A full-scale Sky Homes prototype apartment for <a href="https://www.apartments.com.au/new-apartments/zeste-at-the-orchards-norwest-104-fairway-drive-norwest-nsw-2153">Zeste</a> has been opened by <a href="https://www.apartments.com.au/developers/sekisui-house-australia">Sekisui House Australia</a>, offering buyers a look at the final residential release within The Orchards masterplan in <a href="https://www.apartments.com.au/developments/norwest-nsw-2153">Norwest</a>.

The prototype launch coincides with buyer demand for larger apartment living continuing across Sydney’s Hills District.

David Lee, Sales Manager, Apartment &amp; Mixed-Use Developments at Sekisui House Australia said it was evident from the preceding four stages at The Orchards that a large number of buyers were local owner occupiers or downsizers specifically looking for oversized apartments with additional living spaces.

“The majority of buyers prefer to touch, feel and physically sight a full-scale completed apartment, rather than imagining the living spaces from floor plans," Lee says.

"The prototype apartment provides greater clarity and buyer confidence. We expect this will increase sales momentum for Zeste and the Sky Homes in particular.”

[smartcode_project:default project_id=150510 project_image_fid=351878]

Positioned within Stage 5’s Zeste project, the Sky Homes form part of the final opportunity to purchase within the award-winning master-planned community, which will ultimately deliver approximately 1,300 apartments.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, Zeste comprises two residential buildings, Essence and Eden, providing 209 apartments surrounded by extensive landscaping, resort-style amenities and community spaces.

Ben Pomroy, Principal at Rothelowman said Zeste explores a reinvention of the traditional house, in the orchard, synthesising the nostalgic story of the orchard homestead of yesteryear with a contemporary aesthetic inspired by the landscape.

“Natural light and ventilation are key to the design, contributing to a higher quality of life at the human scale. Across all Rothelowman projects, our ethos of ‘a generous eye for life’ drives our consideration of the human experience as the central point of focus of our design process.”

Pomroy says a&nbsp;notable design element is the cathedral glass light boxes incorporated in the joinery, inspired by the idea of wandering the orchard homestead with a lantern in hand, something familiar and nostalgic.

"We took this narrative and gave it a contemporary twist that is both beautiful and functional, creating unique features that unify the kitchen and bathrooms design.”

[smartcode_project:default project_id=150510 project_image_fid=351874]

In addition to the two residential buildings, Zeste comprises a single-story community amenity pavilion nestled in the landscape between Essence and Eden.

“The communal pavilion is a distinctive feature designed to foster a deep sense of community, with nature at its heart," Pomroy added.

"Whether it is watching the football grand final or hosting a family BBQ, the pavilion is designed as a place where residents can create memorable moments with friends, family and neighbours.

Since launching Essence, the first building within Zeste, buyer demand has remained strong with more than 30 per cent of residences already sold. Sky Homes have accounted for nearly 40 per cent of all sales achieved since launch.

“Purchasers are responding positively to the oversized layouts, diverse apartment configurations and the vast range of community facilities that will be available at completion,”David Lee noted.

Zeste Sky Homes represent approximately 35 per cent of the entire Stage 5 offering and are available across both Essence and the yet-to-launch Eden building. Prices for the Sky Homes range from $1,135,000 with one car space through to $1,500,000 for two car spaces.

Apartments across the broader Zeste release start from approximately $715,000, with generous floorplans ranging from 59 to 144sqm. Select residences also feature integrated ‘Max’ spaces, designed to function as flexible areas for home offices, children’s playrooms or additional storage.

Zeste also continues Sekisui House Australia’s sustainability partnership with Altogether Group, delivering integrated water, power and data services alongside passive design initiatives including cross-ventilation, landscaping and water features.

Early purchasers are currently able to access a selection of premium upgrade options, with VIP buyers receiving one complimentary upgrade package. A 2.5 per cent deposit is available for a short time.

Sekisui recently commenced its pre-construction phase. They are expecting an early 2028 completion of Zeste.

[smartcode_project_cta:default project_id=150510]

Joel Robinson

Zeste Sky Homes prototype opens as buyer demand surges for oversized apartment living

Having recently announced its entry into the booming Gold Coast new apartment market with <a href="https://www.apartments.com.au/new-apartments/aere-chevron-island-18-20-mawarra-street-surfers-paradise-qld-4217">Aere Chevron Island</a>, developer Martello™ is offering generous stamp duty savings for buyers before June 30.

Martello™ says the incentive creates a more accessible entry into premium apartment living.

"While incentives in property are nothing new, today’s stamp duty contributions arrive at a particularly important moment," the developer says.

"Buyers are not only seeking quality homes and strong locations; they are also looking for smarter financial entry points. Reducing or offsetting stamp duty can represent tens of thousands of dollars in savings - funds that can instead be directed toward furnishing a home, reducing mortgage pressure, or simply providing peace of mind during the transition into ownership."

