Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

House Price Growth

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Brisbane, the Sunshine Coast and the Gold Coast all posted record annual median house prices in the September quarter of the REIQ Queensland Market Monitor report. 
The Sunshine Coast was the best performer, delivering a 6.3 percent growth to a new median house price high of $595,000.
The Brisbane annual median house price grew 2.3 per cent to a new high of $675,000, while the Gold Coast grew 3.8 per cent to $629,000.
REIQ CEO Antonia Mercorella said the strength of growth proved that Queensland real estate was a good investment and could be relied upon to deliver capital growth.
“While other markets around the country are struggling in the face of tightened lending criteria and cooling investor appetite, the southeast corner of Queensland continues to deliver steady, sustainable growth,” Mercorella said.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/12/11/REIQ1.jpg" alt="">
“Queensland’s economy is proving itself to be a good performer, against a backdrop of national gloom, with new jobs bringing population growth and demand for housing,” she said.
“The southeast corner is our powerhouse, without a doubt, but additionally we’re seeing strong results in regions that have been struggling.
“The resources sector is improving and we’re seeing regions such as Mackay and areas of western Queensland firmly in recovery.”
The unit market has not fared so well and has delivered largely softer results across the state as this product battles against oversupply issues.
Brisbane LGA annual median unit price fell 2.2 per cent to $440,000. This market is now only 5.5 per cent stronger than it was five years ago.
The Gold Coast unit market, which is the biggest unit market in the state with more than 10,000 sales per year, fell 1.6 per cent to an annual median unit price of $425,000.
“This is the first time we’ve been clear in the post-Comms Game period and it’s encouraging to see that the market is bubbling along," Mercorella said.
Click here to enlarge.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/12/11/REIQ3.jpg" alt="">
"The house market has delivered good growth and the unit market is still absorbing some small oversupply, but on the whole we remaining optimistic for this market,” Ms Mercorella said.
The Sunshine Coast SD bucked the trend, adding 3.1 per cent to the annual median unit price, to reach $430,000.
Noosa was the strongest performing house and unit market for the 12 months to September 2018. The Noosa median house price grew 8.7 per cent to a stunning $715,000. The median unit price grew a breathtaking 12.2 per cent to a new record price of $550,000.
“This market has roared up to the top of the table and completely smashed the growth trends,” Ms Mercorella said. 
“The demand for living in Noosa, either in a house or unit, seems to be almost insatiable,” she said.
It was a mixed bag for houses in the regional markets.
Whitsundays saw a huge increase of 10.8 percent over the year to see its median house price reach $360,000. Mackay roared back to post a 5.6 percent growth in the annual median house price. 
Cairns (1.2%), Fraser Coast (1.1%) and Toowoomba (0.6%) saw their median house price grow, with Bundaberg remaining steady. 
The house price markets in Rockhampton eased 0.8 percent, while Townsville (-4.5%) and Gladstone prices fell significantly again, down 8.1 percent to $266,500.
 
 
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jrobinson-rf4aSBido9

Brisbane, Sunshine Coast and Gold Coast all post record annual median house prices in September Quarter

