<a href="https://www.apartments.com.au/developers/sunland-group">Sunland Group</a> has officially lodged plans for its first Gold Coast apartment project since the departure of the Abedian family from the company three years ago, unveiling a new high-rise proposal for a prominent Broadbeach corner site on Old Burleigh Road.

The application was submitted by an entity directed by Tom Jamieson, stepson of longtime Sunland leader Soheil Abedian, and Riaz Rezvanipour, brother-in-law of Sahba Abedian, Soheil’s son.

Sunland acquired the 1,283 sqm site on the corner of Old Burleigh Road and Armrick Avenue for $9.5 million late last year and is now seeking approval for a <a href="https://www.apartments.com.au/new-apartments/99-101-old-burleigh-road-broadbeach-qld-4218">42-storey tower with 81 apartments</a>.

<img alt="First look: Sunland Group returns to Broadbeach with new Old Burleigh Road tower plans" data-entity-type="file" data-entity-uuid="fea2946d-90ee-4cfc-babe-2a8ad5db2cb6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers.png?VersionId=BV0fihJw31nDIQ8ozY_h3GbS8mxDyhnm" />

Designed by <a href="https://www.apartments.com.au/architects/contreras-earl-architecture">Contreras Earl Architecture</a>, the proposed tower at 99-101 Old Burleigh Road would deliver a predominantly larger-format apartment mix aimed at the owner-occupier market. Plans include 17 two-bedroom apartments, 55 three-bedroom apartments, and nine four-bedroom residences across 35 residential levels.

The development also incorporates three basement levels, four podium parking levels, two levels of communal recreation facilities, and rooftop plant and equipment. A total of 189 car spaces are proposed, significantly exceeding the 90 spaces required under the planning scheme.

The architecture adopts a sculpted, curvilinear form, with deep wraparound balconies and integrated landscaping intended to soften the tower’s vertical expression. The planning report states the building’s “slender footprint/form provides a complimentary yet varied built form within the local streetscape” and contributes to “a varied, yet ordered skyline.”

Contreras Earl noted in its Architectural Statement that from the early stages, the project addressed a fundamental challenge: how to accommodate the required residential yield while avoiding the conventional model of a tower sitting on a rigid, fully resolved parking podium.

“The most direct response would have been to consolidate parking into a singular, flat podium and extrude a repetitive tower above,” the statement said. “While efficient, this approach would result in a consolidated built form with limited engagement with the surrounding landscape and public realm.”

Instead, the conventional podium model was “deliberately rejected”. The architects described the base of the building as “a landscaped architectural condition where structure, planting and circulation are integrated”.

“Rather than presenting a continuous built mass, the base of the building is articulated through a series of concrete planter elements that organise the podium into a fragmented system,” the statement said. “This approach reduces the perceived bulk of the lower levels while establishing a more permeable interface with the streetscape and adjacent open space.”

<img alt="Sunland" data-entity-type="file" data-entity-uuid="923fad8d-c960-4527-8fbe-975cf1ddf88d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%2010.32.03%E2%80%AFAM.png?VersionId=pngwb0hYOIUpq9vDw6F2EsOiVuHF3DiX" />

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The site sits within the High Density Residential Zone and inside the City of Gold Coast’s unrestricted “HX” building height area, where the planning framework anticipates intensified residential development tied to the expanding light rail corridor. The planning report notes the area is undergoing “transition toward more intense development forms” given its proximity to Broadbeach, Surfers Paradise, and high-frequency public transport infrastructure.

Positioned directly opposite Broadbeach Park and within walking distance of Florida Gardens light rail station, the development would sit among a rapidly evolving stretch of Old Burleigh Road that has become one of the Gold Coast’s most active apartment development corridors.

The application joins a growing pipeline of luxury residential projects reshaping Broadbeach, including nearby developments by 5Point Projects, Polycell, and Graya.

The planning report argues the project contributes toward the Gold Coast’s long-term housing targets under the South East Queensland Regional Plan, which forecasts the need for more than 100,000 additional high-rise dwellings across the city by 2046.