[smartcode_project:default project_id=143932 project_image_fid=367517]

Aere is one of the more boutique new developments on Chevron Island, with just 33 apartments across 18 storeys on Mawarra Street

The developer has placed a strong emphasis on wellness, briefing architecture firm Raunik Design to embed this philosophy into the project.

<a href="https://www.apartments.com.au/developers/martello">Martello™</a>&nbsp;has positioned Aere as a continuation of its human-centric development approach, with a focus extending beyond amenity to the fundamentals of layout, natural light, and spatial planning.

[smartcode_project:default project_id=143932 project_image_fid=368446]

To bring a heightened level of confidence to the project, <a href="https://www.apartments.com.au/developers/martello">Martello™</a>&nbsp;has already appointed Promax Construction to build the tower. They are expected to start construction in the coming months.

Martello™ says that in any market cycle, confidence matters.

"Buyers who may have been waiting on the sidelines are now reassessing their timing as developers and vendors introduce meaningful incentives designed to support decision-making. For owner-occupiers, it creates an opportunity to secure a premium residence with reduced upfront costs. For investors, it can improve the overall acquisition equation at a time when rental demand remains exceptionally strong across many key markets."

&nbsp;

[smartcode_project:default project_id=143932 project_image_fid=367507]

Aere offers a mix of two-, three-, and four-bedroom apartments, the latter of which occupy half a flor. These layouts prioritise separation between living and sleeping zones, along with increased privacy and storage, features more commonly associated with detached housing than traditional apartment product.

Aere’s private resident amenity spaces centre on wellness. A rooftop level will incorporate a heated swimming pool, sauna and spa, alongside a residents’ lounge, dining areas and barbecue spaces, while additional shared facilities throughout the building include a gym and yoga area.

[smartcode_project:default project_id=143932 project_image_fid=367515]

&nbsp;

"What we are seeing now is a market that rewards readiness," Martello added.

"Buyers who are informed, financially prepared, and willing to act decisively are finding opportunities that may not exist once conditions shift again. Incentives such as stamp duty contributions are typically limited in duration and allocation, particularly within tightly held developments where demand remains high.

&nbsp;

Offer available on selected residences at Aere Chevron Island only. Stamp duty contribution provided by the developer at settlement and cannot be exchanged for cash or combined with any other offer unless approved by the developer. Offer valid for contracts signed on or before 30 June 2026. The developer reserves the right to amend or withdraw the offer at any time without notice. Terms and conditions apply.

[smartcode_project_cta:default project_id=143932]

Martello™ offers limited time stamp duty concessions at Aere Chevron Island

New development specialists Lachlan Cottee and Ben Dalgleish have unveiled their new development firm, Dalcott, following several successful projects delivered under the Pyco banner across the region.

Pyco is currently delivering Atelier in nearby West End, Nouveau in Albion, and Onde at Kirra, its debut Gold Coast apartment development in the booming Kirra Beach precinct.

Its first plans under the new Dalcott banner are in South Brisbane, which has been Brisbane’s most enquired-on suburb so far in 2026, while neighbouring West End has also continued to record strong demand.

The developer already has approval for an 11-storey building with 65 apartments on Browning Street, however has recently acquired the adjoining 910 sqm site at the rear, creating a combined 2,746 sqm footprint that will now allow for two 11-storey buildings with 92 large-scale apartments, a configuration Cottee and Dalgleish have focused on across their local portfolio.

The project, known as <a href="https://www.apartments.com.au/new-apartments/marrone-south-brisbane-39-browning-street-south-brisbane-qld-4101">Marrone</a>, will comprise 84 three-bedroom apartments, 16 of which will include an additional multipurpose room, and just eight two-bedroom residences.

DAH Architecture has led the design of Marrone, which will include more than 330 sqm of communal open space and rooftop recreation areas.

<img alt="Marrone" data-entity-type="file" data-entity-uuid="7eeea1a0-be23-47c8-80fb-3409428241fd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-21%20at%209.36.38%E2%80%AFAM.png?VersionId=pZW7o.tB7oJovYCRIFSxrZbMr6QdpHy." />

Cottee told Apartments.com.au the project reflects a gap in Brisbane’s apartment market.

"It is an area we know well with Atelier, another development which focuses on large apartments, less than 300 metres away," Cottee says.

"There's limited supply of large-scale apartments of this size in a single building in Brisbane. The majority of apartments in this category are in considerably smaller buildings, on the water, and are only really accessible to the deepest of pockets.

"Marrone will offer the same size and scale, but with greater amenity and at a much more realistic price point for the market."

The architectural approach reflects the continued evolution of South Brisbane’s higher-density residential character. Renders show a heavily landscaped façade composition with curved balconies, textured brickwork, deep recesses, and integrated planting aimed at softening the scale of the twin towers.

The revised proposal builds on the design narrative established in the original scheme. In the earlier submission, Gatehouse Architects described the project as a continuation of Browning Street’s long-term urban transformation.

