Melbourne developer Spacious Group has completed Voyage Altona, one of the closest new apartment developments to Altona Beach.

Off the plan purchasers have started moving into the 49-apartment project on Pier Street, with the remaining move-in-ready one-, two- and three-bedroom apartments starting from just over $500,000.

Display apartments have now been fitted out, allowing prospective buyers to inspect the completed residences by appointment.

[smartcode_project:default project_id=112195 project_image_fid=372638]

The completed apartments feature open-plan living and dining areas which extend onto private balconies and terraces, while full-height glazing maximises natural light throughout the interiors.&nbsp;

Hybrid timber-look flooring, stone benchtops, Miele appliances, porcelain-tiled bathrooms and generous storage feature throughout the building which also features landscaped communal areas, expansive shared terraces, lift access and secure on-grade parking.

Drawing inspiration from its bayside setting, Voyage adopts a restrained palette of warm neutral tones and textured finishes. Many of the apartments take advantage of views across Port Phillip Bay, while the indoor-outdoor living spaces have been designed to make the most of the coastal outlook.

[smartcode_project:default project_id=112195 project_image_fid=3286]

Voyage was developed to address what Spacious Group identified as an undersupply of higher-quality apartment product in Altona, with a focus on owner-occupiers looking to remain within the bayside community.

"Voyage responds to very strong local buyer demand for quality, owner-occupier-focused product," says Barry Plant Projects Director Jarrod Farey, who has handled sales since the project's launch.

"The project delivers an elevated lifestyle proposition, with its design and quality of finish far exceeding anything previously produced in the area, as well as its proximity to Pier Street Village and the beach."

The majority of purchasers have been local downsizers and owner-occupiers looking to stay within the Altona community but who previously had limited opportunities to buy a brand-new apartment.

[smartcode_project_cta:default project_id=112195]

Joel Robinson

Spacious Group completes Voyage Altona in Altona's beachside precinct

Homecorp has secured approval for a $360 million apartment development at Budds Beach, paving the way for one of the Gold Coast's most amenity-rich residential projects to launch later this year.

Gold Coast City Council has approved Lýon Residences, a 32-level tower that will deliver 178 two and three-bedroom apartments across a prominent corner site at 8-10 Acacia Avenue and 25-27 Oak Avenue.

The approval comes as developers continue to invest in premium lifestyle-driven apartment projects on the Gold Coast, where owner occupiers are increasingly prioritising amenity as much as apartment size and location.

<a href="https://www.apartments.com.au/new-apartments/l-on-residences-25-27-oak-avenue-surfers-paradise-qld-4217">Lýon Residences</a> has been designed around a resort-style wellness offering, headlined by a Moroccan-inspired spa precinct featuring treatment rooms, a Nordic sauna and steam room, hot and cold plunge pools, a soaking pool and a residents-only juice bar.

The rooftop will include a heated infinity pool and spa, residents' lounge with private kitchen and bar, gymnasium, yoga and Pilates studio, outdoor entertaining areas and barbecue facilities overlooking the Surfers Paradise skyline.

<img alt="Lyon" data-entity-type="file" data-entity-uuid="2d3e29af-8793-486e-a684-52cef862241f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-15%20at%204.32.26%E2%80%AFPM.png?VersionId=ayG2zpLf3SS6Zy8XmKDcQods4kVWb0gm" />

Homecorp Founder and CEO Ron Bakir said Budds Beach provided the ideal location for the company's latest luxury apartment project.

"Budds Beach represents one of the most unique and sought-after pockets of the Gold Coast, and Lýon Residences has been designed to reflect that sense of rarity and refinement," Bakir said.

The project arrives as wellness continues to become a defining feature of new residential developments both in Australia and internationally.

The latest Global Wellness Institute figures show wellness real estate remains the fastest-growing segment of the global wellness economy and is forecast to exceed $1.8 trillion by 2030. Australia continues to rank among the world's 15 largest wellness real estate markets, with developers increasingly integrating health, recreation and community facilities into apartment projects.

Queensland is also experiencing strong population growth, with the Gold Coast continuing to outperform many other Australian cities as demand for new housing remains elevated ahead of the 2032 Olympic and Paralympic Games.

Bakir said the project had been designed to respond to that shift in buyer expectations.

"Strong population growth and sustained demand across the Gold Coast continue to highlight the need for well-designed new housing supply. Lýon Residences responds directly to this demand while setting a new benchmark for residential living," he said.

