015 of $1.84 million.
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Having a land area of 1,151 square metres, this architecturally designed home offers six bedrooms and three bathrooms over six different levels and three outside entertaining areas.
An L-shaped pool including 12.5 metre lap pool and waterfall blade is also a feature.
Boasting ocean and bush views the home also offers a custom designed art room with 100-year-old recycled timber flooring, gymnasium, wine cellar and mud room.
Internal size is advertised as 672 square metres.
"You had me at wine cellar!" the valuation firm commented. 
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Most eye-candy properties in Gladstone take advantage of water views: HTW residential 

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Over the first half of 2019, the Gladstone residential property market has continued to show positive signs, according to the latest Herron Todd White (HTW) residential report.
"We have seen minor capital growth of 5% to 10% in some market sectors and some locations in the region," the valuation firm said. 
The report suggests that this growth is certainly not across the entire market however it definitely continues the momentum from 2018 in a positive way.
The market is still being driven by its affordability, with limited new employment opportunities in the region.
A recent sale was a West Gladstone four bedroom house with views towards Mt Larcom and the harbour.
It has been sold for $335,000.
Located at <a href="https://www.realestate.com.au/sold/property-house-qld-west+gladstone-128014414" target="_blank">12 Piper Street</a> (pictured below), the house comes with four bedrooms, separate carpeted lounge room, entertaining area or rumpus room, and tiled outdoor area.
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"We expect affordability to be the driving factor of our market for the foreseeable future," HTW said. 
Rental levels have continued to rise across 2019.
A fully renovated two bedroom house at West Gladstone has recently been listed for $200 per week. 
Located close to the city, the house at <a href="https://www.realestate.com.au/property-house-qld-west+gladstone-404988845" target="_blank">16 Fowler Street </a>(pictured below) comprises two bedrooms, lounge room, separate dining room, new kitchen and sunroom. 
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In most cases rents are jumping 10% per week each time a six-month lease is renewed or commences.
Vacancy rates are hovering around the 3% mark and have remained relatively stable so far this year.
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Gladstone market showing some positive signs: HTW residential 

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A Gladstone coastal land holding with development opportunities has been listed for sale via expressions of interest.
Situated at <a id="LPlnk706759" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZG40szXCCu3Sh5Ey0w4Kgy1BZFFL9hk1g2ZHtHaapiIlE=&amp;rh=ff004855b575d2bd990ec549984891183d3498d4" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">485 Tannum Sands Road</a>, the parcel offers 1,511 hectares of land across three titles and comes with main road frontage that allows for access. 
The site is being marketed by Ray White Special Projects QLD directors Tony Williams and Mark Creevey.
Williams said the asset was directly adjacent the approved $1.2 billion Hummock Hill Tourism redevelopment and offered potential buyers a number of different options.
“Here we have an excellent potential master planned development and/or tourism venture opportunity, subject to relevant approvals,” he said. 
“What is in place though, is existing permits for sand mining operations, with approvals to clear vegetation in-line with those permits.” 
Creevey said the location of the site was a drawcard and was complemented by the potential growth around the asset. 
“The parcel adjoins existing residential development as well as being surrounded by proposed tourism projects and commercial redevelopment,” he said. 
“Being positioned so close to the Bruce Highway, offering connectivity north and south, is another real positive for the site.” 
Expressions of interest close March 20 2019.
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1500 hectare coastal Gladstone land holding with development potential listed

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The gloom around the around Gladstone land market could be showing signs of lifting, with an uptick in sales volume and limited new supply giving opportunity for existing stock to be absorbed offering positive signs, according to Ray White.
Ray White’s Head of Research Vanessa Rader said there has been much-needed downward momentum regarding the advancement of new development of vacant land over the last five years.
“This slow addition of stock has been welcomed by the local market with the need to absorb these existing high stock levels,” Ms Rader said.
“The Gladstone LGA has a further 1,520ha of broadacre land suitable for land subdivision which could yield over 8,000 new lots.
“Data collected by Ray White Commercial shows there are currently over 400 lots registered and available for sale, with a further 300 completed, but yet to be registered.
“This high volume of available stock coupled with the slow sales rate has taken a toll on the median values achieved for both vacant land, and house and land packages in the region.”
<a href="https://www.propertyobserver.com.au/images/2019/2/12/gladstone%201.jpg" target="_blank">Click here</a> to enlarge:
<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/2019/2/12/gladstone%201.jpg" alt="">   Ray White Commercial Gladstone Director Andrew Allen said vacant land sales and limited lot approvals and lot registrations in the past 12 months have offered much-needed positivity to the market.   “It's encouraging to see lot registrations and lot approvals are down on five and 10-year averages, giving the market time to continue to recover,” Mr Allen said.
<a href="https://www.propertyobserver.com.au/images/2019/2/12/gladstone%202.jpg" target="_blank">Click here</a> to enlarge:
<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/2019/2/12/gladstone%202.jpg" alt="">   “Positivity really lies in the vacant land sales, where we saw a total of 148 over the past 12 months, showing an increase of 55.79 per cent.   “The slowdown in approvals and registrations is key to not further flood the market with stock, also encouraging is the median lot size has again rebounded to 861sq m.   “This reversion back to larger lots is more in line with local demand which is in the 800-1,000sq m size range.   “With the bulk of lots currently on the market in the sub 600sq m size range, we’re seeing more buyers investigating the idea of purchasing two lots side by side, to amalgamate into a larger land parcel.   “This changing trend could attribute to the increase in vacant land sales in the 2017/2018 period. These are the first signs of improvement for many years for the region.”
<a href="https://www.propertyobserver.com.au/images/2019/2/12/gladstone%203.jpg" target="_blank">Click here</a> to enlarge:  
<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/2019/2/12/gladstone%203.jpg" alt="">
<a href="https://www.propertyobserver.com.au/images/2019/2/12/gladstone%204.jpg" target="_blank">Click here </a>to enlarge:
<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/2019/2/12/gladstone%204.jpg" alt="">
*Ray White Between the Lines Commercial Research – Gladstone LGA Vacant Land Report – January 2019.
<img src="https://www.urban.com.au/images/2019/2/12/Gladstone%20lot%201.JPG" alt="">
An example of a recent vacant land sale in Gladstone is <a href="https://www.realestate.com.au/property/5-stewart-st-west-gladstone-qld-4680?pid=p4ep-pdp%7Csold-pdp:property-history-cta#timeline" target="_blank">5 Stewart Street, West Gladstone</a> (pictured above).
The 450 sqm block sold for $62,500 in November 2018.
It previously sold for near triple that amount, $170,000, in 2010.
<img src="https://www.urban.com.au/images/2019/2/12/Gladstone%20lot%202.JPG" alt="">
Another West Gladstone land sale took place in November, <a href="https://www.realestate.com.au/sold/property-residential+land-qld-west+gladstone-202253962" target="_blank">5 Murray Street</a> (pictured above).
The vacant 1,397 sqm block sold for $67,000
Last sold in 2017 for $54,890 it is a fully fenced block.
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