“The proposal echoes the spirit of early developments like Watson Terrace (built in 1888), by contributing to the growth and diversification of the local population,” the original design statement noted.

“Just as Watson Terrace played a role in the area’s early gentrification, this development continues that trajectory, delivering contemporary housing that addresses the evolving needs of South Brisbane’s expanding community.”

The updated proposal, designed by DAH Architecture, spans a 2,746 sqm corner site with frontages to Browning and O’Connell Streets. The development will comprise two 11-storey residential buildings delivering 92 apartments, replacing the previously proposed 65-unit scheme.

The apartment mix has shifted further toward larger owner-occupier residences, continuing Dalcott’s established strategy across South East Queensland. The plans include 68 three-bedroom apartments, 16 three-bedroom apartments with multipurpose rooms, and eight two-bedroom residences. Two basement levels will provide 142 car spaces, alongside bicycle parking for 115 bikes.

The larger Marrone proposal arrives amid sustained redevelopment momentum across South Brisbane and the wider Kurilpa precinct, where developers are increasingly targeting owner-occupiers seeking larger apartments close to the CBD, cultural precincts, and riverfront amenity.

The site sits within walking distance of South Bank, the Queensland Performing Arts Centre, Brisbane State High School, and several major transport connections, while nearby Fish Lane and West End continue to drive demand for higher-end inner-city apartments.

Cottee is expecting Marrone to launch around August with Realm Projects.

Exclusive: Dalcott doubles down on South Brisbane with twin-tower Marrone plans

<section data-scroll-anchor="false" data-testid="conversation-turn-2" data-turn="assistant" data-turn-id="request-WEB:9894702f-d5ab-4186-930d-8f794421c3c4-0" data-turn-id-container="request-WEB:9894702f-d5ab-4186-930d-8f794421c3c4-0" dir="auto">
<a href="https://www.apartments.com.au/developers/doma-group">DOMA Group</a> has unveiled plans for Newcastle Quay, a major waterfront precinct set to reshape Newcastle’s harbourfront and further cement the city’s evolution into one of Australia’s fastest-growing urban destinations.

Positioned on a prominent site within the Honeysuckle Precinct, Newcastle Quay will span both sides of Honeysuckle Drive, connecting directly to the Foreshore Promenade and sitting within walking distance of Newcastle Interchange.

The mixed-use precinct is planned to include around 1,000 apartments, more than 28,000 sqm of commercial office space, 6,000 sqm of retail, and a 180-room hotel anchored by a 500-seat conference and exhibition centre, a move expected to significantly lift Newcastle’s ability to attract major business and tourism events.
</section>

<img alt="DOMA Group unveil Newcastle’s future with transformative Newcastle Quay Precinct" data-entity-type="file" data-entity-uuid="0642ca09-67cc-4920-8a7e-d18df9729b4e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/%3D.png?VersionId=CnDmZxQnOV5LN0ePu7jaFBXC9tPGTrWm" />

The proposal builds on DOMA’s growing Newcastle pipeline, where the developer has already delivered 866 apartments and more than 19,000 sqm of commercial and retail space since entering the market in 2013. A further $2 billion pipeline is also in the works across the city.

The masterplan and executive architecture are led by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, with building concepts developed alongside Stewart Architecture, Architecture AND and Curious Practice, and landscape design by <a href="https://www.apartments.com.au/landscape-architect/turf-design">Turf Design Studio</a>. More than 11,000 sqm of open space is planned, including a new waterfront park known as Honeysuckle Green, upgrades to Tree of Knowledge Park, and new pedestrian and cycling links throughout the precinct.

At the centre of the development will be the heritage-listed Wickham School of Arts, which DOMA plans to reposition as the civic and cultural heart of the precinct through restaurants, bars, events and public gathering spaces.

The broader vision is to create a genuine day-to-night precinct, blending residential, hospitality, retail, commercial and cultural uses in a way Newcastle has yet to experience at this scale.

DOMA Group Managing Director Jure Domazet said the aim was to create a precinct that becomes synonymous with Newcastle itself.

“Our vision is to create a precinct that not only delivers high-quality commercial, residential, and cultural spaces, but also defines Newcastle’s waterfront for generations to come,” Domazet said.

DOMA’s Chris Farrington said the project would fundamentally change how Newcastle is perceived nationally.

“Newcastle Quay is more than a waterfront precinct, it is a national announcement for this city,” Farrington said.

“A world-class Conference and Exhibition Centre will open Newcastle and the Hunter Region to a national and international audience for the first time, delivering something this city has long deserved.”

The project is expected to generate more than 4,000 full-time equivalent jobs and act as a major economic driver for the Hunter region through tourism, business events, hospitality and commercial investment.