Each apartment has been designed to maximise views across the coastline, the Nerang River and the Gold Coast hinterland.

Located just minutes from Surfers Paradise beach and the Broadwater, the development also offers easy access to the light rail network, Broadbeach and Burleigh Heads.

Early site works are underway, with construction expected to commence later this year.

Homecorp approved for Budds Beach apartment tower, Lýon Residences

New apartment developments with uninterrupted, north-facing views over Perth's Swan River are exceptionally rare.

Recognising just how limited those opportunities are, <a href="https://www.apartments.com.au/developers/edge-visionary-living">Edge Visionary Living</a>, one of Perth's most respected builder-developers, targeted <a href="https://www.apartments.com.au/developments/applecross-wa-6153">Applecross</a>, assembling an unrepeatable 6,342 sqm riverfront site on the corner of Moreau Mews and Canning Beach Road to create one of Perth's only new north-facing apartment developments directly overlooking the Swan River.

Today, <a href="https://www.apartments.com.au/buildings/riviere-residences-applecross-59-canning-beach-road-applecross-wa-6153">Rivière Residences</a> offers buyers a unique opportunity to choose between completed residences ready to move into now and off-the-plan homes in the final stage, Rivière West.

[smartcode_project:default project_id=28384 project_image_fid=3823]

Across the completed East and Central buildings, residents are already enjoying the development's luxury amenity, while two of the precinct's hospitality venues are now open.

The completed component of the development gives buyers the advantage of experiencing the finished product firsthand, including its uninterrupted river views, while still having the opportunity to secure a residence in the final stage.

"People are wowed by the view and the quality of the apartments,"&nbsp;Edge Visionary Living Sales Executive, Holly McSweeney, says.

"They're looking for the convenience of lock-and-leave living, but they're not looking to downsize on quality."

[smartcode_project:default project_id=28384 project_image_fid=3826]

The rarity of the development hasn't been lost on prospective buyers, McSweeney says.

For McSweeney, it all comes back to a location that is becoming increasingly difficult to replicate.

"Location, location, location," she says. "We are nestled right on the front of the Swan River. You can never get built out, so wherever you are in Rivière Residences, you've got views of the river forever."

The unique waterfront position has resonated particularly strongly with local downsizers. McSweeney says many buyers are long-time Applecross residents looking to transition from large family homes into a luxury apartment without sacrificing space, quality or the lifestyle they've enjoyed for decades.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/N_FowNW0wu8?si=vb25XFq1wZ-iufAW" title="YouTube video player" width="560"></iframe>

A major focus for Edge in recent years has been resident amenity. Across its apartment portfolio, from beachfront developments in Scarborough to luxury towers in South Perth, the developer has increasingly invested in the spaces beyond the apartment itself.

The strategy has largely been shaped by downsizer demand. Many buyers are moving from large family homes with swimming pools and established gardens. While they're looking to leave the maintenance behind, they don't want to compromise on lifestyle.

At Rivière, <a href="https://www.apartments.com.au/architects/hillam-architects">Hillam Architects</a> designed the resident facilities as an extension of each apartment. A 25-metre heated swimming pool takes advantage of the north-facing river outlook, complemented by a large gym, sauna and steam rooms, private dining spaces, residents' lounges, a cinema, games room, and dedicated wine and whisky rooms.

[smartcode_project:default project_id=28384 project_image_fid=372542]

The waterfront location has also proved to be a major drawcard. Residents are within walking distance of the Raffles Hotel, South of Perth Yacht Club, the Heathcote Cultural Precinct and the cafés, restaurants and boutiques along Ardross Street.

Beyond the location and amenity, McSweeney says many buyers take confidence from Edge's fully integrated development model.

Having delivered apartments across Perth for decades, Edge now designs, develops and constructs its projects in-house, giving the company greater control over quality, delivery and the finished product.

"What I love is when people walk through their apartment for the first time and say, 'This is better than what we imagined,'" McSweeney says. "We hear that all the time."

Completed apartments in the East and Central buildings are now available to inspect by appointment, while Rivière West, the final stage of the precinct, is expected to be completed in the first quarter of 2027.

[smartcode_project_cta:default project_id=28384]

North-facing Swan River views drive demand at Rivière Residences in Applecross

Nearly 60 per cent of apartments at McNab Group's $220 million The Tannery development in Brisbane's West End have sold ahead of the project's public launch, including a suburb-record $2.57 million sale for a two-bedroom apartment.

