An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

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Retail properties in Echuca can be purchased from as low as $200,000, according to a recent report by valuation firm Herron Todd White.
Echuca has stayed at the rising market position for several months now, according to HTW's property clock. 
The property investment firm says that this applies to older buildings with long-term tenants.
“Retail holdings in secondary locations can start as low as $200,000 for basic strip shops in either Echuca or Moama.
“Typically these are for older buildings with few subject to longer term tenancies (three years or less would be the norm).
“Yields ranging between 6% and 8% would be considered reasonable although owner-occupiers able to take advantage of self managed super funds may be active in the market at lower yields.
“Interestingly several development sites have transacted in the past 12 month period which may result in additional supply of rental space,” the report stated.
A commercial property at <a href="https://www.realcommercial.com.au/property-other-vic-bendigo-501925350" target="_blank">8 Centreway Arcade</a>, Bendigo (below) has been listed for $169,500. It has been on the market since April 2016, CoreLogic data shows.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/06/23/8%20Centreway%20Arcade.jpg" alt="">
A business at <a href="https://www.raywhite.com/vic/romsey/1608465/?lang=en" target="_blank">126 Main Street, Romsey</a> (top above) has been listed for $85,000. The business was being marketed by Ray White.
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j.ballantyne1990-6AQqhLzZaK

Echuca offers choice of retail properties below $200,000: HTW 

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Investors’ attentions are now shifting towards Geelong due Melbourne’s high median price, according to Herron Todd White’s latest report.
The property investment firm says that Geelong’s proximity to Melbourne is what makes it attractive to investors.
“Due to the high median house price in Melbourne, some investors are now shifting their attention to Geelong.
“Geelong is attractive to investors due to its proximity to Melbourne, public transport options, education, the beaches and strong growth over recent years.
<a href="https://www.propertyobserver.com.au/images/2017/08/04/Screen%20Shot%202017-08-04%20at%201.56.57%20pm.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/04/Screen%20Shot%202017-08-04%20at%201.56.57%20pm.jpg" alt="">
“Many people commute to Melbourne every day from Geelong, therefore the demand for properties close to a railway station is high.
“<a href="https://www.realestate.com.au/sold/property-house-vic-geelong-124783030" target="_blank">57 Carr Street</a>, Geelong (above) is a good example of the type of property investors are looking for.
“The property sold for $470,000 in March 2017 and was rented out in June for $400 per week reflecting a yield of 4.4%.
“It is also important to note that the property sold in January 2015 for $416,000,” the report stated.
Warun Ponds have a strong yield and capital growth Herron Todd White advises.
“In the suburb of Waurn Ponds, capital growth and yields are strong.
“<a href="https://www.realestate.com.au/sold/property-house-vic-waurn+ponds-125158446">60 Willesden Drive</a>, Waurn Ponds (below) sold for $600,000 in April 2017 and was rented for $500 per week in June 2017, reflecting a yield of 4.33%.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/04/60%20Willesden%20Drive.jpg" alt="">
“The advice for investors looking at the Geelong market is to look for properties close to railway stations.
“Properties in these areas tend to have strong capital growth and good yields.
“With possible railway upgrades along the Geelong to Melbourne route on the horizon, property in Geelong will continue to be in demand for people looking to live outside Melbourne,” the report advised.
A four bedroom house at <a href="https://www.realestate.com.au/sold/property-house-vic-newtown-125990482" target="_blank">25 Cairns Avenue</a>, Newtown (below) was recently sold for $970,000.
Built in 1930 it last sold for $237,500 in 2001.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/22/25%20Cairns%20Avenue.jpg" alt="">
A three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-vic-manifold+heights-126002658" target="_blank">4 Trewheela Avenue</a>, Manifold Heights (below) was recently sold for $540,000.
It last sold for $342,000 in 2011.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/22/4%20Trewheela%20Avenue.jpg" alt="">
A four bedroom house at <a href="https://www.realestate.com.au/sold/property-house-vic-grovedale-125988338" target="_blank">8 Pit Street</a>, Grovedale (below) was recently sold for $539,000.
<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/2017/08/22/8%20Pit%20Street.jpg" alt="">
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Melbourne's high median price shifts investors focus to Geelong: HTW

