Following the proposal by the Minns Labor Government to rezone Parramatta Road to create up to 8,000 new homes, prominent developer Ceerose has gone to the NSW Gov to increase the density of its new mixed-use residential building in Leichhardt.

<a href="https://www.apartments.com.au/builders/ceerose">Ceerose</a>, founded by Edward Doueihi nearly three decades ago, has filed plans for 154 apartments above ground-floor retail at 307-315 Parramatta Road, a key corner site near Norton Street, the main high street strip in Leichhardt.

It's an upsize from the previously approved scheme of 63 apartments across a seven-storey building.

<img alt="Ceerose" data-entity-type="file" data-entity-uuid="ba1ae75b-5f08-43fb-b8d5-3de6d9f6ef71" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-04%20at%2010.31.39%E2%80%AFAM.png?VersionId=yA3hBBLPH4ev7MsAE0_hieXeqiFqBUb7" />

The project is being advanced through the State Significant Development (SSD) pathway, with concurrent rezoning sought to facilitate the proposal. The 10-storey development would rise over a four-level basement and deliver two retail tenancies, one a larger-format offering and the other a smaller “hole in the wall” space, addressing the Parramatta Road frontage. 21 of the apartments are dedicated as affordable housing.

According to the Urban Design Report by Architecture AND, the scheme includes a podium and tower configuration, with a fine-grain, two-storey parapet street wall that references the traditional shopfront rhythm along the corridor. “An elegant tower form is proposed, combined with a characterful two storey frontage... articulating it as two related buildings, providing consistency with the rhythm and grain of Parramatta Road,” the report notes.

The residential component is split across two slender towers set back from the street edge, a design move aimed at preserving solar access and reducing perceived bulk. This massing strategy also seeks to improve residential amenity by focusing scale toward the quieter northern interface, away from Parramatta Road’s noise and pollution.

<img alt="Ceerose" data-entity-type="file" data-entity-uuid="347f2f8f-5d36-4388-b40a-2e77380b9c19" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-04%20at%2010.31.02%E2%80%AFAM.png?VersionId=xvyUE2ujT1lzivXTo.mHBJFF4SmfgLtz" />

Architecture AND has worked with Ceerose on previous Inner West projects, and cites a deep familiarity with the local character. Their design draws heavily on context, heritage, and sunlight access considerations, and engages with the Inner West Council’s “Our Fairer Future” strategic planning framework.

The site spans 2,712 sqm and is located near key intersections with Catherine Street, Hay Street, and Redmond Street. It adjoins a public carpark to the north and is within walking distance of Stanmore and Petersham stations. It is also flagged in state and local planning strategies, including the Parramatta Road Corridor Urban Transformation Strategy, as a suitable candidate for increased density.

Ceerose recently completed The Alex Collective on McEvoy Street in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay.

The Parramatta Road corridor is coming to life with the proposed rezoning which is serviced by a significant number of bus, light rail and train routes.

Deicorp is progressing with its $1.8 billion <a href="https://www.apartments.com.au/new-apartments/kings-bay-village-five-dock-53-75-queens-road-five-dock-nsw-2046">Kings Bay Village</a> precinct on Parramatta Road in Five Dock, as is <a href="https://www.apartments.com.au/news/nsw/toga-to-push-on-with-five-dock-mixed-use-masterplan">TOGA further down the street</a>. Those two projects alone will bring nearly 2,000 new homes to Parramatta Road.

Joel Robinson

First look: Ceerose plots mixed-use Leichhardt development on Parramatta Road

North Sydney's landmark 'SBS Building' on Alfred Street is set to be demolished to make way for a new mixed-use residential tower in the booming North Sydney.

Commercial property group FiveX is behind the plans for a <a href="https://www.apartments.com.au/new-apartments/275-alfred-street-north-north-sydney-nsw-2060">39-storey tower</a>, the latest project to advance under the NSW Government’s Housing Delivery Authority pathway.