The early sales campaign has secured buyers for 50 of the project's 87 apartments, highlighting continued demand for larger owner-occupier apartments that combine generous floorplans with premium lifestyle amenities in one of Brisbane's most tightly held inner-city suburbs.

[smartcode_project:default project_id=143337 project_image_fid=374768]

McNab Group Executive Chairman Michael McNab said selling more than half the project before launch reflected changing buyer expectations.

"Selling more than half the project before public sales open tells us buyers are actively seeking apartments that offer something genuinely different," McNab said.

"Today's buyers are looking beyond four walls. They want homes that genuinely enhance the way they live, with spaces that support health, connection and everyday wellbeing."

[smartcode_project:default project_id=143337 project_image_fid=374767]

A key point of difference for the project is the adaptive reuse of the heritage-listed Dixon's Tannery building, which will become The Retreat, a residents-only wellness precinct rather than being redeveloped into additional apartments.

The Retreat will feature a sauna and steam room, hot and cold plunge pools, a commercial-grade gym, Pilates studio, cinema, library, co-working spaces and private dining room. Rooftop amenities will include a swimming pool, landscaped gardens, outdoor entertaining areas and dog-friendly spaces.

[smartcode_project:default project_id=143337 project_image_fid=374760]

Designed by Cottee Parker Architects with interiors by Tom Mark Henry and landscape architecture by Aspect Studios, The Tannery comprises 87 two, three and four-bedroom apartments across 11 levels overlooking the Brisbane River.

Cottee Parker principal Dee Passenger said preserving the original tannery building had been central to the project's design.

"The easy option would have been to maximise the site's development potential with additional apartments. Instead, McNab has chosen to preserve the original tannery as a shared wellness retreat, ensuring this important piece of Brisbane's history remains at the heart of the community."

Passenger said sustainability also played a key role in the design, with materials from the original industrial site salvaged and repurposed throughout the development.

[smartcode_project:default project_id=143337 project_image_fid=374761]

Motiv CEO Carly Cottam said buyers had responded strongly to the combination of larger apartments, wellness facilities and the West End lifestyle.

"We are seeing more buyers looking for homes in the sky that provide the space and functionality of a traditional home, while benefiting from the convenience and lifestyle that apartment living brings," Cottam said.

She said purchasers included both owner occupiers and investors, with demand coming from local buyers as well as interstate purchasers.

Coinciding with the public launch, McNab also announced a partnership with Queensland Ballet, whose neighbouring Thomas Dixon Centre shares historical ties with the original Dixon family.

Located on a 4,465 sqm site at 439 Montague Road, The Tannery overlooks the Brisbane River and is around 10 minutes from the CBD.

Construction is underway, with completion expected in the second half of 2027.

[smartcode_project_cta:default project_id=143337]

More than half of residences sold before public sales as McNab announces significant partnership with Queensland Ballet

McNab's The Tannery nears 60 per cent sold before public release, sets two-bedroom West End record

Iwan Sunito's vision for a landmark mixed-use precinct in Sydney's Inner West has taken a major step forward, with approval granted for the $1.9 billion Five Dock development first unveiled earlier this year.

The approved scheme by <a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a> will deliver an 80,500 sqm mixed-use precinct comprising 840 apartments, integrated hotel accommodation, commercial and retail space, alongside publicly accessible open space designed to create a new destination for the growing suburb.

"This is a significant milestone for One Global Capital and for the future of housing delivery in Sydney," Sunito said.

"The Housing Delivery Authority was established to identify major housing projects capable of delivering meaningful supply more efficiently, and we are delighted that Spencer Street has been recognised as one of those projects.”

He said the declaration reflected the rapid progress achieved since acquiring control of the site.

"In less than seven months we have progressed from taking control of the site to securing entry into one of the NSW Government's most important planning pathways. It reflects the experience of our team, the strength of our consultant group led by Urbis, and our long-term commitment to delivering transformational projects that contribute to Sydney's future."