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Houses in Mudgee, NSW are available for $500,000, according to Herron Todd White’s latest July report.
The property investment firm says that rental returns for four bedroom homes can be between $400 to $450 per week.
“For $500,000 you could buy a 4-bedroom, 2-bathroom modern dwelling in south or west Mudgee on a 1,000 square metre block or a renovated federation style home in central Mudgee on a smaller lot.
“On a return basis you could potentially do better by buying two units which would be possible on a $500,000 budget (although don’t forget about the additional fees such as strata fees etc).
“You can expect a rental return of between $400 and $450 per week on the modern 4-bedroom home in south or west Mudgee, $450 to $485 on the renovated central Mudgee home or $500 to $550 on the two units.
“With new state government changes to first home buyer grants and an improved coal price this property bracket could exceed that lazy half million figure by the end of 2017. Fingers crossed!” the report stated.
A four bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-mudgee-125765358" target="_blank">8 Hennessy Place</a>, Mudgee (above) has been listed for $459,000.
Similarly a four bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-mudgee-125822258" target="_blank">2 Bellevue Road</a>, Mudgee (below) has been listed for $469,000.
<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/2017/07/19/2%20Bellevue%20Road.jpg" alt="">
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Mudgee houses available for $500,000: HTW

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House and land packages are attracting investors in Hervey Bay, according to Herron Todd White’s latest August report.
The property investment firm says that lot sizes are steadily decreasing as higher density living rises.
“Investors are typically attracted to standard house and land packages which start at an affordable $330,000 for a basic 4-bedroom, 2-bathroom home with double garage.
“Lot sizes have been steadily reducing over the past five years as Council looks to promote higher density living particularly within the newly established estates located in the fringe areas of Hervey Bay.
“Over the past few years we have seen many duplex style dwellings constructed, with the floor plan providing 3-bedroom, 2-bathroom accommodation (with single garage) on one side, with an attached 2-bedroom, 1-bathroom flat (with single garage).
“These have been very popular with investors with most yielding 6% to 7% gross return, along with attractive tax depreciation benefits.
“This type of property is currently being marketed to interstate investors and we are yet to see a resale of this type of duplex.
“Investors who choose to purchase on the Fraser Coast have a very wide range of property to choose from, with new estates offering a range of turn-key quality inclusions to attract buyers,” the report stated.
A 2360 sqm lot allotment at <a href="https://www.realestate.com.au/property-residential+land-qld-craignish-2499635" target="_blank">38/5 Glen Laton Court</a>, Craignish (above) has been listed for $330,000.
A riverfront 1055 sqm lot allotment at <a href="https://www.realestate.com.au/property-residential+land-qld-burrum+heads-2592706" target="_blank">70 Traviston Way</a>, Burrum Heads (below) has been listed for $350,000.
<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/2017/08/04/70%20Traviston%20Way.jpg" alt="">
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Land lots attracting Hervey Bay investors: HTW

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Property investors in Canberra now have to do more to secure a good investment, according to Herron Todd White’s latest August report.
The property data firm says that this is due to first home buyers having more options.
“Recent changes to lending and legislation, aimed at enabling first home buyers to enter the market, has had an effect on property investors looking to expand their portfolios.
“These measures were introduced in an effort to allow first home buyers to be more competitive in a heated market.
“As a result, property investors looking for an asset with good yield and growth will have to do their research and be willing to go the extra mile to secure a pro table investment.
“Unlike other states, the ACT has not introduced a scheme which cuts stamp duty for first home buyers.
“There are some incentives available via the government and private developers however nothing similar to those in New Sourth Wales and Victoria,” the report stated.
An increase in the number of apartments have resulted in slow growth for this market Herron Todd White commented.
“With the increased supply of apartments coming onto the market over the next year, the ACT has seen relatively slow growth for this style of property with some properties loosing value.
“However, rental demand for apartments has remained strong despite the increase of supply.
“If property investors are chasing yields and not capital growth, purchasing a new apartment may be a good option.
“This is particularly relevant for apartments in the CBD and district centres such as Woden, Tuggeranong, Belconnen and Gungahlin.
“It should be noted that new apartments in Molonglo Valley, Gungahlin and Tuggeranong may experience low to no capital growth over the next few years due to increasing supply,” the report commented.
A two bedroom apartment at <a href="https://www.realestate.com.au/property-apartment-act-curtin-421762474" target="_blank">16/1 Waddell Place</a>, Curtin (above) is available for rent for $400 per week.
Built in 1995 the property was last sold in 1999 for $149,750 before being rented in 2014 for $345 per week.
Another two bedroom apartment at <a href="https://www.realestate.com.au/property-apartment-act-braddon-421756402" target="_blank">30/11 Ijong Street</a>, Braddon (below) is available for $450 per week.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/09/30_11%20Ijong%20Street.jpg" alt="">
Rental yields for detached housings remain steady Herron Todd White advises.
“Rental yields in detached housing have remained steady but like other capital cities, capital growth has been very strong.
“An option for investors in the ACT may be to purchase a vacant block through the Mr Fluffy Asbestos Removal Scheme.
“There are several hundred blocks being introduced to the market most of which are in sought after established areas.
“Land banking one of these blocks and either selling or developing later may be a pro table option providing investors are able to cover the initial costs.
“However, developers should be wary of the changes to the Lease Variation Charge which took effect on the 1st of July 2017.
“These changes have significantly increased the fee required to build multiple units on residential blocks,” the report advised.
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Savvy Canberra property investments harder to secure: HTW