They are proposing 184 apartments above retail spaces, which will replace the existing 20-storey commercial building. FiveX was set up more than five decades ago by Joshua and Marko Berger. It is currently led by Joshua's son Lesli.&nbsp;

<img alt="First look: Fivex plans 39-storey residential tower at 275 Alfred Street, North Sydney" data-entity-type="file" data-entity-uuid="2efa0980-53fa-4cca-9f9e-9c3c845d4746" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29%20%281%29_0.png?VersionId=y_YyPMq3NQLfYRs84pP4os9UgWiMLp75" />

According to the Architectural Design Report by <a href="https://www.apartments.com.au/architects/fjc-studio">FJC Studio</a>, the slender tower form has been deliberately designed to respect the site's transitional setting at the southern gateway to the North Sydney CBD, where high-rise towers give way to lower-scale residential precincts.

"The slender tower form and articulated podium establish a respectful relationship with nearby heritage and low rise buildings, including the Whaling Road Heritage Conservation Area,” the architecture firm noted, adding that the tower “completes a missing link in the urban fabric” while enhancing the Alfred Street streetscape.

The proposed building will include a mix of one-, two- and three-bedroom apartments, with 15 percent of the gross residential floor area allocated as affordable housing. There is an agreement already in place that those apartments will be managed by Evolve Housing.

The project aligns with broader state housing objectives, including the National Housing Accord target of delivering 1.2 million new homes by 2029. The Scoping Report filed with the State Significant Development Application (SSDA) suggests the site "presents no impediments to rapid delivery,” with construction able to commence within 12 months of receiving consent.

North Sydney has been one of the most popular suburbs in Sydney for new and off the plan apartment development, but hasn't had the supply to keep up with demand, until recently.

AURA by Aqualand was, for a long time, the only off the plan apartment building on the market. That completed last year, and has sold the majority of its 386 luxury apartments. Recently ALAND launched <a href="https://www.apartments.com.au/new-apartments/the-walden-173-179-walker-street-north-sydney-nsw-2060">The Walden</a> on the same street, selling over $100 million within just a few hours of its launch, while developer CASA also launched&nbsp;<a href="https://www.apartments.com.au/new-apartments/the-mclaren-north-sydney-45-mclaren-street-north-sydney-nsw-2060">The McLaren</a>&nbsp;in the same precinct.

First look: Fivex plans 39-storey residential tower in booming North Sydney

Kokoda Property Group has announced the Sydney-based Versatile Construction as the builder for its landmark $1.5 billion <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> precinct.

Construction of the 17,612 sqm site is scheduled to commence in December 2025 and is expected to be delivered in stages from 2028. Once complete, <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> will comprise 212 residences across four architecturally distinct buildings, alongside Brisbane’s first Kimpton Hotel, extensive retail, hospitality, and wellness amenities.

[smartcode_project:default project_id=139896 project_image_fid=295098]

Kokoda Property Group Founder and Managing Director, Mark Stevens, said appointing Versatile Construction marks a significant milestone for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>.

“Partnering with Versatile Construction gives us confidence in delivering a precinct that sets a new benchmark for luxury living, curated experiences and vibrant riverfront activation," Stevens said.

"Together, we will bring the vision for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> to life, creating a destination that residents and visitors will enjoy for generations."

Throughout the construction phase, more than 2,000 jobs will be created, supporting hundreds of local contractors and suppliers.

[smartcode_project:default project_id=139896 project_image_fid=352274]

Marco Fahd, Chairman &amp; CEO at Versatile Group, said the company is looking forward to&nbsp;expanding their footprint in the state, taking on their inaugural project in Brisbane.

"We are proud of the unwavering commitment our team of experts have to quality and certainty in delivery and are excited to work with Kokoda to bring their vision for this unique project to life," Fahd says.

Sales reached $285 million on the launch of <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>, with sales momentum continuing to "exceed all expectations."

Stevens says the overwhelming response from buyers validated the group’s vision for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>.

“The demand for a luxury product in this enclave has been extraordinary, we’ve never seen anything like it before. It reinforces everything we’re doing around quality, design, and creating genuine lifestyle precincts. Buyers are recognising the enduring value of Brisbane’s riverfront and are responding to the opportunity to live within a world-class destination that celebrates both place and lifestyle.”

[smartcode_project_cta:default project_id=139896]

Kokoda appoints builder for $1.5 billion Teneriffe Banks waterfront precinct

Castle Hill’s booming development market is set for another boost, with builder-developer Buildex proposing a new mid-rise apartment building near Castle Towers.