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Almost 70 Queensland suburbs delivered double digit house price growth over 12 months to June, according to the latest REIQ research from the Queensland Market Monitor report.
There were 11 suburbs that reached an annual house price growth of more than 20 percent.
The top performing was Blackwater in the Central Highlands region not far from Rockhampton, which saw its prices soar 151%.
Spring Mountain near Ipswich grew over 103%, while there was more success all along the Queensland coast.
House prices in Collinsville, inland from the Whitsundays rose 46% over the year, during which Minyama (45%), Hollywell (30%), Mount Coolum (pictured above, 22%), Dundooran in Hervey Bay (21%) and Idalia in Townsville (21%) grew as the coasts best performers.
Hamilton (33%), Miles (23%), and Boonah (21%) were the inlands best performers also secured over the 20 percent growth mark.
Click here to <a href="https://www.propertyobserver.com.au/images/2018/11/7/top-qld.jpg" target="_blank">enlarge the full list.</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/11/7/top-qld.jpg" alt="">
REIQ CEO Antonia Mercorella said while many headlines predicted doom and gloom for the property market, the reality was very different with many markets in Queensland performing exceptionally well.
“A total of 68 suburbs throughout Queensland have delivered double-digit growth over 12 months, which is a really strong result,” Mercorella said.
“And there are m any more suburbs delivering strong single-digit growth. It’s a great market to be in at the moment.”
“The top area delivering the strongest growth has been Blackwater, with 151 per cent growth. This is a results of the resurgence in coal prices and the low base starting point."
A total of 41 suburbs in the southeast corner dominated the list of top performers for capital growth in Queensland, comprising around 60 percent of all 68 suburbs included on the list.
Mercorella however suggested the suburbs delivering good growth are not all focused in the southeast corner, with a liberal sprinkling of suburbs throughout central and northern Queensland.
“This spread of suburbs is a good indication that Queensland real estate is delivering steady sustainable growth across the board. We’re seeing growth outside the southeast corner,” Ms Mercorella said.
Mercorella cautioned against celebrating another ‘boom’.  
“While we’re definitely seeing prices come back in western Queensland mining towns, such as Blackwater, these prices are still below their peak. It’s unlikely we’ll see a return to pre-2013 prices in those areas anytime soon,” she said. 
A total of 13 suburbs in Brisbane LGA made the list of top performers for the past year. Hamilton was the fifth strongest performer in Queensland and the best performer in Brisbane LGA.
House prices in Hamilton increased 32.9 per cent for the past year, to $1,442,000. Hamilton was also the most expensive suburb included on the list of Queensland top performers.
Other suburbs in Brisbane LGA reaching a capital growth for houses of 10 per cent or higher were Sandgate, Paddington, Mount Ommaney, Sunnybank, Graceville, Hendra, Shorncliffe, Seven Hills, Nundah, Kedron, Bulimba and Auchenflower.
Ipswich had six suburbs on the list, the Gold Coast had four and Moreton Bay had three. Redland and Logan had not suburbs on the list. 
Hollywell in the Gold Coast is listed as the sixth performer in Queensland, with houses reaching a capital growth of 30.5 per cent for the past year taking its median to $810,000.
The top performer in regional Queensland was Townsville, where there were four suburbs reaching double digit house price growth. 
Cairns and Gympie had three suburbs on the list of top performers. 
Palm Cove was the best performer in Cairns, ranking 26th within the Queensland tally. House prices in Palm Cove increased 14.3 per cent, to $606,000 in June 2018. 
The Whitsunday only reported Collinsville on the list, which is ranked third throughout the state. Collinsville is a mining town, reporting an annual capital growth for houses of 46.2 per cent, to $95,000 in June 2018.
 
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Coastal areas star as Queensland's double-digit growth suburbs are revealed: REIQ

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EXPERT OBSERVER
Over the weekend I spoke to crowds of people with their heads crammed full of media misinformation.
The number one point of discussion was the general perception that prices are falling across Australia, thanks to simplistic analysis and inaccurate headlines.
In reality, the latest monthly price report from CoreLogic (the source of most articles and headlines on prices) tells us that there are 14 major market jurisdictions across Australia (eight capital cities and six state regional areas) – and nine of the 14 have price levels higher than last year.
I see plenty of potential for buyers to find locations where prices are rising or are on the cusp of a growth phase.
How do you find them? Here are four markers that provides clues to future price growth …
1 The underlying local economy is rising
In 2011 when the government changed in New South Wales, the state ranked as one of the weakest economies in the nation, according to CommSec’s State of the States report.
But with proactive governance and increased spending on infrastructure, NSW rose steadily up the rankings to eventually become the nation’s strongest economy. Out of that came the Sydney property boom.
There was a similar story in Tasmania. Traditionally Tasmania has ranked as our weakest economy but, following a major change of state government in 2014, the state rose up the national rankings, eventually reaching its current position of No.4, ahead of Queensland, South Australia and Western Australia.
The marked improvement in the state economy gave rise to the growth in the Hobart property market, now the strongest among the capital cities for price growth.
The linkages between capital city property markets and the underlying state economy are undeniably strong.
So where does this marker point us for the next growth markets among the capital cities?
There are definite signs of improvement in the economies of Western Australia, South Australia and Queensland.
This, along with other indicators, suggests better growth in the property markets in Perth, Adelaide and Brisbane.
2 Demand has risen but prices haven’t moved much - yet
Three capital cities stand out for this reason: Perth, Canberra and Adelaide.
There has been significant uplift in sales activity in Perth, as the underlying state economy improves.
Canberra sales activity is rising steadily also, and Adelaide currently has one of the most active markets among the capital cities.
When demand rises, prices tend to follow. One major forecaster has tipped Canberra to lead on price growth in the next 2-3 years. I think the national capital will definitely be a contender, but so will Perth and Adelaide.
3 Rents have risen strongly, but prices haven’t moved much - yet
Before Sydney prices started to rise, we saw a couple of years of strong growth in residential rentals. Before house prices started to move in Hobart, it was noticeable that vacancies were extremely low and that rents were rising. Prices followed.
So where are those conditions most evident right now in capital city Australia? The clear answer is Canberra, where vacancies are below 1% and residential rents have risen strongly in the past year or so, according to SQM Research data.
We’re also observing significant improvement in the Perth rental market, with vacancies declining and leasing activity rising.
4 Prices overall haven’t moved much, but the Top End has had strong growth
Sydney’s growth cycle started at the Top End and rippled out over time. In Melbourne, the up-cycle began in the millionaire suburbs and gravitated from there to the middle ring and more recently to the outer ring suburbs.
This is a common pattern in property cycles. And right now there are three capital cities where the million-dollar suburbs have had double-digit price growth in the past year, but the market overall has not had big price growth.
Those three cities are Perth, Adelaide and Canberra.
Where do all these markers point us?
Put all those indicators together and they point to strong price growth in the near future in three capital cities:
<ul class="ul1">
<li class="li1">Canberra: the underlying economy ranks third in the nation, it has the highest average incomes and lowest unemployment, vacancies are low and the rental growth is the highest in the nation, sales activity (demand) is increasing and the Top End prices have risen strongly.</li>
<li class="li1">Adelaide: the state economy is improving and has big growth drivers in the system, vacancies are below average, demand is rising, yields are strong and Top End prices have risen at above-average rates.</li>
<li class="li1">Perth: the state economy is recovering, vacancies are falling, rental activity is rising, sales activity is steadily improving and Top End prices have recorded double-digit annual growth in many of the millionaire suburbs.</li>
</ul>
Brisbane will get on board if the signals of an improving state economy and the promise of big spending on infrastructure actually come to pass.
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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terryryder-YECXbqmri2