&nbsp;

&nbsp;

Minister for Planning and Public Spaces Paul Scully said the final parcel of harbourfront land will be a "true mixed-use precinct destination that includes housing, hospitality and entertainment, commercial spaces, retail, economic and social outcomes."

DOMA Group unveils 1,000-apartment Newcastle Quay precinct

ASX-listed developer Stockland is continuing to ramp up its return to the apartment market.

In late 2024, <a href="https://www.apartments.com.au/developers/stockland">Stockland</a> announced it would resume apartment development after a 13-year absence, launching with Stanton Place in Rosebery, a 144-apartment project now under construction.

Last week, the developer unveiled plans alongside the NSW Government for a <a href="https://www.apartments.com.au/news/nsw/first-look-stockland-nsw-gov-unveils-plans-for-3-300-home-waterloo-south-renewal">3,300-home precinct in Waterloo</a>.

Now, Stockland has shifted its focus in St Leonards, lodging a State Significant Development Application (SSDA) to replace an approved 42-storey office tower with a 52-storey residential development comprising more than 500 apartments.

<img alt="Stockland" data-entity-type="file" data-entity-uuid="8979095e-9072-432b-a7da-58b180cf994d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-20%20at%204.27.36%E2%80%AFPM.png?VersionId=_jbRXYOafCSHjwsz.yQCNIymMyCj8zkF" />

An existing 14-storey commercial office building would make way for a 264.5-metre tower designed by <a href="https://www.apartments.com.au/architects/bates-smart">Bates Smart</a>. The project would deliver 538 apartments, including 30 affordable housing units, alongside retail and commercial uses at the podium and ground plane.

It will rise from&nbsp;<a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">601 Pacific Highway</a>, a prominent 2,844 sqm triangular site adjoining Mitchell Plaza and fronting Pacific Highway.

The development is being pursued under the Housing Delivery Authority pathway after Stockland’s proposal was declared State Significant Development earlier this year.

<img alt="First look: Stockland plans 52-storey mixed-use tower with 538 apartments in St Leonards" data-entity-type="file" data-entity-uuid="67f40f35-0458-47ab-80c0-a4e98a31838a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%201.png?VersionId=rxXe3njr.auuGDuiR0k42uI8Zr4K.gZA" />

The apartment mix includes 217 one-bedroom apartments, 191 two-bedroom apartments, 122 three-bedroom apartments, and eight four-bedroom residences. Six basement levels would accommodate 300 car spaces, bicycle parking, loading areas, and building services.

Bates Smart said the project has been shaped around a series of urban design principles intended to improve the pedestrian experience and respond to the evolving character of St Leonards.

“With a boundary length of almost 75m along Pacific Highway and 70m along Atchison Street to the north, complying simply with the LEP envelope and required setbacks would result in a very wide tower form on the skyline,” the architects noted in the Design Report.

“We propose breaking the tower form into two defined volumes rather than a singular form.”

The podium has similarly been articulated into separate forms to reduce perceived bulk and create a finer-grain response to Mitchell Plaza and Atchison Street. Retail tenancies would activate the lower levels, while commercial space is proposed across the podium floors.

<img alt="First look: Stockland plans 52-storey mixed-use tower with 538 apartments in St Leonards" data-entity-type="file" data-entity-uuid="90149990-0551-40d2-bd48-14b69a015d12" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%202.png?VersionId=MJC2KIIWFvU9FPGr3IVq09gkRN_gX3m8" />

The design also places a significant emphasis on communal amenity and environmental performance. Residents would have access to landscaped terraces, wellness areas, flexible workspaces, and rooftop communal facilities, while the all-electric building is targeting an average 7-star NatHERS rating. Bates Smart said the project incorporates passive design measures including natural ventilation, integrated shading, and lightweight façade systems.

Planning documents note the site is around 350 metres from St Leonards Station and 400 metres from the metro entrance, placing it within one of Sydney’s most connected emerging residential precincts.

The project arrives amid a wave of large-scale redevelopment proposals reshaping the St Leonards and Crows Nest skyline. Several nearby sites have recently been approved, lodged, or declared under the Housing Delivery Authority pathway as the precinct absorbs significant residential density uplift tied to transit-oriented development policies.

<img alt="Stockland" data-entity-type="file" data-entity-uuid="7805bd7c-dfd7-4b35-8e15-ec4a8bf8e61b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-20%20at%204.27.26%E2%80%AFPM.png?VersionId=iY12K2m2bQ6EeDnshqfZC9rbLx_oEugP" />

Bates Smart’s report describes St Leonards as transitioning away from its historical commercial identity toward a more mixed-use urban environment.

“In recent years, the character of St Leonards has started to evolve, driven by new development trends along the Pacific Highway corridor,” the report said.

“These projects have increasingly focused on residential accommodation, marking a shift from its purely commercial roots.”

Sekisui House Australia is currently selling Waterstone down near Newlands Park, in a pocket being branded "St Leonards South." Hyecorp recently completed Audrey in the same pocket.