Buildex has submitted plans to The Hills Shire Council for a <a href="https://www.apartments.com.au/new-apartments/197-old-northern-road-castle-hill-nsw-2154">nine-storey building comprising 57 apartments</a> on Old Northern Road. The company acquired two adjoining sites earlier this year, totalling more than 2,683 sqm.

Texco Design has prepared the scheme, which includes five one-bed plus study apartments, 37 two-bedrooms, and 15 three-bedrooms.

Castle Hill has become a hotspot for developers in recent years, undergoing significant transformation driven by the opening of the Hills Showground Precinct to development and the introduction of two metro stations servicing the suburb.

Developers including Deicorp and Kassis Homes have already completed projects, and are progressing future developments, while Meriton, Arada, and Ellipse are currently delivering new projects in the rapidly evolving area.

Staff Writer

First look: Buildex plans 57 apartments near Castle Towers

Gold Coast developer&nbsp;<a href="https://www.apartments.com.au/developers/immerse-projects">Immerse Projects</a>&nbsp;has unveiled what it intends to deliver at its recently acquired Toowong site, its debut apartment development in Brisbane.

Immerse, founded by John Kearney who is also the founder of regarded construction company Greyburn, secured the prime Sylvan Road site <a href="https://www.apartments.com.au/news/qld/first-look-immerse-projects-moves-into-brisbane-apartment-market-with-toowong-site-acquisition">earlier this year</a>, in an area which has historical significance to Kearney who&nbsp;studied at the nearby University of Queensland.

"It feels like a full circle moment," Kearney told&nbsp;<a href="https://www.apartments.com.au/" target="">Apartments.com.au</a>.&nbsp;

“I spent many nights at the Regatta Hotel just down the road, as have most people in&nbsp;<a href="https://www.apartments.com.au/developments/brisbane-qld" target="">Brisbane</a>. It’s one of the city’s most well-known hotels, and with several cafes, restaurants, and a CityCat stop nearby, it’s become an even more attractive place to live.”

He is planning a <a href="https://www.apartments.com.au/new-apartments/22-24-sylvan-road-toowong-qld-4066">15-storey project with 88 apartments</a> above an activated ground plane with a shop and hospitality spaces.

<img alt="Toowong podium" data-entity-type="file" data-entity-uuid="c350436b-9d64-46cc-ab6f-defc009e1b65" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/podium_0.png?VersionId=zt7A0_14M62TkZ61YHnGmEck9KM9HqDA" />

The architecture, led by <a href="https://www.apartments.com.au/interior-designers/bda-architecture">BDA Architecture</a>, presents a tower massing that responds to the area's evolving mid-rise context. The scheme incorporates podium and rooftop communal spaces, while the commercial elements aim to activate the Sylvan Road frontage and enhance the site's interface with the adjacent parkland.&nbsp;

Landscaping plans by Ivy May Landscape Architects include subtropical planting and deep soil zones to support stormwater management and visual integration.

Supporting documentation from Mewing Planning Consultants notes that "the proposed development will deliver a mixed-use outcome that enhances the vibrancy of the Sylvan Road corridor" and highlights its proximity to high-frequency public transport and community facilities.

<img alt="First look: Immerse Projects moves into Brisbane apartment market with Toowong site acquisition" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/22-24%20Sylvan%20%20Rd%20Toowong_Markups.jpg?VersionId=u4_IGzpYLPFfAZSsgCZynov3bm7umwJ." />

&nbsp;

There's been little new apartment development in Toowong in recent years. The most notable is Consolidated Properties two-tower Monarch Residences, which is approaching completion with nearly all of its 224 residences sold.

Kearney describes&nbsp;<a href="https://www.apartments.com.au/developments/toowong-qld-4066" target="">Toowong</a>&nbsp;as a suburb with real depth.

"The suburb attracts everyone, from students to retirees, and that's what makes it interesting."