When the project was revealed earlier this year, Sunito described the opportunity as one of the strongest development sites he had worked on.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito said.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

The development has evolved since its initial announcement, with the approved plans increasing the residential component from the originally proposed 750 apartments to 840 homes while retaining the project's focus on creating an integrated neighbourhood rather than a standalone residential development.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/a-city-within-a-city-iwan-sunito-flags-1-5-billion-mixed-use-precinct-in-five-dock">"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock</a>

The precinct will combine apartments with hotel accommodation, commercial workplaces, retail offerings and public spaces, creating a mixed-use environment intended to serve both residents and the broader Five Dock community. The proposal also continues the collaboration between One Global Capital and internationally recognised architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, whose previous work with Sunito includes Infinity, Arc and Skye North Sydney.

Takada previously said the design was driven by a philosophy of integrating nature into the built environment.

"The concept for this development is born from our design approach to naturalising architecture," Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

Sunito has consistently described the project as a "city within a city", with a strong emphasis on creating a destination that extends beyond housing.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community," he said.

The approval comes as Five Dock continues its transformation ahead of the opening of the Sydney Metro West line, with the new Five Dock station set to significantly improve connections between the Inner West, Parramatta and the Sydney CBD.&nbsp;

The precinct will also benefit from its proximity to the Parramatta Road corridor, nearby waterfront parklands and established retail and dining offerings that have made Five Dock one of Sydney's most tightly held Inner West suburbs.

Iwan Sunito secures approval for $1.9 billion Five Dock mixed-use precinct

Herron Todd White

<html><body>
Transactions of retail properties in Adelaide hit lows throughout last year as investors became pessimistic about the sector, with sales volumes falling 22% on 2018 levels, according to the latest report from valuation from Herron Todd White.
“While the sector may be struggling overall; there are some shining lights in what looks a difficult transition period for retail property. In essence, we are witnessing the retail sector attempting to adapt to the changing consumer patterns arising from the growth of e-commerce and the online retail marketplace,” the firm said.
The March report adds that adaption remains the key to success - The centres and retailers that can welcome and adapt to change will excel, or at least keep their heads above water, while those who can’t will continue to struggle.
Online purchases currently account for 17% of non-food retail sales in Australia and 9% of total retail sales – and this number is only going to grow.
Property owners will need to embrace the online domain, shifting some of their sales and services online whilst simultaneously lowering overheads at their brick and mortar stores.
"The trouble highlighted in retailers is for nonfood goods – apparel, footwear and general merchandise – where it is easier, more convenient and often cheaper to purchase online. Food and grocery sales only account for 3% of online purchases, meaning that supermarkets are here to stay as anchor tenants for a while yet," the firm said.
Retail hubs are likely to take advantage of the recent growth in the food sector, with more cafes and restaurants popping up in hubs to draw tenants in, and then hopefully entice them into spending money in the specialty stores.
Amazon Hub locations are beginning to pop up around Australia; essentially a click and collect service where consumers can pick up parcels ordered online at a self-serve Amazon locker, as opposed to having it delivered to their home.
Delivery lockers are enabling larger centres to transform and become places where people consume services and experiences, as opposed to places where people simply purchase goods.
There’s still room for rental growth and capital gains in the Adelaide retail property sector, however at lower levels than will be evident in the industrial and office sectors. Interest rates are forecasted to drop, potentially twice throughout the year, and as a result of this we will see some more capital gains for property, yet with further yield compression across the board.
The retailers that continue to outperform others are the food retailers – cafes, restaurants and takeaway food services. As mentioned, we continue to see strong performance for retailers that can’t be replaced by the online domain, however retail hubs and complexes need to be careful to avoid excessive inter-competition between food retailers.
"Furthermore, the recent exit of Kaufland from the Australian market has further enhanced the outlook for Australia’s supermarket giants. The supermarket oligopoly of Woolworths, Coles and Foodland can now invest in assets with more assurance that the newcomer isn’t going to take a portion of their market share," the report added. 
The firm concluded that, in this day and age, constant refurbishment is required to keep shops and complexes updated, and to keep foot traffic coming through the door.
</body></html>