First look: Stockland plans 52-storey, 538-apartment St Leonards tower

Herron Todd White

<html><body>
The financial viability and challenging Australian climate have forced some long-standing grazing models to evolve in the Darling Downs region, and, therefore impacted the property market, according to the latest rural report from valuation firm Herron Todd White.
A transition towards trading cattle is expected to allow greater turnover and spreading cash flow, however the report found that the recent spike in cattle prices has created some anxious caution in the market.
“Where we are also seeing some conservative buying despite ability to run higher numbers but in some cases trying to spread risk through providing agistment on surplus country,” the firm said.
The rural market in south-east Queensland is starting to witness a slight increase in the number of listings on the back of much needed rain after prolonged drought.
“We are expecting the strong demand to continue as any potential purchasers prior to the rain would view assets more favourably now that they have the ability to stock,” the firm added. At this stage the continued strong demand will likely create a firming in values in the short term until supply equalises buyer demand particularly for grazing assets.
The broadacre farming market has seen unprecedented level of buyer demand, especially towards the back end of 2019, when the drought was impacting on market confidence and, despite the rain, cash flow won’t exist until crops are harvested.
As we are seeing the country go into lock down due to the Coronavirus, this will have an impact on many business and financial markets. To a large degree, the agricultural sector has been insulated from its effects to date, however the ability to source fertilisers, chemicals, parts, labour etc will likely be affected at some stage.
Further risk will also be created by any uncertainty in the financial markets, which will ultimately have the potential to create low investor confidence.
“On the upside, agricultural investments will likely be viewed more positively by investors seeking tangible assets underpinned by the world still needing to feed itself,” the firm added.
A recent pending sale north-east of Dalby, comprising Bottle Tree softwood scrub merging to Ironbark grazing block was placed under contract following three inspections within the first week of listing and reflected circa $5,100 per hectare excluding structures.
The pending sale reflects the continued strong demand evident in the market for smaller scale assets.
Further west near Roma, the market remains strong with the sale of Iona, a 1,543 hectare holding south of Wallumbilla for $6.4 million ($4,148 per acre) to a neighbour at auction.
The full “Month-in-Review” Herron Todd White report for April can be found <a href="https://static.htw.com.au/HTW-month-in-review-April-2020-Rural.pdf" target="_blank">here.</a>
Note regarding COVID-19
 
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.
 
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.
 
</body></html>

wdavis-8cCN98p7xp

Darling Downs region marred by "anxious caution" but slowly gaining ground: HTW rural

<html><body>
The Sunshine Coast’s population is ageing, according to a recent report from valuation firm Herron Todd White.
ABS statistics show that 42 percent of the population is between 40 and 70 years old.
The March report found that the impact that this population segment is having on the market is sizeable.
“Then throw in the empty nesters and this downsizer market grows even more. This market is pretty clear about what it wants. They don’t want the hassle of looking after large homes and yards. They want the flexibility of being able to socialise with friends, play golf, go fishing and travel,” the report continues.
“The biggest change we have seen has been lot sizes and densities in new estates on the eastern side of the highway close to the coast.”
Sales specifically of new allotments of less than 450 square metres have grown to almost 60 percent of all new allotments sold during 2017-18.
These changes are reflected by the average size of new vacant residential allotments sold reducing from 824 square metres in 1998-99 to 467 square metres in 2017-18.
This has not only benefited downsizers, but the improvement in affordability has helped with buyers entering the market.
“These small lots have produced some really efficient home design with some great spaces,” the report added.
Master bedrooms to the ground floor and provisions for passenger lifts or even installing them have become serious options for two level homes as has just building a smaller single level, according to the report.
When looking at units, one of the biggest demand segments for existing or new units is larger permanent occupancy style apartments.
Permanent occupancy style product has become increasingly popular as they are typically located in close proximity to the coast, close to cafes and restaurants with two car basement parking.
“When we move towards the older established coastal areas, densities have changed by the growing presence of duplexes and infill townhouse developments. These 600 plus square metre sites are effectively being split into small lot housing with results being similar to the smaller lots found in estates. As the coast continues to grow, we will continue to see these demographic forces,” the report concluded.
</body></html>