Four key markers for property investors of future price growth

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Australia has some very strong property markets right now.
But if you rely on mainstream media for information, you’re unlikely to know about them.
Most of our media originates in Sydney and Melbourne and those two places are obsessed with themselves. Writers would rather tell us about the decline in the two biggest cities than the strongly-rising markets elsewhere.
They also commit the cardinal sin of generalising and treating Australia as a single market. So you’ll be seeing headlines like “Property prices fall across Australia” which means the national average, according to one heavily-featured source, is in the negative, dragged down by Sydney’s correction.
If we hear about anywhere other than Sydney and Melbourne, it will be confirmation that Hobart is the No.1 capital city market on speed of sale, price growth and low vacancies (but no longer the cheapest of the capital cities, Hobart having overtaken depressed Darwin).
But Hobart is not the strongest market in the nation. The locations competing for that title are all in regional Australia, that large place largely forgotten by economists, journalists and investors.
If you’re a property investor looking for the next growth possibility and you’re not considering the regions, then you’re missing opportunities to buy affordably in areas with strong yields and great potential for growth.
I would venture that, right now, the three strongest market jurisdictions in Australian real estate are:-
<ol class="ol1">
<li class="li1">Regional New South Wales</li>
<li class="li1">Regional Victoria</li>
<li class="li1">Regional Tasmania</li>
</ol>
The common denominator here is this: as the capital city markets in those states wind down, their regional markets are cranking up.
This is a regular pattern in real estate cycles. The growth cycle starts, often, in the inner-city areas of the capital cities, then ripples out through the middle ring to the outer ring over 3-4 years – and the growth eventually ripples beyond the capital city to regional areas nearby.
Regional markets are not totally reliant on their capital cities for growth – many are strong economies in their own right and will show growth regardless of what’s happening in the big city. 
But there’s no doubt that some of their momentum comes from events in the capital – and the closer they are geographically to the big city, the more likely it is that they will catch the growth wave.
Some regional markets close to Sydney and Melbourne got on their growth paths quite early and have already reached their peaks. That’s true of Geelong just outside Melbourne and also for Wollongong and the Central Coast near Sydney. Newcastle, arguably the strongest market in Australia right now, is also well advanced in its cycle.
But most of the regional markets are just getting started. So, if you’re an investor looking for growth possibilities at attractive prices, these places should be considered.
Regional NSW
Many Newcastle suburbs have grown their median house prices by more than 20 percent in the past year. Now that growth surge is rippling out to nearby areas, like the Lake Macquarie LGA and the towns of the Hunter Valley.
But growth markets are spread across regional NSW. Having recently analysed the latest batch of quarterly sales figures, I’ve found 38 local government areas in regional NSW with locations where sales activity is upwardly mobile.
They include major regional centres like Albury, Dubbo, Orange, Tamworth and Wagga Wagga (pictured top) - and also small towns unlikely to ever trouble the minds of city investors, like Cootamundra, Inverell, Kempsey and Tumut.
Regional Victoria
The rise of the Geelong market is widely know. It’s been the market leader in Victoria for the past 12-18 months, generally out-performing Melbourne. Some of the cheaper suburbs of Geelong have had growth above 20 percent in the past year.
But now Geelong has been overtaken by Ballarat, which is attracting lots of attention from Melbourne buyers and others. And, just lately, Bendigo has decided to challenge.
Ballarat and Bendigo each has its own character but some factors in common, such as strong economies, growing populations, major infrastructure spending, good links to the state capital and lots of affordable homes. They’re both worth a look.
The main towns in Cardinia Shire, namely Pakenham and Officer, have had exceptional growth recently. Pakenham’s median is up 20% and Officer has grown almost 30%.
Many other regional centres are rising, including Shepparton, Warragul and Bass Coast towns like Wonthaggi.
Regional Tasmania
Hobart’s market has been barrelling along for the past two years and more recently Launceston joined the party. But now smaller centres have sparked to life, notably up in the north of the state, including Devonport, Ulverstone, Burnie and Latrobe.
I’m not suggesting you should rush out and buy in these places – but to be aware of the trend.
It’s not true that “the property boom is over”, nor is it true that “Australian property prices are falling”. There are green shoots popping up in many different places – it’s just that many of them are in regional Australia, so you’re unlikely to hear much about them from mainstream media. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Australia's three strongest residential property markets