wdavis-8cCN98p7xp

Adelaide real estate investors pessimistic about retail market: HTW

<html><body>
The retail property market in Perth continues to face challenging conditions, according to the latest report from valuation firm Herron Todd White.
"Demand for retail space remains hampered by restrained consumer spending coinciding with the state’s sluggish economic performance," the firm found.
Additionally, online retail spending continues to grow rapidly and apply further pressure on the Perth retail market.
Despite some renewed optimism in the resource sector, confidence in general remains depressed, according to the March report.
The above has translated generally speaking to rental rates for retail premises experiencing a downward trend over the past 12 months with incentives in the form of net rent-free periods or fit-out contributions prevalent.
Landlords are being faced with the option of renegotiating lease terms to maintain occupancy or alternatively, risk extended periods of vacancy.
"These conditions are more prevalent in secondary and suburban strip locations, although it appears that prime CBD mall and high street locations including Oxford Street, Leederville, Beaufort Street, Mount Lawley and Bay View Terrace, Claremont are now beginning to experience a similar situation with vacancies becoming commonplace," the firm said.
"Investment grade retail property such as neighbourhood shopping centres however remain a highly sought-after asset. Yield compression is evident, largely driven by the low prevailing cost of funds in the current debt finance market and despite the general malaise that continues to impact the wider Western Australian economy including softening rentals and a steady stream of business failures and receiverships, the report found.
"However, there are a certain number of key metrics that informed investors consider, relating to length of remaining lease term, financial strength of the tenant(s) and locational attributes, as investors take advantage of the spread between the low cost of debt and large format retail investment yields."
Where all or a majority of these metrics are satisfied, very tight yields are being achieved in the current market. Assets that do not possess these key criteria are however less sought after and often transact at a much higher yield reflecting the greater tenancy risk.
In defiance of the above however, sites in the aforementioned high street locations remain keenly sought after despite the level of tenancy risk.
This is a function of the scarcity of sites offered to the market in these locations and the high underlying land value. Yields for similar sites below 5.5% are not uncommon.
In respect to investment grade retail transactions, there were a number of such sales of late within the Perth metropolitan area. All were hotly contested and attracted offers between 5.00% and 6.25%. Interestingly, the yield differential between Coles or Woolworths anchored centres and those anchored by IGA or Metcash (or even Aldi) remains pronounced and in the order of 0.75% to 1.25%.
Despite the conditions described above, institutional owned major regional and subregional shopping centres within Western Australia have pushed ahead with expansions following the removal of the cap on maximum retail floor space and the state government’s push to create activity centres.
These expansion projects will have a focus on delivering a better retail experience for shoppers with the creation of food hubs, entertainment options (such as cinemas), health care and in some cases, residential apartments.
As a result, some envisage these centres becoming community centres as opposed to traditional shopping centres in the future.
Herron Todd White's report concluded that opportunity does exist for investors with an increased risk appetite to acquire some of the less sought-after assets in the market place at yield premiums, or assets which would benefit from repositioning or capital expenditure.
</body></html>

Perth retail property continues to battle challenging conditions: Herron Todd White

<html><body>
Sydney prices will rise by around 10 per cent over 2020, valuation firm Herron Todd White believe.
They expect new listings to increase in the first half of 2020, which should see price growth begin to moderate, however they still expect double digit growth in the harbour capital.
A price growth of 10 per cent will see prices move above the previous peak in the second half of the year.
"We expect prices to be fairly strong across most regions and sub-sectors however we expect the lower quartile to begin to improve at a quicker pace while new units in oversupplied suburbs may remain weaker for the first half of the year", the valuation firm advised.
"A number of infrastructure developments have recently opened, or will open in 2020, which will continue to strengthen prices in the suburbs benefiting from these links."
Sydney dwelling values saw a 5.3 per cent increase of 2019, kickstarted in the middle of the year when the fast-paced recovery began. The final quarter alone saw prices rise 6.2 per cent, according to CoreLogic.
HTW believe the jump was mostly due to an increase in demand after the elections and interest rate cuts, while new listing levels remained fairly subdued in comparison to previous years.
Herron Todd White's monthly reporting of the property market saw no changes to their property clock, which puts capitals and sub-regions in to stages of the property cycle.
They said time will tell how the bush fires will play out both economically and politically for the remainder of the year, and what impacts it may have on the wider property market.
 