Sunshine Coast home to ageing population; Herron Todd White

<html><body>
The northern Gold Coast corridor and lower Logan corridors have seen rapid growth over the past ten years, according to a recent report from valuation firm Herron Todd White.
“This area is popular with local and interstate investors as well as owner-occupiers. There are a number of developing residential developments scattered throughout this area and you will find the typical home is owned by a mixture of first home buyers and young families,” the March report found.
“When it comes to local buyers, common boxes they are looking to tick include proximity to public transport, shopping facilities, affordability and locations within good school catchment areas.”
This would explain why Upper Coomera and surrounds have experienced fairly consistent growth over the years. We noticed a subsidence in the market at the beginning of 2019, however during the second half of 2019 to now, this market demonstrated both increase in demand and values,” the report continued.  
A property at 18 Aviation Drive, Upper Coomera comprises a neat, 14-year-old, modern style, four-bedroom, two-bathroom rendered brick and tile dwelling with double garage and transacted in January 2020 for $505,000.
This showed strong growth from the previous sale of $468,000 in August 2018 with only solar panels and fencing upgrades to the property.
The lower-western Logan corridor originally comprised of mostly rural residential housing, however over the past ten years there has been average to good quality medium density housing developments beginning to dominate a number of these suburbs.
Some of the more significant developing residential estates include Flagstone, Yarrabilba, Brookhaven, Pebble Creek and Riverton.
These new housing developments have caused significant change to these suburbs and have resulted in construction of new infrastructure, schools and shopping facilities throughout the region.
South Maclean is an established rural residential locality of circa 700 properties predominantly improved with semi-modern acreage homes.
More recently, construction has begun on the medium density residential estate known as Pebble Creek.
On completion, Pebble Creek will comprise 14 stages with a total of 650 small lots ranging between 280 and 500 square metres in addition to a large $3 million park.
The project was released in late 2019 and at present 32 lots have sold with circa 90% sold to owner-occupiers.
“We have been advised that the majority of sales have been to local buyers, consisting of a mix of first home buyers, young families and retirees downsizing or coming off acreage,” the report said of the project.  
The report concluded that the combination of low interest rates, government incentives and affordable house and land packages in these areas creates a perfect opportunity for first home buyers as well as families looking to make a switch from acreage lifestyle or even the city life.
</body></html>

Gold Coast north and north-west see rapid growth in last 10 years; Herron Todd White

<html><body>
The western Gold Coast and Scenic Rim localities comprise a wide mix of demographics across a multitude of different property types, according to a recent report from valuation firm Herron Todd White.
“From established dwellings in residential estates close to the M1 to rural residential allotments in the hinterland and further out over the range, these market segments have proven to be popular choices for a variety of lifestyles,” the March report found.
On the back of lower interest rates coming into effect throughout 2019, the beginning of 2020 saw the federal government introduce a home loan deposit scheme with approved first home buyers requiring a five percent deposit but avoiding paying lender’s mortgage insurance.
 “This has resulted in an increase in first home buyers in the western Gold Coast suburbs such as Nerang, Pacific Pines and Oxenford and further west in the established Scenic Rim suburb of Canungra,” the report continued.
“Generally, these buyers are seeking established dwellings, townhouses or duplexes in a range of conditions, some having the prospect of renovating. In particular, Nerang has seen a higher influx of these kinds of buyers due to its affordability as well as its proximity to amenities, schools and major transport routes. This has resulted in a large number of original style dwellings becoming refurbished in recent times to modern standards.”
“Tamborine Mountain has seen steady growth in the past year and is proving to be a popular locality with the demographic consisting mostly of families and retirees. In more recent times, we have seen a surge in property sales on the mountain with dual living configuration, offering owner-occupiers the potential for supplementary income from dwellings with attached or detached granny flats and secondary dwellings.”
With the suburb being a popular tourist destination, these types of dual accommodation properties are best suited for Airbnb style short term holiday rentals but can also offer permanent rentals which normally tend to attract students or young couples.
The Scenic Rim covers an expansive area to the west of the Gold Coast hinterland comprising mainly rural residential properties with the popular township of Beaudesert being centrally located.
These properties are a lifestyle choice with the present demographic mostly consisting of middle-aged men and women and also families who are looking for land to use as a hobby farm or for equine purposes.
“There is a mix of dwelling types on these properties with the majority being older Queenslander style homes, however as more families are moving into these regional areas, we are seeing a larger amount of new modern dwellings being built and this will continue over the short to medium term,” the report concluded.
</body></html>

Gold Coast's west home to wide mix of demographics and multitude of property types; Herron Todd White