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<div class="cq-article-content-paras section">
House prices have stopped falling, but don't expect a bullish bounce in 2018, Macquarie have forecast.
Analysts Justin Fabo and Ric Deverell said they don't expect a repeat of the 2016 bounce back in housing price growth this year.
But they suggest prices falls have stopped after Fabo and Deverell assessed the seasonally adjusted house price data from Domain's APM and Corelogic's RP Data.
"It is now looking very likely that housing prices at the national level are again rising modestly," the analysts told their clients overnight, and republished in The Australian Financial Review. 
"Dwelling price growth and activity are quite seasonal so the data must be seasonally adjusted to get a clear read on housing price trends."
</div>
<div class="cq-article-content-paras section">
"After seasonal adjustment, monthly growth in APM's measure of capital city dwelling prices has picked up modestly in recent months."
</div>
<div class="related-quotes section"> "Utilising CoreLogic's data to mid-January shows a clear improvement in seasonally adjusted dwelling price growth, with the caveat that sales volumes in January are very low."</div>
<div class="related-quotes section"> </div>
<div class="related-quotes section">They said there were three main reasons there wasn't going to be a bounce was rising interest rates, which they said will eventually be a "major stumbling block for housing prices."</div>
<div class="related-quotes section">
They cited APRA's new lending policy's are rubbing off the the banks who are tightening their criteria, as well as low yields and high interest-only lending rates.
 
</div>
<div class="cq-article-content-paras section"> </div>
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jonathanchancellor-7SQnKwU6yx

2018 house prices have stopped falling: Macquarie analysts

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Of the 50 suburbs tipped for strong house price growth in 2017 by Money Magazine experts Chris Gray, Margaret Lomas and Jeremy Shepherd, only one of them went backwards in price.
It was the South Australia suburb Semaphore Park in the west of Adelaide. The selection from Jeremy Shepherd went backwards 4.5 percent.
A Fourth Avenue home (above) <a href="https://www.realestate.com.au/sold/property-house-sa-semaphore+park-126785718" target="_blank">sold for $455,000</a>, well below the median suburb house price of $485,000.
The most disappointing price growth selections came from South Australia and Queensland.
Margaret Lomas chose Forest Lake in Queensland, which was the first Master Planned Community within the municipality of Brisbane.
The median price growth in the suburb increased by just 0.13 percent.
Back to South Australia and another two of Jeremy Shepherd's selections had the second and third worst price growth.
He selected Findon, another suburb west of Adelaide, and Edwardstown, southwest of Adelaide, to have a strong 2017.
Findon's median price growth was pegged at 1.04 percent, while Edwardstown's wasn't much stronger at 1.6 percent.
Shepherd also backed MacGregor in the Belconnen district outside of Canberra. That had a median house price growth of just 1.94 percent.
Chris Gray's least impressive pick was Coogee, which surprisingly despite the Sydney boom saw its median house prices climb just 4.1 percent.
It should be noted however Gray only made predictions in New South Wales and didn't have to select the slightly more difficult to predict suburbs across other states.
Click here to see which expert tipped the strongest growth performer of 2017.
 