</body></html>

Sydney prices to increase around 10 per cent over 2020: Herron Todd White

<html><body><div class="page" title="Page 25">
<div class="section">
<div class="layoutArea">
<div class="column">
Hervey Bay has been experiencing steady rental levels over the past 12 months after a period of growth for the 12 months prior, according to a recent Herron Todd White (HTW) residential report. 
The valuation firm took at look at rental yields across the nation. 
The report notes the vacancy rate has been sub- 2% for an extended period now and rental pressure has seen rental rates improve across most asset classes.
According to the REIQ’s Monthly Monitor, median weekly rents rose across a number of dwelling types according to the annual measure. 
Three- bedroom houses recorded a median weekly rent of $310 (up $10), two-bedroom units had a median of $263 (up $13) and three-bedroom townhouses came in at $330 (up $2).
"House yields held relatively steady at 5.1% this quarter, up 0.2% from the previous quarter. Unit yields rose by 0.7 percentage points over the December quarter 2018," the valuation firm said. 
 Units are achieving an overall median rent of $263 per week compared to the September 2018 quarter result of $255 per week.
The Monitor suggests that the rental market may continue to fluctuate seasonally, but gently rising median rents indicate the sector is generally firming.
</div>
<div class="column">
Most dwellings with three to four bedrooms can achieve $340 per week at a minimum with gross yields typically above 5% per annum. 
"Duplexes or blocks of flats can generally achieve a higher return than a standard dwelling, however buyers beware that any capital works required will cut into your net return.
"Single units typically realise a lower gross yield due to additional body corporate costs," the valuation firm said. 
</div>
</div>
</div>
</div></body></html>

j.ballantyne1990-6AQqhLzZaK

Hervey Bay rental levels stabilise: HTW residential 

<html><body><div class="page" title="Page 22">
<div class="section">
<div class="layoutArea">
<div class="column">
<div class="page" title="Page 22">
<div class="section">
<div class="layoutArea">
<div class="column">
In central Surfers Paradise, agents report variations in rates of return to investors, according to a recent Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the country. 
</div>
</div>
</div>
</div>
"Older high rise units close to the beach have a high underlying land value component and are subject to higher council rates, which themselves are variable," the valuation firm said. 
For example, if the owner is an owner- occupier, there is a lower rates level. 
If the unit is let on a permanent basis the rates level is higher, and if it is holiday let, the rates level is higher again. 
According to the HTW report, this is just the rates themselves, not including the water rates which stay the same regardless.
However, if the property has an efficient water usage rating, it is permissible to pass on the water and sewerage rates to the tenant, which increases the return to the investor.
The Chevron Renaissance development is a modern circa 2004 three tower development comprising a total of 714 units plus retail and office use.
<div class="page" title="Page 22">
<div class="section">
<div class="layoutArea">
<div class="column">
A leading agent active in this development reports that investors are happier if they can achieve over a 4% net yield. 
This agent sold unit 2066 for $308,000 on 15 May 2009, being a two-bedroom, one-bathroom high-rise unit on level six within the holiday letting pool.
The unit receives a guaranteed rental of $26,500 per annum from on site management.
After outgoings, the net return is $14,746, showing a net yield of 4.78%.
In addition to the above return, the owner is also entitled to 14 nights personal occupation of the unit for their own use subject to terms and conditions, the HTW report noted. 
This agent also reports that the expected return on three-bedroom units in the development reduces to around 4% as the purchase price is much higher.
These higher returns are made possible by the higher expected occupancy rates achieved by the managers. This building is reportedly currently achieving around an 85% occupancy rate.
The Beachpoint development is an older circa 1978 development comprising a total of 142 units situated opposite the beach in central Surfers Paradise.
<div class="page" title="Page 23">
<div class="section">
<div class="layoutArea">
<div class="column">
A one-bedroom unit on the tenth floor with a south- west aspect and restricted ocean views is currently under unconditional contract for $260,000, with settlement due in less than two weeks. 
This unit is tenanted on a 12-month lease at $360 per week. 
Outgoings including rates, water and sewerage rates, and body corporate fees at $152 per week total $10,439 without landlord insurance which leaves $8,281 net income showing a net yield of 3.19%.
"This lower return is typical for older unit buildings with slightly lower occupancy rates and a higher underlying land value component per unit," the valuation firm commented. 
The agent selling the above property reports typical returns for this style of unit generally range between 2% and 3%.
</div>
<div class="column">
Further away from the beach in Carrara, a leading local agent reports that investors in cluster unit townhouse complexes aren’t stating what return they are chasing, but are very interested in the potential or actual rental return and want to know what the outgoings are including body corporate fees, rates and water charges and then they work out the net return themselves.
"Anecdotally he feels they are seeking over 4.5% and for nothing to require repair for the first 12 months," the valuation firm said. 
</div>
</div>
</div>
</div>
 
</div>
</div>
</div>
</div>
 
</div>
</div>
</div>
</div></body></html>

Central Gold Coast sees variations in rates of return to investors: HTW residential 