First look: Immerse Projects reveals debut Brisbane apartment development in Toowong

Margaret Lomas

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Hi Margaret,
I am currently educating myself on property investing before buying my first investment property.
I am currently reading your book “Investing in the right property now!” in the third chapter you mention looking for an area which has low housing starts. My question is how to quantify “low”, I realise there is probably  no magic number but should I be looking for a region where housing start do not exceed population growth or should I simply assess the areas vacancy rates as an indicator of whether the new developments are creating an over supply.
As an example, one area which I am considering an investment has a population of ~50,000, an annual population growth of 1 percent and housing starts are as follows 2015-‘16=447; ‘14-‘15=340; ‘13-‘14=243; ‘12-‘13=227
Of course I am considering many other factors when analysing an area as mentioned in your books but this is just the one I am having troubles with at this point in time
Thank you kindly,
Sam
 
Hi Sam, 
Your question is a good one and it’s important to consider a range of factors when choosing an area where you would like to invest in property.
I would like to point out that, as mentioned in the book, you have to ensure that you don’t get caught up in just one statistic or factor, as that factor alone could be painting a different picture than the one you want to eventuate!
Let me explain.  There are many growth drivers, and they all work as only a small part of an overall puzzle, somewhat like a jigsaw puzzle. With too many pieces missing, the puzzle just does not work.  The more pieces you can fit into that puzzle, the better the picture becomes. 
Where property is concerned, the pieces are the growth drivers, but taken alone a single piece is not enough, or may not provide the right picture. Take the ‘housing starts’ you refer to. The idea behind ensuring that there is not too much development going on is to ensure that the area is not oversupplied with property.  Since the only thing which ultimately drives growth is demand, an oversupply of property will dilute that demand and lead to a sustained period of low, or no growth.
Now,  you may find an area with 50,000 population and low housing starts, but those low housing starts figures could be because no one is moving there, or there is little employment or anything else happening in the area.  And so the low housing start factor must be combined with a population growing faster than inflation, diversified employment, no new land for future development and a number of other factors for it to be a pointer to future property price growth.
There is no figure or calculation, but if the population is growing by, say, 1 percent per annum and housing starts are only growing by 0.5% per annum, and other drivers also exist, then it makes sense that a future increased demand for housing may ensue.
Always make sure that you examine all of the factors – it is the trend of those factors and their relationship to each other which becomes important, rather than the number itself.
Have a property question?  <a href="mailto:news@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

Low housing start insights for investors: Ask Margaret

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Hi Margaret,
I'm currently looking to get an investment property in Broken Hill for $69000 which is currently tenanted and is rented out for $180 a week.
 I want your opinion on whether or not it's a good investment as the rent from it is more then double the repayments. 
And it got tenanted within about three weeks of being advertised for rent.
Thanks,
Marcus
 
Hi Marcus,
It can be very tempting to invest in a property whereby the rent more than covers the cost of the mortgage on it. Cash flow is a very important aspect of property investing, as when a property can cover its own expenses and loan interest, then you only have to worry about getting a tenant in.
However, I urge you to think about an investment such as this one over the long term, and understand that capital growth is equally important in every investor’s strategy.
Over the past 5 years, the median value of Broken Hill has decreased by an annual compounding rate of -0.7%. Over the past 10 years it has had an average annual growth of -2.6%
Let’s imagine the next 10 years brings the same result. Your $69,000, after 10 years, would be worth $56,000, having lost for you $13,000 in that time. Sure, you haven't had to put in any money along the way, but if you have borrowed to buy this property, you are in the red by $13,000.  Even if, during that time, you paid of a chunk off the mortgage, the overall outcome has been a negative one, and not the kind of result we would like to see in a sound strategy.
In addition to being able to find a property which has a good enough rental yield to be able to cover its own expenses, the area must have growth drivers. Towns like Broken Hill have a notoriously bad track record for growth, due to itinerant population, lack of infrastructure and lack of population growth.  
When you become a property investor, price should not be the driving factor. You must also understand that growth has no relationship to the price you pay for a property. You would be far better to pay, say, $350,000 in an area that has all of the growth drivers, and get only a 5% return, than you would spend less in an area with a 10% rental return but a negative growth figure. Over time growth compounds so that, by the time you get to retirement, the property is worth far more than the bank loan on it, and the difference belongs to you. Do this often enough and you build a great net worth.
The final point to make is that, when a property loses value, your ability to leverage is also lost. Buying properties which grow means that you can, in the future, borrow against that growth to add more properties to your portfolio. When a property loses value, it’s harder to do this unless you are paying significantly more than the loss off the mortgage. If you cannot leverage into more property, then you cannot build a larger portfolio, and it’s really only through building a portfolio, rather than owning one or two properties, that you really start to see the value in property investing.
Stick to properties in areas with significant infrastructure development, a growing population and lots of families, and you will do far better with your property investing.  
Kind regards,
Margaret
Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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Ask Margaret: Should I invest in a tenanted property?