Highlights
Worst pick - Semaphore Park - SA - -4.5 percent
Second work pick - Forest Lake - QLD - 0.13 percent
Third worst pick - Findon - SA - 1.04 percent
 
 
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Semaphore Park: the property price growth ugly duckling in Money Magazine's 2017 predictions

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At the beginning of the year three experts from Money Magazine selected 50 locations that were going to fire for house price growth in 2017.
The experts, Chris Gray, Margaret Lomas and Jeremy Shepherd, each picked a handful of suburbs from New South Wales, Victoria, Queensland, South Australia and Tasmania that they thought would perform the strongest in 2017.
In the end the stand out selection was Sydney's Bondi Beach, which saw a 34 percent price growth on its houses.
Chris Gray's New South Wales selections of suburbs not far from Sydney paid off. He also chose Balmain, which saw a near 24 percent price growth.
The top selections across the board were those of Jeremy Shepherd.
Shepherd picked out Adamstown, near Newcastle, as a strong performer. That has yielded 25 percent media price growth over the year.
Shortly behind Gray's top pick overall was Shepherd's Victoria selection, Frankston North, which has seen a median house price growth of 32.8 percent.
Victoria was the trio's most consistent choices. All 10 picks from the state yielded over 10 percent.
Shepherd's outpicked the other two experts in South Australia, Tasmania and Queensland, selecting Adelaide (15.2 percent), Moonah (16.7 percent) and Keperra (9.5 percent).
The worst tip however also came from Shepherd, who selected Semaphore Park as a strong performer in South Australia.
That was the only selection of the 50 plus suburbs to go backwards.
Strong Bondi Beach house sales included a Sir Thomas Mitchell Road home that sold for $4.1 million in May.
The four bedroom home last traded for $2.7 million in 2010.
 
Highlights:
Winner - Bondi Beach - 34 percent
Second place - Frankston - 32.8 percent
Third place - Balmain - 23.9 percent
Wooden spoon - Semaphore Park - -4.5 percent
 