<html><body><div class="page" title="Page 25">
<div class="section">
<div class="layoutArea">
<div class="column">
Gross yields on houses in Emerald range from 5% to 7%, according to a recent Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation. 
"We see this yield for most market segments from $250,000 to $450,000.
"We have seen rents continue to rise across the Central Highlands towns of Emerald, Moranbah and Blackwater over the past two years. Some areas are now looking attractive," the valuation firm said. 
<div class="page" title="Page 25">
<div class="section">
<div class="layoutArea">
<div class="column">
<div class="page" title="Page 25">
<div class="section">
<div class="layoutArea">
<div class="column">
For multi-unit flats, the gross yields on sales have shown 7% to 10% regardless of the price point.
<div class="page" title="Page 25">
<div class="section">
<div class="layoutArea">
<div class="column">
The report suggests rents are firming and tightening again as there appears to be another kick in the market currently happening.
</div>
</div>
<div class="layoutArea">
<div class="column">
In Moranbah the gross yield is moving higher to where some houses are seeing near 10%. 
"It’s not uncommon to see a modern four-bedroom home renting at $600 to $650 per week and valued at $350,000. 
"Some of the older two-storey homes that might have dual accommodation (upper and lower level) and a total of seven to eight bedrooms (set up for single occupant accommodation) are hitting the gross yield of 10% on a sale price of $350,000," the valuation firm stated.
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div></body></html>

Rents continue to rise in Emerald: HTW residential 

<html><body><div class="page" title="Page 27">
<div class="section">
<div class="layoutArea">
<div class="column">
Investors in the Darling Downs have generally been attracted to low-maintenance properties such as new or near new four-bedroom, two-bathroom, two-car detached dwellings, two-bedroom units and six-bed, four-bath duplex pairs, according to a recent Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation. 
The report notes the majority of the Toowoomba investor market tends to operate in the sub-$400,000 segment for dwellings, sub-$300,000 for units and sub- $550,000 for duplex pairs. 
"It’s unclear whether investors are favouring strategies to seek higher yields or focusing on capital gains," the valuation firm said. 
With a slow-moving market at present, investors are possibly seeking a blend of the two strategies.
Some of the western suburbs such as Glenvale, Cotswold Hills and Cranley, and outer lying satellite suburbs including Wyreema and Cambooya have tended to be hot spots for investor activity over recent years.
This is most likely a result of englobo land availability, with the established suburbs unable to accommodate new development.
The report notes yields in these newly developed areas are moderately attractive to investors at circa 4% to 5% for houses and 5% to 6% for units and duplex pairs, however these returns may come at the expense of capital growth.
</div>
<div class="column">
Buyers seeking to invest in the Toowoomba area could consider purchasing in older suburbs close to the CBD such as Centenary Heights, Darling Heights, Kearneys Spring, Newtown, North and South Toowoomba. 
These areas still generate acceptable yields and arguably have greater potential for capital growth due to their proximity to the CBD and services.
 A recent trend within the established suburbs in areas close to boarding schools, hospitals or the CBD is short term letting utilising platforms such as Airbnb and Booking.com. 
"We have witnessed yields up to and exceeding 10% in select cases, however this comes with intensive management, including managing bookings, financial management and very regular and intensive cleaning," the valuation firm said. 
The smaller towns throughout the broader Darling Downs region can show higher yields anywhere from 5% to 10%. 
Once again, these higher returns come with a higher degree of capital growth risk.
"Investor interest in Toowoomba and surrounding areas has significantly slowed over the past two years resulting in a reduction in sale volumes, however vacancy rates have declined to sub-2% and rental rates have shown moderate growth. This may lead to an increase in investor activity throughout the Toowoomba region." 
</div>
</div>
<img src="blob:https://www.urban.com.au/f8fe2ea2-8411-4678-8d90-15edacaa801f" alt="page27image5772576" width="0.500000" height="0.500000"> <img src="blob:https://www.urban.com.au/6b466270-7e6c-4729-94d6-98be17fe5fe3" alt="page27image5788176" width="0.500000" height="0.500000"> </div>
</div></body></html>

Darling Downs/Toowoomba investors attracted to low-maintenance properties: HTW residential 