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The Abedian family departed Sunland Group in late 2023, ending a four-decade association with the company, and subsequently established the private development firm Abedian &amp; Co. The group is currently delivering <a href="https://www.apartments.com.au/new-apartments/greenmount-residences-cnr-hill-street-and-marine-parade-coolangatta-qld-4225">Greenmount Residences</a> at Rainbow Bay and recently launched <a href="https://www.apartments.com.au/new-apartments/18-mary-avenue-14-18-mary-avenue-broadbeach-qld-4218">18 Mary Avenue</a> in Broadbeach.
</section>

Joel Robinson

First look: Sunland Group returns to Broadbeach new apartment market with new Old Burleigh Road tower plans

The Minns Labor Government has established the new Bays West Delivery Authority to lead the development&nbsp;of the Bays West Precinct and Blackwattle Bay Precinct.&nbsp;

The Authority is charged with creating Sydney’s newest precinct, a thriving, connected, sustainable hub with White Bay Power Station as its cultural heart. Its vision is to build on the area’s natural, cultural and industrial history to shape a vibrant new neighbourhood.

The precinct will deliver up to 8,500 well-located homes, including a minimum of 10 per cent affordable and essential worker homes. Combine new housing with public open space, opening public access to the waterfront for the first time in more than 100 years, while retaining important deep-water facilities to support Sydney’s working harbour.

Located just minutes from the Sydney CBD and connected to a world-class metro, ferry, walking and cycling links, the Bays West precinct will rebalance housing growth towards well-serviced inner-city locations and help tackle the state’s housing crisis.

The Bays West Delivery Authority,&nbsp;an agency of the Department of Planning, Housing and Infrastructure, will report to the NSW Minister for Lands and Property who already has oversight of major precinct renewal projects including at Blackwattle Bay and Barangaroo.

As part of the broader Bays West transformation, the Minns Government recently announced that a proposal from Lendlease to redevelop part of the Bays West Precinct has progressed to Stage 2 of the NSW Government’s unsolicited proposals process.

<img alt="Sydney" data-entity-type="file" data-entity-uuid="2ed71eb9-d8e8-4fa7-b9d1-de4531dcf2f3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%209.42.31%E2%80%AFAM.png?VersionId=IDryFIbped9SNDg72LEN_EecvhUsOPvp" />

The Minns Labor Government has also confirmed the Bays West precinct will have a new suburb name. This will be the first major suburb built in close proximity to Sydney’s CBD in decades and will encompass the area currently being referred to as Bays West, including Glebe Island and the White Bay Power Station. Served by a new Metro station just five minutes from the CBD, it will become one of the most populous suburbs in the Inner West and one of Sydney’s premier cultural destinations.

An early works program is taking shape, which&nbsp;includes the first stages of an international design competition.&nbsp;

The aim of the Bays West&nbsp;International&nbsp;Design Competition is to&nbsp;ensure design excellence is embedded in the project from the start. The competition will deliver an&nbsp;urban framework that defines the character, ambition and long-term identity of&nbsp;this&nbsp;former industrial precinct as it transitions to a vibrant, inclusive and sustainable residential&nbsp;neighbourhood.

The competition will be led by the Bays West Delivery Authority in partnership with Government Architect NSW.&nbsp;

It will launch with an invitation for a global Expressions of Interest, before moving to an invitation-only stage that will be assessed by a panel that&nbsp;will provide advice to Cabinet who will select a winner.

Premier of NSW, Chris Minns said the establishment of the new Authority is the first step in transforming the Bays West precinct into a vibrant, livable suburb minutes from the Sydney CBD and two stops from Hunter St Station on the Metro West line.

“The Authority will deliver well-located homes close to the heart of the city and integrate the new precinct with Blackwattle Bay and the new Sydney Fish Market.

“This is a generational opportunity to build a new suburb on the city’s edge and open the harbour foreshore to the public for the first time in a century.”&nbsp;

Minister for Lands and Property Steve Kamper said the new Bays West Delivery Authority established by the Minns Government will turbocharge the development of Sydney’s newest suburb.

“The Authority is working at a record pace to deliver an international design competition, planning pathways and a financial model so that this development benefits Sydney with well-designed homes in a central location, close to public transport, jobs, entertainment and essential services.

“If we want Sydney to stay liveable and affordable, we need to be bold about using underutilised government-owned land to deliver homes for the future while making sure essential working harbour functions can be accommodated.”

Bays West Delivery Authority established to "turbocharge" Sydney’s newest suburb

Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

&nbsp;

&nbsp;

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

400 new homes planned for Adelaide's former West End Brewery site

Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.

The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.

Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" />

“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.

The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”

The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" />

The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.

According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.

“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" />

All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.

The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.

Cavcorp unveils wellness-focused Teneriffe House and Teneriffe Lane apartment buildings

Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.

The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.

Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" />

Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.

The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.

The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" />

Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.

Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.