Selections for 2017 with figures from their performance in 2016 as <a href="https://www.propertyvalue.com.au" target="_blank">sourced from propertyvalue.com.au.</a>
<table style="width: 733px;"><tbody>
<tr>
<td width="142">Suburb</td>
<td width="64">State</td>
<td width="131">Median price</td>
<td width="81">Rental yield</td>
<td width="96">Growth (1 yr)*</td>
<td width="118">Expert</td>
</tr>
<tr>
<td>Calwell</td>
<td>ACT</td>
<td>$479,000</td>
<td>4.90%</td>
<td>-7.86%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Charnwood</td>
<td>ACT</td>
<td>$420,000</td>
<td>5%</td>
<td>2.45%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Chisholm</td>
<td>ACT</td>
<td>$488,000</td>
<td>4.80%</td>
<td>0.72%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Conder</td>
<td>ACT</td>
<td>$524,000</td>
<td>4.50%</td>
<td>-3.01%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Dunlop</td>
<td>ACT</td>
<td>$500,000</td>
<td>4.70%</td>
<td>5.76%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Holt</td>
<td>ACT</td>
<td>$460,000</td>
<td>4.80%</td>
<td>5.44%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Kambah</td>
<td>ACT</td>
<td>$534,000</td>
<td>4.50%</td>
<td>6.70%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Macgregor</td>
<td>ACT</td>
<td>$450,000</td>
<td>4.60%</td>
<td>-1.10%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Wanniassa</td>
<td>ACT</td>
<td>$545,000</td>
<td>4.30%</td>
<td>8.24%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Adamstown</td>
<td>NSW</td>
<td>$527,000</td>
<td>4%</td>
<td>-7.71%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Ambarvale</td>
<td>NSW</td>
<td>$530,000</td>
<td>3.90%</td>
<td>15.59%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Ballina</td>
<td>NSW</td>
<td>$450,000</td>
<td>4.80%</td>
<td>7.78%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Balmain</td>
<td>NSW</td>
<td>$1,700,000</td>
<td>2.70%</td>
<td>7.47%</td>
<td>Chris Gray</td>
</tr>
<tr>
<td>Bateau Bay</td>
<td>NSW</td>
<td>$575,000</td>
<td>4.10%</td>
<td>9.52%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Bomaderry</td>
<td>NSW</td>
<td>$370,000</td>
<td>4.60%</td>
<td>9.31%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Bondi Beach</td>
<td>NSW</td>
<td>$2,400,000</td>
<td>2.40%</td>
<td>18.39%</td>
<td>Chris Gray</td>
</tr>
<tr>
<td>Coogee Beach</td>
<td>NSW</td>
<td>$2,500,000</td>
<td>1.90%</td>
<td>11.60%</td>
<td>Chris Gray</td>
</tr>
<tr>
<td>Cremorne</td>
<td>NSW</td>
<td>$2,100,000</td>
<td>2.90%</td>
<td>-2.58%</td>
<td>Chris Gray</td>
</tr>
<tr>
<td>East Gosford</td>
<td>NSW</td>
<td>$610,000</td>
<td>4.10%</td>
<td>8.81%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Fairy Meadow</td>
<td>NSW</td>
<td>$680,000</td>
<td>3.80%</td>
<td>18.67%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Wingham</td>
<td>NSW</td>
<td>$255,000</td>
<td>6.50%</td>
<td>-8.93%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Arana Hills</td>
<td>QLD</td>
<td>$513,000</td>
<td>4.50%</td>
<td>5.77%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Bald Hills</td>
<td>QLD</td>
<td>$414,000</td>
<td>4.90%</td>
<td>7.47%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Deception Bay</td>
<td>QLD</td>
<td>$336,000</td>
<td>5%</td>
<td>5.49%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Ferny Hills</td>
<td>QLD</td>
<td>$515,000</td>
<td>4.50%</td>
<td>7.29%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Forest Lake</td>
<td>QLD</td>
<td>$428,000</td>
<td>4.70%</td>
<td>7.27%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Keperra</td>
<td>QLD</td>
<td>$487,000</td>
<td>4.40%</td>
<td>5.64%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Springfield Lakes</td>
<td>QLD</td>
<td>$420,000</td>
<td>5%</td>
<td>1.08%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>The Gap</td>
<td>QLD</td>
<td>$627,000</td>
<td>4.20%</td>
<td>2.62%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Tugun</td>
<td>QLD</td>
<td>$554,000</td>
<td>4.80%</td>
<td>14.03%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Upper Mount Gravatt</td>
<td>QLD</td>
<td>$590,000</td>
<td>3.50%</td>
<td>5.36%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Adelaide</td>
<td>SA</td>
<td>$701,000</td>
<td>3.40%</td>
<td>-8.96%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Edwardstown</td>
<td>SA</td>
<td>$468,000</td>
<td>3.90%</td>
<td>8.72%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Findon</td>
<td>SA</td>
<td>$478,000</td>
<td>3.90%</td>
<td>8.64%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Prospect</td>
<td>SA</td>
<td>$598,000</td>
<td>3.30%</td>
<td>6.70%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Semaphore Park</td>
<td>SA</td>
<td>$505,000</td>
<td>4.10%</td>
<td>2.96%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Howrah</td>
<td>TAS</td>
<td>$378,000</td>
<td>5.20%</td>
<td>0.87%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Kingston</td>
<td>TAS</td>
<td>$385,000</td>
<td>5%</td>
<td>-0.26%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Lenah Valley</td>
<td>TAS</td>
<td>$425,000</td>
<td>4.60%</td>
<td>4.94%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Lindisfarne</td>
<td>TAS</td>
<td>$400,000</td>
<td>4.60%</td>
<td>11.11%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Moonah</td>
<td>TAS</td>
<td>$290,000</td>
<td>5.90%</td>
<td>4.32%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Aspendale</td>
<td>VIC</td>
<td>$812,000</td>
<td>3%</td>
<td>11.23%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Belmont</td>
<td>VIC</td>
<td>$400,000</td>
<td>4.30%</td>
<td>5.26%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Carrum Downs</td>
<td>VIC</td>
<td>$390,000</td>
<td>4.70%</td>
<td>9.87%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Cranbourne</td>
<td>VIC</td>
<td>$375,000</td>
<td>4.60%</td>
<td>10.29%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Frankston North</td>
<td>VIC</td>
<td>$310,000</td>
<td>4.90%</td>
<td>10.71%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Greensborough</td>
<td>VIC</td>
<td>$651,000</td>
<td>3.20%</td>
<td>6.64%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Noble Park</td>
<td>VIC</td>
<td>$550,000</td>
<td>3.30%</td>
<td>19.18%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Ringwood North</td>
<td>VIC</td>
<td>$790,000</td>
<td>2.90%</td>
<td>8.22%</td>
<td>Jeremy Shephard</td>
</tr>
<tr>
<td>Sunbury</td>
<td>VIC</td>
<td>$382,000</td>
<td>4.50%</td>
<td>6.70%</td>
<td>Margaret Lomas</td>
</tr>
<tr>
<td>Tarneit</td>
<td>VIC</td>
<td>$413,000</td>
<td>4.40%</td>
<td>5.96%</td>
<td>Margaret Lomas</td>
</tr>
</tbody></table>
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Bondi Beach: the property price growth star in Money magazine's 2017 predictions