<html><body><div class="page" title="Page 34">
<div class="section">
<div class="layoutArea">
<div class="column">
The residential property market in general in the South West of Western Australia does not, as a rule, take yields into consideration, according to a recent Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation. 
"Yes, investors want good returns adequate to cover the annual costs and help pay off the mortgage but it is capital growth that underpins most of the investor market in the South West," the valuation firm said. 
"If you are after return on investment in the residential market, then the short stay accommodation market may be your thing. 
"However these also have their issues. High strata levies and expensive management and cleaning fees eat into an income which is very seasonally dependent," the valuation firm added. 
The report notes on top of this in general there has been very little capital growth in the short stay market.
The Airbnb market has increased significantly in the region over past years to such an extent that it has limited the supply of rental properties on the market. 
In some instances, this has placed upward pressure on rental values in peak holiday periods.
"Properties which have a mix of both short stay and permanent use become more attractive, particularly if they are well located and with good views." the valuation firm said. 
These properties can benefit from high returns in the holiday seasons and modest returns in the off seasons. They are also more likely to benefit from capital growth.
<div class="page" title="Page 35">
<div class="section">
<div class="layoutArea">
<div class="column">
There has been an increase in demand for properties which have the potential for a little income on the side, such as properties with granny flats or a second dwelling which can be rented out on either a short stay or permanent basis. 
The Shire of Augusta-Margaret River now permits granny flats and second dwellings to be leased on a permanent and short term basis which increases the options available for extra income. 
Agents have indicated that this sector of the market is on the rise. It is also having an influence on the design of new homes so as to allow for Airbnb style accommodation.
"Rental income be it short stay or permanent is important to cover costs but capital growth is still king." 
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div></body></html>

Southwest Western Australia sees little capital growth in the short stay market: HTW residential 

<html><body>
The Australian nut industry reached a record high $1,045,000,000 in exports for the 2018/19 year, according to the recently released ABS report.
Property valuation firm Herron Todd White (HTW) found that the industry is currently experiencing its largest expansion in a decade, with industry value is split almost equally between domestic and imported product.
The most prominent nut products produced in the country are almonds, macadamia, walnuts, pecans, chestnuts, pistachio, and hazelnuts..
Australia currently exports nuts to around 55 countries, but a range of new free trade agreements currently in negotiation are bringing further optimism to all facets of the industry. 
Almonds
Australia is the second largest producer of almonds in the world behind the USA, where Californian agriculture is dominated by the production. 
HTW found that Australian almonds are set to have a farmgate value of over $1billion dollars by 2025. 
There are five major growing regions in Australia encompassing: Adelaide and the Riverland (South Australia); Sunraysia (Victoria); Riverina (New South Wales); Swan Region (Western Australia). 
In 2018 the total area planted to commercial almond orchards was 42,000 hectares. 
Production in 2018 was 80,374 tonnes of kernel. 
The industry is currently in a period of significant expansion estimated to increase orchard area to 50,000 hectares by 2025 before plateauing due to constraints of water and suitable land.
The firm concluded that production is estimated to rise to 140,000 tonnes by 2025 and 155,000 tonnes by 2030. 
</body></html>

Australian almond industry rockets towards $1 billion farmgate value: HTW

<html><body>
The Australian nut industry reached a record high $1,045,000,000 in exports for the 2018/19 year, according to the recently released ABS report.
Property valuation firm Herron Todd White (HTW) found that the industry is currently experiencing its largest expansion in a decade, with industry value is split almost equally between domestic and imported product.
The most prominent nut products produced in the country are almonds, macadamia, walnuts, pecans, chestnuts, pistachio, and hazelnuts..
Australia currently exports nuts to around 55 countries, but a range of new free trade agreements currently in negotiation are bringing further optimism to all facets of the industry. 
Chestnuts
The Australian chestnut industry operates principally in the southern regions of Australia - NSW (around Orange, Southern Tablelands, Blue Mountains and Batlow), Tasmania (Northern and Central), Victoria (North-East and Central-East of Melbourne) South Australia (Adelaide Hills), and Western Australia (South-west).
HTW found that approximately 70% of the national crop is grown in northeast Victoria.
Chestnut production in 2018 was valued (farm gate) at $9.4 million, based on a production of 1,100 tonnes and comprised around 250,000 chestnut trees grown on approximately 1,500 hectares.
The industry estimates that with more trees being planted, farm gate value will increase to approximately $12 million by 2021.
The industry is dominated by the domestic market with approximately 2% exported, mainly to Asia.
</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