First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Fitzroy apartments

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The Cairns residential property market has continued along a fairly steady path for the first half of the year with no noticeable changes, according to the latest Herron Todd White (HTW) residential report. 
"Values are fairly steady, volumes remain flat and there is no obvious oversupply in any residential market sector," the valuation firm commented. 
Vacancy rates remain tight with limited quality stock available and little new supply coming online.
"The GA Group projects are progressing well and it is starting to look like there won’t be any follow up projects such as Nova City ready to go, so we may see a dip in construction activity once they are complete," HTW said. 
The announcement from Cathy Pacific that they will pull out of Cairns after flying in for 25 years is an unwelcome dent on confidence and adds further to the feeling that the gains in tourism in recent years might be levelling off.
"Overall it is difficult to be particularly optimistic about the next six months and a continuation of existing conditions may be considered a good result by the time we get to December." 
A two bedroom apartment in Cairns City with water and mountain views has recently been sold for $558,000.
Situated on the fourth floor, <a href="https://www.realestate.com.au/sold/property-apartment-qld-cairns+city-131178634" target="_blank">unit 403 at 27-29 Wharf Street</a> (pictured below) comprises two bedrooms with walk in robes, open plan living and dining areas, large balcony and kitchen with bench tops. 
The complex features resort-style swimming pool, gym, BBQ area and intercom. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/cairns%20city%201.jpg" alt="">
A current listing is a historic Freshwater home priced around $600,000.
Set on a 924 square metre block, the Queenlander style home at<a href="https://www.realestate.com.au/property-house-qld-freshwater-131300182" target="_blank"> 119 Old Smithfield Road</a> (pictured below) comes with four bedrooms, office/study or fifth bedroom, family living room and timber pannelled kitchen. 
Other features include large laundry/utility room, purpose built workshop, in-ground pool, and tropic gardens. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/freshwater.jpg" alt="">
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j.ballantyne1990-6AQqhLzZaK

Vacancy rates in Cairns remain tight: HTW residential 

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The Toowoomba residential property market remained steady throughout the first half of 2019 following a general decline since the peak of activity at the end of 2013, according to the latest Herron Todd White (HTW) residential report. 
The report suggests that although sales activity has been steady across the board, the market has continued to be multi-speed and property specific.
"There has been little consistency with variations in sale prices and buyer interest across the established suburbs," the valuation firm stated.
"The prestige market however, has been performing strongly, particularly in the eastern suburbs as has the upper end of the rural residential lifestyle market."
A recent over $1 million sale was five bedroom architect designed home in Middle Ridge.
Situated in a quiet cul-de-sac, the house at<a href="https://www.realestate.com.au/sold/property-house-qld-middle+ridge-131307442" target="_blank"> 8 Daniells Close </a>comprises master suite with walk in robe, four additional built-in bedrooms, open plan living area, and kitchen with designer cabinetry.
It's located close to Gabbinbar Homestead, Middle Ridge Golf Course, Middle Ridge Primary School, Gabbinbar Primary School, parks, restaurants, cafes, boutiques and day-to-day services.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/middle%20ridge%20.jpg" alt="">
The median sale price for houses across the Toowoomba Regional Council LGA has displayed little growth over the past four years, sitting at approximately $380,000 at the end of 2018, up from $375,000 in June 2015.
According to the HTW report, another key indicator of the steady property market is the volume of property sales.
In the six months ending December 2018, there were approximately 1,320 transactions across the Toowoomba Regional Council LGA.
This is slightly less than the same period one year earlier, when approximately 1,375 sales were recorded and further highlights the steady residential property market.
"The unit market has followed a declining trend, with low sales volumes following the oversupply of unit products that became apparent throughout 2016.
"Land sale volumes have continued to decline since a peak in mid 2015," the valuation firm noted. 
Toowoomba has seen an explosion of retirement village developments in recent years, ranging from medium density multi-level projects to low density detached dwellings.
These projects are spread right across the city, from Glenvale in the west to Highfields in the north, with more projects being planned.
The report suggests that this retirement living boom could be a driving factor in the low volume of land sales and sluggish level of housing transactions.
"The surprising factor is that residential vacancy rates continue to decline," the valuation firm said. 
In postcode 4350, the vacancy rate was just 2% as at April 2019.
A circa 1950 house in postcode 4350 has recently been sold for $350,700.
Set on a 908 square metre block, the brick house at<a href="https://www.realestate.com.au/sold/property-house-qld-east+toowoomba-129059814" target="_blank"> 10 Eton Street, East Toowoomba </a>comes with three bedrooms, spacious kitchen, open brick fireplace, and double hung windows.
It's just moments from the city centre, Queen's Park, cafes and restaurants. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/east%20toowoomba.jpg" alt="">
"This is considered tight and well below the balanced market level of 3%.
"Should this low level be sustained or continue to decline further, rental rates are likely to come under pressure.
"The steady market conditions currently being experienced in the residential property market across Toowoomba are expected to continue throughout the remainder of 2019." 
<a href="https://www.propertyobserver.com.au/images/2019/7/1/toowoomba%20vacancy%20rates.jpg" target="_blank">Click here </a>to enlarge
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/toowoomba%20vacancy%20rates.jpg" alt="">
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Toowoomba prestige market shows strong permanence: HTW residential 