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Adelaide house prices are growing at only 4-5% annually, according to research reports, but those figures fail to do justice to the strength and resilience of the market in the South Australian capital. 
The Adelaide market is one of the steadiest in capital city Australia and contains numerous suburbs which have recorded double-digit price growth in the past 12 months.
Few of the nation’s capital cities can match Adelaide’s number of suburbs with growth markets. At the same time, the city stands out for remarkable consistency.
SA, dominated by Adelaide, has impressed with its steady sales performance in the past four years. Each of the past 15 quarters has recorded between 8,500 and 9,500 dwelling sales. And the past three quarters have each delivered between 45 and 50 Adelaide suburbs with rising sales activity.
Adelaide now ranks ahead of Sydney, Melbourne and Brisbane in terms of the number of growth suburbs. 
And while research sources such as CoreLogic and SQM Research report annual growth of only 4-5% in Adelaide house prices, these generalised figures disguise individual suburbs which have done considerably better.
Locations across a range of price sectors have recorded double-digit growth in their median house prices in the past 12 months - including North Adelaide, Walkerville, Semaphore, Prospect, Belair, Woodville South, Fullarton, Somerton Park, Gawler East, Crafers, Craigmore and Elizabeth Park.
Adelaide has a broad geographical spread of LGAs with good numbers of growth markets. There are eight municipalities which each have at least three suburbs with rising sales trajectories likely to lead to price growth.
The Marion LGA, a middle-market area in the south-west of Adelaide, has emerged in 2017 as the No.1 municipality and it now has nine suburbs with upwardly-mobile markets. 
Oaklands Park (median price $470,000) has lifted sales from 18 to 24 to 29 to 30 to 37 to 41 in the past six quarters. Other growth suburbs in the Marion LGA include Sheidow Park, Clovelly Park, Dover Gardens, Edwardstown, Glengowrie and Mitchell Park.
Another middle-market area, the Charles Sturt LGA which includes suburbs like Henley Beach and West Beach, was a previous Adelaide market leader and still have five growth suburbs. 
They include Findon, Grange and Semaphore Park. Findon sales have risen from 27 to 40 to 45 to 50 in the past four quarters.
Two affordable areas in the far north - the LGAs of Salisbury and Playford - continue to stand out, each with five growth suburbs. 
Playford, which is the fastest-growing LGA (in terms of population) in SA, offers some of the most affordable housing in capital city Australia. Its growth markets include Andrews Farm (median price $260,000), Craigmore ($285,000) and Davoren Park ($180,000).
Salisbury LGA also has several growth suburbs, including Salisbury North ($265,000) where sales have risen from 40 to 45 to 50 to 55 in recent quarters.
The Campbelltown LGA, which previously stood out for the number of suburbs with consistent sales performance, has emerged in our latest survey with five suburbs with strong growth markets, headed by Hectorville and Campbelltown. 
Elsewhere, the suburb of Gawler East has lifted sales from below 30 per quarter 18 months ago to 45-50 per quarter in 2017.  On the back of that increased activity, its median price has risen 12% in the past year to $380,000.
Terry Ryder is the founder of hotspotting.com.au. 
ryder@hotspotting.com.au
twitter.com/hotspotting
 
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Adelaide has more growth suburbs than Sydney and Melbourne

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ANZ economists have raised their expectations for dwelling price growth in 2017 to 5.8 percent from their previous forecast of 4.4 percent.
The housing market update, authored by authored by ANZ senior economists Daniel Gradwell and Joanne Masters, say Melbourne and Sydney will continue to be the main drivers of this growth in line with their expanding populations.
They point to Melbourne’s recent resilience as a reason they “have nudged our 2017 price forecasts higher, and now expect nationwide prices will finish the year 5.8 percent higher, followed by growth of 2.2 percent in 2018”.
They economists wrote that the “Melbourne market has recently been more resilient than the Sydney market, perhaps reflecting an element of ‘catch-up’ after Sydney outperformed in previous years”.
"Note that while we expect price growth will slow, there is no suggestion that prices will fall outright,” adds the report.
The report suggests that weaker auction results point toward a slower price growth through the remainder of 2017, while tighter borrowing conditions, and higher interest rates for investors are likely to weigh on growth through 2018.
However, the revised forecast for Melbourne of 5.8 percent, up from the 4.4 percent ANZ predicted,  reflects the continued population growth in the Victorian capital, the latest Australian Housing Update says.
On a national level, price growth has slowed across most capital cities and regional areas and across detached houses and the unit/apartment market over the three months, it said. Prices are now 9.7 percent higher than a year ago, down from the peak of 11.4 percent y/y growth recorded in May this year.
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ANZ economists raise home price growth for 'resilient' Melbourne