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Around $500,000 is enough for a riverfront property in Horsham, according to Herron Todd White’s latest report.
The property advisory firm says that the rental market has remained steady over the past year.
“The lazy half million would see you purchasing a property towards the top end of Horsham’s residential market in a well sought after location with river frontage or in a less sought after location with ancillary improvements such as a pool and sheds.
“The median house price in Horsham is around $245,000 with approximately 60% of Horsham’s residential sales being within the $200,000 to $400,000 price bracket.
A river front three bedroom house at <a href="https://www.realestate.com.au/property-house-vic-horsham-125556034" target="_blank">44 Arnott Street</a>, Horsham (above) has been listed for $249,000.
“Overall Horsham’s residential values have remained steady however the volume of sales occurring is slightly lower than this time 12 months ago.
“Horsham’s rental market has remained steady over the past 12 months with a good balance between supply and demand.
“Rentals range from $195 per week for a 2-bedroom unit to $450 per week for a newly constructed 4-bedroom dwelling,” the report stated.
A two bedroom unit at <a href="https://www.realestate.com.au/property-unit-vic-horsham-421646882" target="_blank">3/4 Burgess Street</a>, Horsham (below) is available for rent for $185 per week.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/25/3_4%20Burgess%20Street.jpg" alt="">
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Riverfront Horsham residential properties for $500,000

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Newcastle is becoming a hot spot for property investments, according to Herron Todd White’s latest report.
The property data firm says that 50 percent of residential sales in the Lower Hunter region of Newcastle were to investors.
“Owning your own home is the great Australian dream, but what about owning two homes, three homes or even more?
“Investing in real estate has always been a popular way of earning an extra income in Australia and with over 50% of residential sales in the Lower Hunter in the past financial year being to investors, this region is certainly a hot spot for property investment.
“The number of investment home loans has dropped nationally over the past year and this trend is predicted to continue due to the regulatory clampdowns that have been imposed.
“These regulations and the government’s efforts to cool the housing market especially in major cities would suggest that investment should slow down nationwide.
“This may not be the case in the Lower Hunter however; in fact it will probably buck the trend,” the report stated.
A four bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-hamilton+south-126012362">8 Thomas Street</a>, Hamilton South (above) was sold for $996,000.
Built in 1930 it last sold in 2005 for $485,000.
A three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-waratah-125916530">22 Ada Street</a>, Waratah (below) was sold for $730,000.
<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/2017/08/14/22%20Ada%20Street.jpg" alt="">
Newcastle has an excellent rental market with a vacancy rate of 2.3% Herron Todd White advises.
“Newcastle is still an enticing prospect for investors due its close proximity to Sydney, its affordability compared to the capital cities and an excellent rental market with a current vacancy rate of just 2.3%.
“With Newcastle being a university city there is a high investor involvement in good rental yield suburbs close to the university such as Jesmond and Wallsend.
“However investors are also looking at inner city and coastal suburbs such as Cooks Hill, Wickham and Adamstown for higher capital gains.
“The Newcastle CBD is undergoing a makeover and with the construction of not only a new university campus but also numerous apartments, the area is sure to see an influx of investment in the near future.
“Strong rental returns, larger blocks, competitive capital gains and the ability to find low maintenance 2- to 3-bedroom properties for under $500,000 means the region offers plenty of good investment opportunities for those who can’t afford the larger capital cities, especially Sydney.
“There is something for every type of investor: more expensive coastal properties, inner city properties, student accommodation, fixer uppers and larger family homes in the outer estates and suburbs.
“Savvy investors continue to see good returns in Newcastle and the investment market shows no signs of slowing down,” the report advised.
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Newcastle becoming a hot spot for property investors: HTW

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Echuca investors are looking for yields supplemented by capital growth, according to Herron Todd White’s latest report.
The property data firm says that centrally located residential areas are reporting superior returns.
“Typically investors in anything but central Echuca are looking for yield supplemented by capital growth rather than the other way around in our local markets.
“Changes to tax laws around depreciation have also slightly reduced the amount of items that can be claimed for dwellings in the mortgage belt.
“Nevertheless many centrally located residences are being successfully operated as short term accommodation (AirBnB and established holiday rental management companies along with privately owned and managed residences) with most reporting superior returns above and beyond permanent accommodation,” the report stated.
A two bedroom unit at <a href="https://www.realestate.com.au/property-unit-vic-echuca-421763594" target="_blank">1/319 High Street</a>, Echuca (above) is available for $230 per week.
A four bedroom house at <a href="https://www.realestate.com.au/property-house-vic-echuca-421761754" target="_blank">23 Cochrane Street</a>, Echuca (below) is available for $460 per week.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/14/23%20Cochrane%20Street.jpg" alt="">
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Echuca sees higher rental returns: HTW