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Sunshine Coast has seen a general slowing in the market in 2019, according to the latest Herron Todd White (HTW) residential report. 
The report notes that a significant number of agents have indicated that general enquiry has fallen, which has effectively led to a lack of urgency in the market.
On the back of this, stock levels have increased in some areas as well as the number of days on market.
Whilst there has been a general softening in the market, there are still sales being made.
Property that is well located with a good offering and is priced at the right level is selling.
It’s just that instead of selling in the first week or two, it’s more like six to 10 weeks - what would appear to be more like a normal market, HTW said.
"In our The Year Ahead issue in February, we talked about the negatives and positive for the coast. To be honest, they haven’t changed great deal. The continued slowing of the Sydney and Melbourne markets hasn’t helped confidence," the valuation firm said. 
"A big hurdle has been a federal election campaign that dragged on and the uncertainty that created was challenging.
"The positives continue to be the massive infrastructure projects underway." 
The Maroochydore CBD, Sunshine Coast Airport expansion and the Sunshine Coast International Broadband Submarine Cable project are all under construction and all massive for the area.
"As always, the beachside areas have been performing well relative to areas further inland.
"The coast lifestyle is the major driving factor and this is expected to continue albeit at a slower pace," the valuation firm said. 
According to the report, the coastal strip in the sub $800,000 price range is expected to continue to be in demand.
A Caloundra waterfront unit on Penthouse level with rooftop terrace is currently on the market with a price guide of $850,000.
The fully furnished unit at<a href="https://www.realestate.com.au/property-unit-qld-caloundra-131462378" target="_blank"> 10/4 Maloja Avenue</a> (pictured below) comes with two bedrooms, two balconies, large living and dining areas, gourmet kitchen and secure car park.
It also features views of the Pumicestone Passage, Bribie Island, the ocean and Glass House Mountains in the distance.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/caloundra.jpg" alt="">
The larger estates of Aura at Caloundra South and Harmony Estate at Palmview are still generating some good interest but it does appear that stock levels are increasing with spec homes hitting the market.
These estates still offer the most affordable new homes on the coast with land size being forgone.
This is being mirrored in the hinterland subdivisions in the railway townships, such as Habitat in Palmwoods.
Larger land sizes are the big driver in this market with upgraders being active.
"The prestige market in the Noosa area as in other areas on the coast has slowed a little," the valuation firm commented. 
"The influence of the Sydney and Melbourne markets you would think is having an impact.
"However, in discussions with various agents dealing in the prestige markets, there are still people around with plenty in their pockets to spend, its just that they are discerning with personal preferences, presentation and motivation which impacts heavily on the ultimate sale price."
A Noosa Heads three bedroom apartment has recently been sold for $1,825,000.
Situated within Lumina Residence, the first level apartment at <a href="https://www.realestate.com.au/sold/property-apartment-qld-noosa+heads-131042938" target="_blank">105/10 Serenity Close</a> (pictured below) comprises three bedrooms, two living areas, kitchen with Miele appliances and courtyard gardens.
It has direct access to 5-star common facilities. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/noosa%20heads.jpg" alt="">
The weak Aussie dollar has been good with ex-pat and international buyers helping to fill the void.
There are a number of unit complexes under construction or proposed which see an increase supply particularly within the Maroochydore area.
There are good levels of interest in owner- occupier style units within smaller complexes with low body corporates.
This swing to permanent living units has been reflected in the popularity of a number of new unit complexes that directly target this market with investment grade product being more challenging.
"One thing that is certain is there are a lot more people around the coast. It used to be in holiday periods but now it seems to be all the time.
"This can’t be a bad thing to help support the market." 
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Sunshine Coast coastal strip continues to be in demand: HTW residential 