<html><body>
In the Gold Coast north-east area - from Southport to Hope Island and out to the M1 - buyer profiles have changed along with the changing market conditions, according to a recent report from valuation firm Herron Todd White.
“As the Gold Coast north-east is an established area, the typical buyer profile currently comprises first time buyers, upgraders and investors. Coming into the back end of 2019, we saw an increase in market confidence that resulted in an increase in buyer activity for established dwellings in areas such as Helensvale, Runaway Bay, Labrador, Southport, Arundel, Molendinar and Parkwood,” the March report found.
“This buyer activity was shared between first home buyers, downsizers and upgraders, with investors slowly returning to the market in late 2019 and early 2020.”
“A lot of the activity has come in the middle to lower end of the dwelling market, being sub-$800,000, which has traditionally seen a higher turnover of stock due to the affordability range for all buyer profiles.”
“Whilst there hasn’t been any noticeable increase in values in the areas over the past 12 months, due to the May election and the banking Royal Commission, there has been a number of opportunistic buyers who believe the market has bottomed.”
“As mentioned, people renovating to sell are slowly re-entering the market, however profit margins are tight. For example, a small one-bedroom unit in Labrador was purchased in August 2019 for $175,000, renovated and then sold in February 2020 for $219,000,” the report continued.
After taking into account the cost of the renovation, interest expense, stamp duty, legal fees, body corporate payments and agent’s fees, the net profit appears to be minimal.
In regard to the $800,000 plus end of the residential market, we are still seeing interstate investors buying property as an investment, with the reported intention of moving from Sydney and Melbourne to live in the future as they still see the Gold Coast as good value compared to their home states, however they are competing against a slowly growing number of local upgraders looking for value.
The report adds that downsizers are only a small portion of the market as people are choosing to stay in the family home for comfort, rather than move to high density living.
“Conversations with downsizers indicate an initial shock due to the close proximity of neighbours, however this is later tempered by the reduced level of maintenance, increased security and the ability to lock up the unit and travel.”
“We do caution downsizers to take care with unit selection as units continue to perform poorly in the Gold Coast north-east region due to inflated off the plan purchase prices.”
The report concludes that, overall, the start of 2020 has seen a lot more buyer activity with the value of sold properties appearing to be reasonable.
This increase in buyer activity is a sign of increased demand, which in turn is expected to lead to a steady increase in values over time.
</body></html>

Gold Coast north-east sees changes in buyer profiles and market conditions; Herron Todd White

<html><body>
The Mackay residential market has a good mix of home owners and potential purchasers, with no real defined trend among different demographics, according to a recent report from valuation firm Herron Todd White.
“We do have three broad market types though, comprising lower level which predominantly is sub- $300,000 to $350,000, middle markets which are between $400,000 and $700,000 and the prestige market which is $700,000 and above,” the firm found in their March report.
“Within the lower level, we are seeing a significant increase in first home buyers entering the market, with local lenders and agents reporting most activity in this price bracket. This can be attributed to a number of reasons. For example, Mackay underwent a significant downturn between 2013 and 2017, in which market values fell 20 to 30 percent. This fall in value has created relative affordability in the Mackay market that was not prevalent in years gone by.”
One negative effect from the downturn that has affected first home buyers is the tougher lending criteria by banks and coupled with the Banking Royal Commission, this has put far greater tests on borrowers, particularly with deposits.
This has made it far more difficult for first home buyers to save deposits for middle markets and therefore they are choosing the lower level market.
Those who have been able to save larger deposits have definitely taken advantage of the first home owner’s building boost and built new dwellings usually in the $450,000 to $500,000 price range.
The middle markets have also been active in Mackay over the past two years.
The main purchasers in this price bracket are upgraders and new residents moving to Mackay, usually established families, according to the report.
“Prior to the downturn, Mackay had a reputation as being a mining town with affordability and cost of living being a big hindrance to non-mine related employees,” it continued.
“That has definitely changed, with Mackay now back on the radar for teachers, police, ambulance, firefighters and other occupations who previously may have avoided Mackay.”
The only downside to this market segment is that the median price of dwellings fell by around $100,000, with some falls higher within this price bracket.
That erosion of equity has limited the ability of some who purchased at the peak of the market to sell their existing homes.
The last market segment is the prestige market which has also seen good activity over the past two years. “Again, this comes down to affordability and the fact that the majority of prestige dwellings selling in Mackay are usually below replacement cost, offering good value for money for those able to afford them,” the report found.
“Purchasers in this market are usually good middle-income upgraders as well as other professionals who waited during the downturn until values stabilised and have now entered the market.”
“Construction of large executive and architect designed dwellings has also increased over the past two years on the back of renewed confidence in the Mackay economy,” the report concluded.
</body></html>

Mackay residential market has mix of home owners and potential purchasers; Herron Todd White

<html><body>
The Gold Coast's south region has a particularly wide range of typical buyers, according to a recent report from valuation firm Herron Todd White.
“First home buyers are generally found in suburbs such as Varsity Lakes and Robina,” the March report continued.
Upgraders are generally found in Palm Beach, Tugun and Currumbin where the price levels are higher and houses are larger.
Families are generally located within Robina, Varsity Lakes and Palm Beach which are all located close to great amenities, and retirees and downsizers are mainly found in Miami and Palm Beach.
“The main changes happening in this area is that many of the rundown or original homes are being purchased by young people who renovate and then put the home on the market to be purchased by families who do not wish to do renovation works.”
The houses are being bought from retirees and downsizers who then generally purchase new unit stock along the coastline.
This puts pressure on first home buyers as prices have increased and it is very hard to enter the market in the majority of suburbs except for one-bedroom units, or two- and three- bedroom units and townhouses.
Areas such as Varsity Lakes have been de-commissioned which has seen the purchase of ex-commission housing for renovation and on-sale for good profit which makes the Mattocks and Varsity Lakes area a more sought-after location.
Palm Beach and Elanora have also seen a massive re-gentrification over the past ten years.
These suburbs were once not sought after at all and are now highly sought after.
The southern Gold Coast and northern New South Wales localities generally attract traditional families, retirees or young couples.
Hardly any of the properties within the locality are co-owned between friends or comprise multi-generational living. House design is becoming more modern however the layout of homes is remaining pretty much the same as it has over the past five years.
The report concluded that the tram being expected to go to the airport over the next ten years will be the biggest factor in this area, however noted that no other facilities or services have been established purely on societal gentrification.
</body></html>