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Finding homes in the $250,000 range is now impossible in Mildura, according to Herron Todd White’s July report.
The property investment firm says that it would be better to look for a complex of three or four residential units.
“When posed with this question in previous years, our recommendation has been to buy two houses, each at $250,000.
“However it is now almost impossible to find a reasonable standard home in Mildura for $250,000.
“Selling prices of 3-bedroom dwellings, especially those in a better part of town, are now starting at around $275,000, and so this strategy is now beyond our reach.
“For this year’s recommendation, we would suggest looking for a complex of most likely three or possibly four residential units.
“$500,000 should buy a complex built in the late 1980s or 1990s and of a reasonable standard.
“The main attraction will be the gross rental return of over 6%,” the report stated.
A three bedroom house at <a href="https://www.realestate.com.au/property-house-vic-mildura-125879142" target="_blank">5 Pearse Court</a>, Mildura (above) has been listed for between $270,000 to $290,000.
A similar three bedroom house at <a href="https://www.realestate.com.au/property-house-vic-mildura-125994882?listingType=buy" target="_blank">15 Kedmenec Drive</a>, Mildura (below) has been listed for $274,435.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/31/15%20Kedmenec%20Drive.jpg" alt="">
Factors such as living areas and car parking is important when looking for residential units Herron Todd White advises.
“The key is to find a complex which will be appealing to tenants, so look for reasonable size living areas and secure car parking, preferably in a west side or central location.
“The advantage of buying an entire complex rather than some units in a larger complex is the ability to control the management and co-ordinate any upgrading without the need to involve an Owners Corporation.
“Not only will this save money, it will also simplify management.
“In the past we have often observed that the downside of the higher rental return from unit complexes has been limited capital gain, however this seems to now be less significant, with recent sales showing that values of better standard complexes have increased at similar levels to detached dwellings.
“The higher interest in residential unit complexes is driven by buyers seeking consistent, annuity style returns.
“Some of these buyers would have historically focused on small commercial investment properties, however higher vacancy rates, particularly for commercial properties in the sub $500,000 price bracket, are a deterrent.
“Residential rents have also increased more rapidly than commercial units in the past few years,” the report advised.
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The $250,000 homes in Mildura becoming more expensive: HTW

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Bendigo is attractive to investors due to its low buy in price, according to Herron Todd White’s August report.
The property data firm says that non-local investors generally pay above market prices for property investments.
“Investors from the eastern capital cities of Australia could look at regional centres such as Bendigo with great interest due to the significantly lower buy in prices.
“Generally non-local investors are seen to pay above market prices for any type of property investment.
“New houses in new estates appear to be the most popular product with investors. Two-storey town houses located within the urban centre of Bendigo are also a sought after product.
“The most common price point for investors is the $300,000 to $400,000 bracket which is comparatively low compared to most metropolitan markets,” the report stated.
Epsom and Flora Hill are among the areas most sought after by investors Herron Todd White advises.
“The most sought after areas by investors are considered to be any of the growth corridors of Bendigo including Epsom, Maiden Gully and Strathfieldsaye.
“Inner urban areas in demand include the long established suburbs of Golden Square, Kennington and Flora Hill.
“These areas are within a short commuting distance of the Bendigo CBD.
“La Trobe University is located in Flora Hill and is the driving force behind investor demand in the Flora Hill and Strathdale areas,” the report advised.
A four bedroom house at <a href="https://www.realestate.com.au/property-house-vic-kennington-116854291" target="_blank">6 Marshall Crescent</a>, Kennington (above) has been listed for between $379,990 to $405,000.
Built in 1982 the property was last sold in 2009 for $235,000.
Another four bedroom house at <a href="https://www.realestate.com.au/property-house-vic-epsom-126107186" target="_blank">16 Yellowgum Drive</a>, Epsom (below) has been listed for $365,000.
Built in 2013 the property was last sold in 2014 for $106,000.
<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/2017/08/09/16%20Yellowgum%20Drive.jpg" alt="">
Interest from non-local investors have declined in the past five years Herron Todd White warns.
“Non-local investor interest has declined over the past five years which appears to have coincided with the down turn in mining.
“This reduced interest has been of little to no impact on the local market.
“If there was a significant decline in investor interest, possible outcomes could include a slowing of new development in the growth corridors as well as a general uplift in rent returns.
“This could subsequently result in an uplift in overall property prices, however this remains speculative.
“For those interested in investing in the Bendigo market do not rely on short term capital growth; instead pay more attention to yields and future development potential,” the report warned.
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