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The unprecedented monsoonal event of February 2019 and subsequent floods have led to an upheaval in Townsville market as it undergoes a period of adjustment.
Some property transactions being driven as much by emotional factors as market fundamentals, according to the latest Herron Todd White (HTW) residential report. 
The report noted that the rental market has tightened significantly following this event, with a reported 3,300 properties suffering water inundation of varying levels.
"This displacement of home owners and renters along with the arrival of assessors and builders has resulted in huge demand for rental stock, with vacancy rates falling to a very tight overall trend vacancy of 1% as at April 2019," the valuation firm said.
A three bedroom house located close to the Townsville city centre is currently on the rental market with a price guide of $460 per week.
Set in a slightly elevated position, the house at <a href="https://www.realestate.com.au/property-house-qld-townsville+city-426705010" target="_blank">421A Walker Street </a>(pictured below) comes with three bedrooms, large storage room, living area, open air deck overlooking the pool and private garden area.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/townsville%20city.jpg" alt="">
Overall, local agents are reporting good levels of interest and sales over the past few months, with anecdotal evidence suggesting some tenants are entering the home owner market following the floods after receiving a payout on contents insurance which provides them the deposit required.
A recent sale was a three bedroom house set on a fully fenced 707 square metre allotment in Condon.
The renovated house at <a href="https://www.realestate.com.au/sold/property-house-qld-condon-131044698" target="_blank">14 South Vickers Road</a> (pictured below) has been sold for $168,000. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/condon%201.jpg" alt="">
It comprises three air-conditioned bedrooms, open plan dining and living area, modern kitchen and covered carport.
"To date the suburbs hardest hit by the flooding have seen limited activity as the rebuilding process continues and therefore the impact on value levels remains undetermined," the valuation firm said. 
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Huge demand for Townsville rental stock in wake of floods: HTW residential 

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2019 to date has seen some improvement across the Rockhampton and surrounding residential markets, according to the latest Herron Todd White (HTW) residential report.
The report notes that the rental market has improved with a significant decline in vacancy rates resulting in a slight increase in median rents across most sectors.
In terms of sales activity the top end of the market ($700,000 and above) has been on fire in recent months with a new record price for a residential house coming in at a touch under $1.8 million.
There has also been a larger than average number of sales occur between $900,000 and $1.3 million which is well above average for the number of sales in this sector, having only averaged about two to three sales per annum in recent years.
A fully rebuilt five bedroom house at The Range with views over the city and mountains has been recently sold for $1.3 million. 
Sitting on a 1,809 square metre landscaped yard, the house at<a href="https://www.realestate.com.au/sold/property-house-qld-the+range-130927290" target="_blank"> 102 Caroline Street</a> (pictured below) comprises open plan living, kitchen with butlers pantry, master suite, and four additional bedrooms.
Other features include entertaining area, inground pool, office nook, solar water and triple garage. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/the%20range%201.jpg" alt="">
The mid-range sector of the market ($250,000 to $400,000) is tracking reasonably well, especially owner-occupier homes which have been well maintained and well presented.
"Rental properties on the other hand are often much more difficult to sell as they generally take longer and are often sold at a higher discount," the valuation firm said. 
The lower end of the market (sub-$200,000) still appears to be under duress, with a high number of listings of inferior quality stock.
This has continued to keep prices down and recovery in this sector still seems to be some way off however on a brighter note it does appear as though the number of bank re-possession sales is on the decline.
"Also of note is that new housing construction seems to have been somewhat buoyant in the first half of 2019, with Norman Gardens in particular seeing an increase in new homes compared to the same periods in 2017 and 2018," the valuation firm said. 
A Norman Garden master-planned estate display home is currently on the market with $445,000 hopes. 
Set on a 526 square metre lot near bushland pockets, the display home at<a href="https://www.realestate.com.au/property-house-qld-norman+gardens-131461622" target="_blank"> 1 Chestnut Avenue </a>(pictured  below) comes with four bedrooms, study/office, open plan kitchen, dining and living area, and double lockup parking. 
It's located about 12 minutes to city centre.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/norman%20gardens.jpg" alt="">
"In summary, we feel the local property market has hit the bottom and is in the process of recovery.
"In terms of performance, we think the first half of 2019 would rate as a six out of ten and hopefully this continues to improve throughout the back half of 2019." 
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Rockhampton residential market in recovery: HTW residential