Gold Coast's south region home to unusually diverse buyer demographics; Herron Todd White

<html><body>
Rockhampton homes vary greatly from pre-1900s Queenslanders right through to your modern estate built brick homes, according to a recent report from valuation firm Herron Todd White.
“Typically, the older established areas such as Wandal, The Range and Allenstown in the south and Berserker, Park Avenue and Koongal on the north side comprise high set timber and fibro homes, mostly being built between 1930 and 1975,” the March report found.
"After this, the 1980s through to the early 2000s suburbs such as Frenchville, Norman Gardens and Kawana experienced expansion in the form of single and two-level brick homes."
“As to buyer profiles, there has never been a defined trend amongst the various buyer types as most categories have been spread across these areas.”
“It should be noted however that in more recent years many of the first home owners have been attracted to new housing estates in suburbs such as Gracemere, Parkhurst and Norman Gardens, taking advantage of the government grants and financial benefits on offer.”
The older suburbs however can in many cases offer much lower entry level prices which can also be attractive.
The last decade has seen a large number of first home owners buying and upgrading albeit some choose to renovate or extend their existing homes.
In summary, the report concluded, it is difficult to foresee any major changes in these buyer profiles moving forward and a sporadic spread is the best way to sum up where different types of home owners are operating.
“Whether it be upgraders, downsizers, retirees, family buyers or first home owners, all of these various profiles are operating within the various suburbs discussed above.”
</body></html>

Rockhampton seeing no defined trend amongst buyer types; Herron Todd White

<html><body>
Hervey Bay has a good mix of purchasers across most asset classes, according to a recent report from valuation firm Herron Todd White.
The entry level range sub-$350,000 appeals to first home owners and downsizers, the March report found.
These homes are generally smaller three-or four-bedroom properties.
“This asset class also appeals to investors as gross returns can be upwards of five percent in some cases. Mid-range property up to $600,000 comprises a broad range from residential houses, acreage or even small scale rural lifestyle blocks,” the firm continued.
“This market is also a mix of owners and investors.”
Homes are generally larger and ancillary improvements become more extensive.
$600,000 to $800,000 sees predominantly owner-occupiers in the Dundowran Beach, Craignish and Wondunna acreage locations. Again, these are large homes with extensive ancillary improvements.
This range is also the base level entry for Esplanade homes along the Hervey Bay foreshore.
“Prestige homes above $800,000 are generally found along the Esplanade in Hervey Bay and this is an owner-occupier market.
“Although the buyer profile has not changed, there appears to be more confidence in this market sector over the past 12 months which is encouraging for the area. Another market that has continued to gain momentum over the past 12 months is the RV park owner with a number of complexes currently under construction in Hervey Bay,” the report concluded.
</body></html>

Hervey Bay sees wide mix of purchasers across asset classes; Herron Todd White

<html><body>
Mildura’s official population growth - estimated to be approximately one percent per annum - appears to come from a variety of sources, according to a recent report from valuation firm Herron Todd White.
“There has always been a steady migration of people from surrounding towns and rural areas to Mildura, attracted by work opportunities and the amenities that our relatively large regional centre provides,” the March report found.
“Most of the people moving to Mildura do so with the intention of buying a house and this has contributed to strong demand for better quality family homes in the $350,000 to $500,000 price bracket. The growth in this segment has been reflected by strong demand for land in new subdivisions, which we expect will continue.”
The report also found, however, that there are a significant number of retirees moving to Mildura, which when combined with a general increase in life expectancy is contributing to an ageing population.
“Older buyers tend to be attracted to modern homes on smaller land parcels, which has contributed to a rise in the number of smaller townhouse type developments closer to the CBD.”
“The houses they replace were usually old and poorly designed and so this rejuvenation has been viewed positively.”
Over the past ten years, there has been a rapid expansion in the area of labour-intensive horticultural crops grown in the Mildura region, particularly table grapes.
This growth has drawn a large number of casual workers who then find accommodation wherever they can, contributing to a shortage of cheaper rental accommodation options.
“Accessing loans to buy homes will not be an option for many of these seasonal workers, who are then reliant on being able to access affordable rental properties,” the report concluded.
</body></html>

Herron Todd White

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News

Herron Todd White

Editor's Picks

Receive the latest news stories to your inbox

Have something to contribute?

Developments

New apartments

New townhouses

News