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It's Brisbane, but not its apartments, according to Margaret Lomas when asked which capital city should you invest in?
She suggested Brisbane rather than any other capital city when asked by <a href="http://www.switzer.com.au/the-experts/margaret-lomas/which-capital-city-is-the-best-to-invest-in-right-now/%20" target="_blank">Peter Switzer.</a>
First she ruled out the other capital cities, Melbourne and Sydney not because "the 'boom' had gone on too long" or "that the 'cycle' told us the end was nigh" but rather because the median price has reached a point where it is well above what the average income earner can afford. 
Demand fell away as prices reached this new peak, reducing the potential buyer pool and for these markets its now become a "waiting game" for wages to "catch up".
Margaret then nixed Hobart and Perth.
Hobart because although it has been performing well, its small population and low population growth usually means it has a year or two of growth then much longer stagnation periods.
Perth is a no because even though it is likely at the bottom of it's current cycle, that doesn't mean it's going to start rising any time soon, and if it does, it won't necessarily be quick.
She says that those living in these markets shouldn't necessarily avoid investing just because they don't know the area they are investing in.
She describes this as a fallacy, a mistaken belief.
"This is because what you know about your area relates to lifestyle, not economics."
Margaret correctly states economics is king when it comes to investing.
She says, "my money’s on Brisbane, and it’s all pure economics."
This is because Brisbane is hitting several key points.
Firstly, the average house in Brisbane is still well below what the average income earner can afford.
She claims, "even without wages growth, interest rates could go up, and property prices could increase, and the average wage earner could still afford to buy property there." 
Secondly, changes to the age profile of the population in Brisbane.
Over the next 10 years it is expected to see those aged 20 to 34 move on to the next stage in life and look at buying a home of their own, according to Angie Zigomanis from BIS.
He said the emerging trend would underpin demand for new housing on Brisbane’s suburban fringe and established housing in the inner-city region.
These people will mostly qualify for the first home owner grant of $15,000 (and stamp duty concessions) which is available on many of the houses on the market, due to the high $750,000 cut off for the grant.
Then Brisbane is also benefiting from infrastructure "tons of it". New University campuses, major medical developments in both north and south suburbs, and main roads, making the commute around all parts of Brisbane easier. There’s also the Queens Wharf Precinct, Brisbane Airport Redevelopment, Brisbane Live Entertainment Arena, Northshore Hamilton and a new International Cruise Terminal, plus quite a few others.
There has been strong jobs growth in Brisbane in both the education and medical sectors, as well as improving employment figures after a few years of poor outcomes.
Strong inward migration is also projected to continue, from not only overseas but interstate migration. 
In addition, over the next 15 years, the population of Brisbane is set to double, In 2015, Brisbane’s population was approximately 2.2 million, and is expected to grow to 4.6 million by 2031.
This means that the city will require 40% more homes than it had in 2006, according to government estimates.
Margaret Lomas concludes by stating "It’s an investor’s dream, just waiting to be grabbed. Just be careful what you buy."
She warns, "apartments in the city are not the best choice, nor are high-end properties where demand is subdued. Think families, millennials and migrants, and find the kind of property that they are most likely to demand."
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Which capital city should you invest in? Margaret Lomas