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Brisbane's first half of this year has been more conservative than progressive, according to the latest Herron Todd White (HTW) residential report. 
"As far as property markets go in 2019, it’s fair to say we’ve been less dramatic than our southern cousins – but in a good way," the valuation firm said. 
"The general consensus among our valuers is that Brisbane has been a steady performer across the board.
"There was some minor price softening in our markets, but not enough to give owners the jitters.
"In addition, when compared to some of the country’s larger markets, we were probably considered a stellar performer by some."
The report noted that while many of their metrics have looked promising for growth at the start of this year, forces pulled in the other direction too.
"We are affordable in comparison to southern capitals –so the draw for borderless investors and lifestyle nomads is strong," the valuation firm stated.
"You only need to check out Queensland’s rising net interstate migration numbers to appreciate what’s going on.
"Another plus is infrastructure projects, both underway and planned, that are set to boost our employment prospects while also improving lifestyle for residents."
That said, the tough lending environment played its part.
"Top this with a good dose of federal election market paralysis, and you might see why Brisbane – even with all its positives – still couldn’t break free and run hard," the HTW report noted. 
"Of course, with the election over and APRA starting to relax borrowing guidelines, it could be brighter times in the months to year’s end. 
"So, let’s drill down a little."
The HTW team noticed the credit crunch of tighter lending hit the sub-$2 million market the hardest.
While there were still enough buyers with the desire to purchase in this bracket, their aspirations were slowed by loan rejections.
The result has seen properties sitting on the market for longer than in previous years and, in some instances, asking prices are being reduced slightly to achieve a sale.
According to the report, another interesting occurrence which reflected on tough finance has been changes to sale conditions.
"This manifested in the rise of finance clauses that were regularly running at 21 to 30 days," the valuation firm said. 
"This is fairly lengthy when compared to previous years where seven to 14 days finance was all that was needed."
One of the bright sparks in Brisbane market was property priced above $3 million.
It seems that many of these purchasers were immune to finance, politics and other economic bad news – sales are still performing well across many suburbs.
A recent above $3 million sale was a South Brisbane penthouse redesigned by award-wining building designer Chris Clout.
As the only rooftop apartment in South Bank, the apartment at<a href="https://www.realestate.com.au/sold/property-apartment-qld-south+brisbane-130491942" target="_blank"> 2201/289 Grey Street</a> (pictured below) with 280 degree views has been sold for $3.28 million.
It comes with three bedrooms, living area, kitchen with integrated appliances, and infinity edge pool with wet bar. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/s%20brisbane%20.jpg" alt="">
"Looking at property types and our market continued to tread cautiously in relation to high-rise units – particularly investor stock.
"It’s true that the oversupply fears have eased somewhat.
"Prescient developers who, a few years back, could see problems looming, decided to mothball projects, sell off sites or reconfigure stock." 
That said, there is still a good supply of available apartments in Brisbane and there’s also limited to no demand from foreign, local or interstate investors for this stuff.
As such, the value softening continued.
Owner-occupier boutique product completed to a high standard was, on the other hand, holding up pretty well, although development sale rates would be considered historically low.
"If you were purchasing a unit at the start of 2019, hopefully it was one that would appeal as much to owners as it would to investors," the valuation firm said. 
According to the valuation firm, the first half of this year has also seen rentals start to bounce back and increase slightly and gradually.
This will be a relief for landlords who were trying to sit tight and stay calm during tougher lending times.
A three bedroom parkside apartment located within minutes to Brisbane CBD has been listed for lease for $745 a week. 
The first floor apartment at <a href="https://www.realestate.com.au/property-apartment-qld-brisbane+city-426544002" target="_blank">7084/7 Parkland Boulevard</a> (pictured below) comprises two bedrooms, third bedroom or study, open plan living and kitchen area, and north-facing balcony with views of parklands.
The building features lift access, pool and gym.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/brisbane%20.jpg" alt="">
Finally, the past six months in new house and land, particularly in large outer suburban estates, slowed in terms of sale rates.
"So, what surprised us the most in this first six months of the year? Well, the election result seems to have caught many off guard.
"We know a few in the industry were resigned to the idea that a new government would bring tax changes to the property sphere, but that turned on a dime the Monday after election weekend.
"In fact, the feeling is pent up demand for investing in real estate will be released as we travel through to the end of the year.
"This may well result in improved values too, but let’s report on that when December rolls around."
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Brisbane sees strong performance in over $3 million sales: HTW residential 