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Australia’s capital city housing markets generally continued to report robust selling conditions through spring with prices on the rise, especially in Sydney and Melbourne.
There was near double digit national price growth during 2016, which was well above forecast.
Low interest rates, increased investor activity, solid economic performances, high migration and heady confidence fuelled the Sydney and Melbourne markets, according to Dr Andrew Wilson, Domain's senior economist.
"Although signs are increasing of subdued and weakening economic activity, the prospect for housing markets and prices growth – particularly in Sydney and Melbourne – remain positive for 2017," Dr Wilson said.
The auction market ended 2016 on a high note, particularly for inner suburbs.
"This augurs well for 2017," Richard Wakelin, director of buyers' agent Wakelin Property Advisory told the Australian Financial Review.
"Do not be surprised if the [Sydney and Melbourne] markets open strongly in mid-February after the six-week summer holiday break."
<div class="cq-article-content-paras section">
But away from the inner suburbs, CoreLogic's head of research Tim Lawless sees few signs of improvement in the capital cities and mining towns of WA and the NT.
Louis Christopher, of SQM Research, says it is likely 2017 will be the last year of price falls generated by the mining downturn.
Even Adelaide's weak economy has BIS Shrapnel Residential Property Senior Manager Angie Zigomanis seeing more downside than upside.
Forecasts for national capital city price growth range up to 12 percent.
It is property research group SQM Research's forecast of a national price growth of between 8 and 12 percent, assuming the Reserve Bank of Australia cuts the cash rate by 0.25 percentage points in the middle of 2017.
<div>
SQM says if the cash rate remained unchanged in 2017, prices would still rise between 6 to 10 percent. 
"Affluent areas tend to be driven by the prosperity of local economy. And right now, both Sydney and Melbourne have the fastest-growing economies in the nation," SQM managing director Louis Christopher said.
The property analyst says if interest rates were cut again, prices would rise even further, paving the way for a possible correction in 2018.
CoreLogic's Tim Lawless told Fairfax hat the outlook for 2017 was "becoming increasingly challenging to give direction on".
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"On one hand we have dwelling values broadly rising across most capital cities, however, as we look below the surface, it is clear that individual housing markets are at very different stages of the cycle and responding to vastly different economic and demographic conditions," he said.
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Mr Lawless expects Sydney and Melbourne prices to grow between 9 and 10 percent in 2017 while Perth and Darwin would continue to lose value. 
BIS Shrapnel has tipped 1 to 3 percent house price growth across the national markets, mainly held back by falling apartment prices in Brisbane, Melbourne and parts of Sydney. For houses, BIS Shrapnel said prices would rise in all capital cities except Perth and Darwin. Sydney and Melbourne will top the rises at 4 percent.
AMP Capital chief economist Dr Shane Oliver remains bearish on apartments with his prediction Sydney, Melbourne and Brisbane apartment prices will fall as much as 15 to 20 percent because of the "massive multi-dwelling building boom" over the next two years. 
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While Melbourne and Brisbane apartment prices will fall evenly throughout the city, Oliver says Sydney will have pockets where prices will fall include Parramatta, inner west Sydney and Bankstown. 
"There's a [supply] indigestion problem, but Sydney won't have a supply problem for another two years," he said.
Including houses, Oliver thinks national capital city price gains will slow to around 3 to 4 percent.
Domain's Dr Wilson says Sydney and Melbourne will continue to lead the pack and shoot ahead while activity in the other capitals remains “relatively benign."
Wilson is predicting lower interest rates, but doesn't say how many further cuts from the Reserve Bank to stimulate the ailing economy.
He sees Darwin and Perth as set to bottom out next year.   Domain's predictions for capital city house price growth in 2017:
<ul>
<li>Sydney (4%)</li>
<li>Melbourne (5%)</li>
<li>Brisbane (4%)</li>
<li>Adelaide (3%)</li>
<li>Perth (0%)</li>
<li>Hobart (2%)</li>
<li>Darwin (1%)</li>
<li>Canberra (5%)</li>
</ul>
Domain's predictions for capital city unit growth in 2017:
<ul>
<li>Sydney (3%)</li>
<li>Melbourne (3%)</li>
<li>Brisbane (-4%)</li>
<li>Adelaide (2%)</li>
<li>Perth (-3%)</li>
<li>Hobart (2%)</li>
<li>Darwin (-2%)</li>
<li>Canberra (3%)</li>
</ul>
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Tabcorp's online website Luxbet is taking bets on which capital city will have the biggest capital appreciation for 2017, paying the highest odds for Melbourne at $3. 
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