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Property market analyst Margaret Lomas, founder of Destiny Financial Solutions, has pinpointed five good options for investors.
“People are worried about buying property at the moment and you can’t blame them - the headlines are screaming doom and gloom,” she told <a href="https://www.yourmoney.com.au/real-estate/top-five-suburbs-for-property-investors-in-2019/" target="_blank">Your Money Live.</a>
“But even among that, there is some good news around property… and there are definitely places you should be buying.”
With those in mind, Lomas shared her top five suburb picks for 2019.
Whittington, VIC
<img src="https://www.urban.com.au/images/2019/1/11/Lomas%201.JPG" alt="">
This Victorian suburb located around 4km from Geelong’s town centre ticks all the right boxes, according to Lomas.
“The thing I like here is that it’s cheaper compared to East Geelong, which it borders,” she said.
Despite being mere steps apart, the median house price in East Geelong is $651,000 compared to Whittington’s $360,000, leaving plenty of potential for growth.
Lomas says the area is undergoing gentrification as state housing moves out to be replaced by owner-occupiers and family units.
And despite the property downturn, Whittington has recorded growth of 5.95 per cent in the last year.
<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/2019/1/10/whittington%201.jpg" alt="">
An example was a three bedroom house at Whittington sold for 350,000 in Novermber 2018 (above).
Set on a 724sqm allotment, the renovated home at <a href="https://www.realestate.com.au/sold/property-house-vic-whittington-129480950" target="_blank">4 Alouette Court </a>comes with three bedrooms, kitchen/dining with floating bench space, large living area and separate laundry.
It's located just 10mins from Geelong CBD and within close proximity to several well regarded primary and secondary schools, Newcomb Centro, Aldi, and Bellarine Village Shopping Centres. 
<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/2019/1/10/whittington%202.jpg" alt="">
A current listing is a three bedroom brick house priced between $340,000 to $365,000 (pictured above).
Nestled on a 613sqm block in the heart of Whittington, the house at <a href="https://www.realestate.com.au/property-house-vic-whittington-130111998" target="_blank">6 Proton Court</a> consists of three bedrooms, functional kitchen/meals area, good sized living room and covered entertaining area. 
It's close to Newcomb Shopping Centres and within walking distance to local primary and secondary schools, community centre, public transport and 10 minutes to Geelong CBD.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><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/2019/1/Subscriber%20strip%20ad.jpg" alt=""></a>
Bibra Lake, WA
<img src="https://www.urban.com.au/images/2019/1/11/Lomas%202.JPG" alt="">
While property values are falling across Perth, a few standout suburbs are bucking the trend, including Bibra Lake.
While homes along the lake have an average price tag of $535,000, one street back from the water brings that figure down to just $390,000.
“It offers a fabulous lifestyle… it’s only about a 10 minute drive from the coast and there’s a freeway going right through Bibra Lake as well as a rail line,” she said.
That makes it about a 20 minute commute into Perth’s CBD.
<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/2019/1/10/bibra%20lake%201.jpg" alt="">
A Bibra Lake four bedroom house in a quite street in Bibra Lake has been sold for $595,000 (pictured above).
Situated at <a href="https://www.realestate.com.au/sold/property-house-wa-bibra+lake-129249282" target="_blank">11 Lachlan Way</a>, the family home comes with four bedrooms, renovated kitchen and laundry, games room, solid timber fllors throughout living areas, and oversized double lock up driving through garage. 
It's only 500m from Bibra Lake and 400m from Bibra Lake Primary School. 
<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/2019/1/10/bibra%20lake%202.jpg" alt="">
A current offering is a four bedroom house located in the heart of Bibra Lake priced over $500,000 (pictured above).
Situated at <a href="https://www.realestate.com.au/property-house-wa-bibra+lake-130120434" target="_blank">28 Marchant Drive</a>, it comes with four bedrooms, open plan dining/living, modern kitchen, and separate front lounge/games room.
The outside features extra long carport with automatic door, powered workshop or studio, below-ground pool and covered alfresco.
Petrie, QLD
<img src="https://www.urban.com.au/images/2019/1/11/Lomas%203.JPG" alt="">
One of the most positive features of the area is the soon to be opened USC Moreton Bay university campus, Australia’s newest university.
The project is expected to attract around $950 million into the local economy, plus 6,000 extra jobs, by 2036.
While the median price for a house is around $440,000, 2-3 bedroom units cost upward of just $300,000, perfect for the upcoming influx of students, said Lomas.
<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/2019/1/10/pietrie%201.jpg" alt="">
A recent sale was a four bedroom house at <a href="https://www.realestate.com.au/sold/property-house-qld-petrie-129680110" target="_blank">3 St Marcel Ct </a>traded for $425,500 (pictured above).
The family home features open plan living combined with dining, three bedrooms plus study or 4th bedroom, renovated kitchen, and large covered outdoor area. 
It is located within close proximity to the central amenities in Petrie such as schools, shops, train and bus transport, and bush walking at the Mungarra reserve.
<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/2019/1/10/petrie%202.jpg" alt="">
A two bedroom apartment situated on the edge of Sweeney Reserve has been listed for $325,000 (pictured above).
Located at <a href="https://www.realestate.com.au/property-unit-qld-petrie-129611322" target="_blank">61/9 Houghton Street, Petrie</a>, the apartment features open plan living, two bedrooms, two bathrooms, and kitchen with stone bench tops. 
It's only 400m to shops and supermarkets, 900m to the Petrie station and just over 900m to the new Petrie University Complex. 
Modbury, SA
<img src="https://www.urban.com.au/images/2019/1/11/Lomas%204.JPG" alt="">
You may have heard about the Australian Space Agency, soon to be based and further developed in South Australia.
Because the project is expected to attract mid-to-high income earners to Adelaide, Lomas predicts they’ll be looking at the city’s up and coming areas, such as Modbury.
Situated around 20 minutes from Adelaide’s city centre, the suburb is currently undergoing beautification, with new walkways and cycleways being added.
<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/2019/1/10/modbury.jpg" alt="">
A recent sale at Modbury was a three bedroom house for $375,000 (pictured above).
Set on a 312sqm allotment, the house at<a href="https://www.realestate.com.au/sold/property-house-sa-modbury-129680534" target="_blank"> 14 Trellios Street </a>comprises of master bedroom, two other bedrooms, open plan living and dining room, separate laundry and garden shed. 
It's located within walking distance to Clovercrest Village and only 13km to the Adelaide CBD.
<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/2019/1/10/modbury%202.jpg" alt="">
A current offering at Modbury is a two bedroom unit priced between $260,000 to $280,000 (pictured above).
The unit at <a href="https://www.realestate.com.au/property-unit-sa-modbury-130094362https://www.realestate.com.au/property-unit-sa-modbury-130094362" target="_blank">39/129 Smart Road </a>consists of a large lounge, kitchen and meals area, separate laundry and two bedrooms. 
It's just a few minutes walk from the Modbury hospital and Medical Centre, Tea Tree Plaza Shopping Centre and the O'Bahn bus exchange for a bus ride into the city.
Port Adelaide, SA
<img src="https://www.urban.com.au/images/2019/1/11/Lomas%205.JPG" alt="">
In addition to the space agency, Adelaide is also getting a new submarine base and shipyard which is expected to bring in another 4,000 jobs to the area.
Sitting adjacent to the base and 20 minutes from Adelaide’s CBD, Port Adelaide’s median house price is just $350,000, despite nearby suburbs averaging above $600,000,
“When you add to that, that it is on the peninsula and right by the coast, I think it’s a no-brainer,” she says.
<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/2019/1/10/port%20adelaide.jpg" alt="">
An example was a three bedroom 1880s old worker's cottage at Port Adelaide which was sold for $381,000 (pictured above).
Situated at<a href="https://www.realestate.com.au/sold/property-house-sa-port+adelaide-128981702" target="_blank"> 6 Aberdeen Street</a>, it comes with three bedrooms, two large living areas, study, eat-in kitchen and secure carport parking.
<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/2019/1/10/port%20adelaide%202.jpg" alt="">
A waterfront three bedroom house at Port Adelaide has been listed for sale with a price guide of $675,000 (pictured above).
Located at<a href="https://www.realestate.com.au/property-house-sa-port+adelaide-127359074" target="_blank"> 26 Knapman Crescent</a>, the harbourside home comes with three large bedrooms, lounge room with views of the harbour, modern kitchen, and large dining room.
It's within easy walking distance to ample shopping, schools and transport.
While markets will always fluctuate, there are a few basic rules  that always hold true when it comes to purchasing property, according to Lomas:
<ul>
<li>Affordable properties will always attract buyers</li>
<li>A bigger plot of land is always the better option</li>
<li>Look for family areas, as families will always fuel growth</li>
<li>Find ‘ripple effect’ suburbs – less expensive suburbs that neighbour high-value areas</li>
</ul>
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Top five suburbs for property investors in 2019: Margaret Lomas