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The momentum generated in Mackay throughout 2018 has continued in 2019, with most agents reporting good demand, shorter selling periods and increasing sale volumes, according to the latest Herron Todd White (HTW) residential report.  
The report suggests that this trend has been evident across almost all market sectors except for units, which are continuing to struggle.
According to the report, there is a general optimism in the Mackay economy and the resource sector.
Large infrastructure projects (such as the Mackay Ring Road) are well underway, increased employment opportunities in the resource sector and servicing industries in Mackay, as well as a building industry that is slowly bouncing back, are some of the factors underpinning this momentum.
The vacancy rate has fallen to lows not seen in half a decade and sit well below 2%, which has resulted in some significant increases in rental values, between $20 and $50 per week for standard dwellings.
A fully furnished two bedroom unit within walking distance to Mackay CBD is currently on the market with a price guide of $350 per week.
The two-level renovated unit at <a href="https://www.realestate.com.au/property-house-qld-mackay-425757286" target="_blank">1/20 Byron Street</a> (pictured above) comes with two bedrooms on the upper level, open plan living room, and renovated kitchen and bathroom.
The water usage is included in weekly rent. 
This tightening of the rental market and increased rental value pressure has had a flow on effect in the owner-occupier and investment housing sale market and contributed to increased demand.
"However, on the back of this momentum, we have not seen any significant rises in median house prices yet, with small gains of around 3% to 5% only in some areas," the valuation firm 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/2019/7/2/mackay%202.jpg" alt="">
A current listing is a three bedroom house within walking distance to the Mackay CBD priced $345,000.
Set on a 425 square metre block, the air-conditioned home at <a href="https://www.realestate.com.au/property-house-qld-mackay-131054350" target="_blank">36 Griffin Street</a> (pictured above) comprises three bedrooms, open plan living/dining/kitchen area, undercover patio and small garden.
"One issue reported by local agents is the effect of the uncertainty prior to the election and possible changes to taxation around property," the HTW report said. 
"They report that there has definitely been a wait and see attitude, especially from investors, which resulted in a drop in enquiry and sales volumes over the past month."
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Mackay residential market remains strong: HTW residential 

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Most agents are reporting a softening in buyer enquiry and demand across the board throughout the Gold Coast, according to the latest Herron Todd White (HTW) residential report. 
All sectors are reporting some softening in value levels and longer sale periods required to achieve a sale, the valuation firm said. 
"It is definitely a buyer’s market and they are more discerning with their choices and in no rush to sign up to buy," the report stated. 
One leading agent has reported a general drop of circa 10% for Bundall and Sorrento from the generally accepted top of the market in late 2017.
According to the report, this was evidenced in a top end sale where the purchasers had submitted an offer at $4.5 million less than eight months ago and have just gone to contract at $4.1 million on the same property.
"The local market is well aware of the downward trend in the southern cousins of Melbourne and Sydney, however there appears to be a general consensus that local value levels here didn’t sky rocket like our southern counterparts and as such any market correction here is likely to be much more gradual and gentle in nature," the report said.
"The unit investment market in the beach side suburbs of Surfers, Broadbeach, Mermaid Beach and, to a lesser extent, Main Beach was negatively impacted by tighter bank lending restrictions, including the reduction of interest only loans and the banks’ requirements to convert to a principal and interest loan upon expiry of the interest only loan term.
"This resulted in serviceability issues for a number of investors and we saw this translate to vendors accepting contracts below previous sales within the building."
HTW said that the foreign investor market slowed as Chinese investors now seem to have disappeared from the market.
The prestige residential market up to circa $2 million was still ticking over albeit at a slower pace compared to standard residential housing within the central precincts.
A three bedroom Main Beach apartment which was traded at $2,462,000 in 2008 has recently been sold for $1,775,000.
The 278 square metre sky home at <a href="https://www.realestate.com.au/sold/property-apartment-qld-main+beach-130949282" target="_blank">2/20-24 Hughes Avenue</a> (pictured below) comes with three bedrooms, living areas, large balcony and resort lap pools.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/main%20beach%20.jpg" alt="">
Dry block or non-waterfront houses transacted steadily with some softening in price levels.
This market sector was mainly driven by local buyers.
A deceased cottage positioned in the Main Beach high-rise precinct has recently beed sold for $1.5 million.
Sit on a 531 square metre block, the cottage at <a href="https://www.realestate.com.au/sold/property-house-qld-main+beach-131230022" target="_blank">18 Hughes Avenue</a> (pictured below) with redevelopment potential comes with two bedrooms, one bathroom and yards.  
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/main%20beach%202.jpg" alt="">
Moving slightly out of the central locality, a recent sale of a proposed vacant lot in Tallai (to be subdivided off an existing larger site) and comprising 4,238 square metres of near level vacant rural residential land sold to a local buyer for the asking price of $600,000.
The agent reported the buyer had been looking for circa 12 months and this fitted their needs.
Other vacant sites available for sale all had issues either with sloping contour, flood or in close proximity to high voltage power lines.
"This sale indicates that the market for good quality, well located vacant land is generating good buyer enquiry and strong prices," HTW said.
"This sale is one of many occurring on the Gold Coast where local purchasers are seeking specific properties and are willing to pay more for a property that satisfies their requirements."
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Central Gold Coast foreign investor market slows: HTW residential 

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The Emerald property market is still trending upwards, but buyers do appear to be showing caution, according to a recent Herron Todd White (HTW) residential report. 
The report notes that sale volumes are below previous expectation, while the bottom end of the market has lifted to around $200,000 for houses.
"For the right product, we have seen values come back to within around 10% to 15% of the peak experienced in 2011 and 2012," the valuation firm said. 
The space to watch currently is vacant land sales with the top end reaching new highs in recent times, it said. 
"The wow factor this year to date has been the top end and two sales over the $1 million mark," the valuation firm commented. 
One of the sales is a resale from $890,000 only six months prior.
This same property sold at the bottom of the market for $635,000.
"So you can see that for the right product - modern, good location, good ancillary improvements, multiple buyers - values are pushing up," the valuation firm said. 
A five bedroom house in the Selma Rise estate has recently been sold for $495,000.
The family home at <a href="https://www.realestate.com.au/sold/property-house-qld-emerald-130926530" target="_blank">22 Haswell Street</a> (pictured above) comprises five bedrooms, kitchen with extensive storage, open plan living and dining areas, theatre room, rumpus room and in-ground pool.
It's within walking distance to the Marist college. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/2/emerald%201.jpg" alt="">
A current listing is a five bedroom home located 100 metres to Marist College priced at $829,000.
Nestled on a 900 square metre allotment, the house at <a href="https://www.realestate.com.au/property-house-qld-emerald-107329207https://www.realestate.com.au/property-house-qld-emerald-107329207" target="_blank">47 Jeppesen Drive</a> (pictured above) comes with five bedrooms, three separate living areas, children's retreat, separate dining, kitchen with European appliances and in-ground pool.
Other features include nine foot ceilings, solar system, ducted reverse air conditioner system and double lock up garage. 
"The market appears slow to steady across the region at present with no increase in sales volumes which is typical before an election and end of a financial year," the report said. 
"If some of the new proposed coal mines in the area start physical construction or production then we will surely see demand higher than supply." 
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Top end of Emerald market hitting new highs: HTW residential 

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The Hervey Bay market is still improving with continued activity across most asset classes, according to a recent Herron Todd White (HTW) residential report. 
The report notes that house and land packages in the estates generally priced below $450,000 are appealing to a mix of owner-occupiers and investors.
The relativity of prices within some estates is becoming a concern with a broad range of cost for a similar product.
Vacant land prices appear to have improved, especially along the Esplanade with a number of sales now over $500,000 for quarter acre lots with views.
The rental vacancy rate remains tight which is appealing to investors in the mid-range asset class. Gross returns in the order of 5% are achievable.
"Dundowran Beach and Craignish continue to be the most active for property priced above $700,000," the valuation firm said. 
"These areas appeal to buyers due to the larger lots, good size homes and generally extensive ancillary improvements."
Since November 2018, there have been seven sales of property over $700,000 in these areas.
A four bedroom architecturally designed house in Dundowran Beach has recently been sold for $802,000.
Set on a 2,802 square metre level corner block, the house at <a href="https://www.realestate.com.au/sold/property-house-qld-dundowran+beach-129004990" target="_blank">4 Nautilus Court </a>(pictured below) comprises four large bedrooms with pool views, parents retreat or media room, large family kitchen, open plan living area and four bays sheds.
The home is just across the road from the Dundowran Beach. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/2/dundowran%20beach%201.jpg" alt="">
"There have also been two sales at $1.1 million and $1.2 million along the Esplanade following three earlier sales from January 2018 including a penthouse unit for $1.29 million.
"These sales are encouraging for the area, indicating that buyers are willing to spend the money if property is priced right, no matter what the price level. Looking forward to the next six months and hopefully continued growth in all asset classes," HTW said. 
The Treehouse (pictured below), a Dundowran Beach five bedroom house on four acres is currently on the market with over $1.2 million hopes. 
Located at<a href="https://www.realestate.com.au/property-house-qld-dundowran+beach-128011618" target="_blank"> 43 Sempfs Road</a>, it comes with open plan living area, entertaining deck with outdoor kitchen, four bedrooms, large study or fifth bedrooms, and indoor swimming pool.
It's less than 1 kilometres away from the golden sands of Dundowran Beach and 15 minutes drive from the amenities and facilities of Hervey Bay. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/1/the%20tree%20house.jpg" alt="">
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