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The question always remains on how to find a property that will deliver yield and growth.
Often a property with a high rental yield for its purchase price has a reason and usually because of the area it’s in.
The area may experience periods of rapid value growth, but just as quickly can decline often too quickly to exit the market resulting in a poorly performing asset.
While it is important for investors to at least have enough yield to cover costs without growth in value there’s little point in continuing to hold onto it.
A low yielding property is just as bad since a situation can arise that results in holding costs become too high or when the investor cannot afford to improve the property.
Therefore it is clear that investors need to be have the skill to pick assets that have a suitable yield now and potential future growth. In addition they also need to know depreciation, understanding deductions and capital work allowances which can all substantially improve net cash flow.
To do that there are a few important points that needs to be pointed out:
Present hotspots are likely to have already achieved their peak period of growth
The common saying that the closer to the city a property is the better the growth is incorrect. Many outer areas have performed exceptionally well and often beat inner-city properties.
Key growth drivers includes a fast-growing population, plenty of infrastructure planning, employment opportunities and a median household income that grows faster than inflation.
Blue-chip areas may have been good investments in the past, but now they are not so good in the present.
Family demographics is also an important part of the driving force as they tend to anchor in one area and simply upgrade when need be This also results in less supply as properties become scarcer however this only happens in areas with highly affordable properties.
Areas to look for include Geebung, Bracken Ridge, Acacia Ridge and Forest Lake as well as Altona Meadows, Sunshine West and Coburg North.
Have a property question?  <a href="mailto:news@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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How to find a property that will deliver yield and growth: Margaret Lomas

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It's no secret that I have a preference for obtaining a positive cash flow (or as close to it) from my property purchases.  I've written a lot about it over the years and have successfully added many such properties to my portfolio.
However, I can't help but notice that, somewhere along the line my message has been taken in a shortened form – leading investors to consider only cash flow when choosing their next property. This, in turn, results in the acquisition of property which might have good rent returns, but is in danger of not growing due to an absence of important growth drivers.
In choosing property for cash flow alone, many investors are inevitably led toward towns with a single industry.  Such towns tend to get a higher than usual rental yield for many reasons, including:
<ul>
<li>They are often well outside of major urban areas, and so the property values are low, creating a higher relative yield. 
</li>
<li>Where the industry in question is experiencing a robust period and demand for its product, extra workers are usually employed.  
</li>
<li>These workers often cannot be sourced from within town and so they are recruited from elsewhere, and move to the area, and as many of these workers are itinerant, at least until it can be confirmed that their continued employment is assured, they do not usually buy.  So, although the industry is doing well, the expanding population are not property buyers, and pressure is not brought to bear on values.  They are, however, renters and this is why rental yields often soar.</li>
</ul>
Property in such areas then becomes an attractive proposition, because, initially, the cash flows look fabulous.  This in turn attracts more investors and property prices do begin to move.  Pretty soon we see an artificial property boom, brought on purely by the existence of the single industry and the resulting hoards of hungry investors seeking, at first, good cash flows, and then the spin-off gain.
And while many experts may say that, where property in concerned 'time in market' is the key, in fact these towns require precise 'market timing' if the strategy is going to work.  You need to get in at the right time (before values move), and you need to exit the investment just before the fall that is often seen in such areas when the single industry falters, or the economy changes.  And if an investment requires precise market timing to pay off, then it also requires the investor to have a higher appetite for risk.
There is no question that, particularly while we are experiencing strong economic times and low interest rates, a property in a single industry town can provide a great return.  However, these properties must be considered to be a higher risk investment. 
As with any investment, the higher the potential return, the higher the risk, and property in single industry towns have more than their fair share of risks.
These include:
<ul>
<li>The lack of diversity of industry means the entire workforce's reliance on a single industry places the security of the whole town at risk, should something adverse happen to that one industry; 
</li>
<li>The prevalence of itinerant workers results in a weak underlying economy. Workers often take their earnings out of town and, if that industry's vibrancy is reduced, respond to economic changes, leave town altogether. This creates high vacancy rates, rapidly reversing the upward climb that property values were enjoying; 
</li>
<li>That same economic weakness means most councils lack the financial resources to provide infrastructure to the community, meaning that the towns are often severely under-resourced; 
</li>
<li>The entire town is highly exposed to 'hidden risk' – the risk that an unforeseen event, government decision or world economic turmoil impacts directly back on the only industry supporting the area.  This is a risk which cannot be mitigated as it most often cannot be foreseen, and in some cases has never actually happened before; 
</li>
<li>Even if that single industry continues on, the lack of diversity in industry usually means that the population grows very slowly – the town can only expand at the rate that the industry expands.  This can mean that, even though cash flow might be good, growth to the underlying asset (the property) is well below par. A sound property strategy requires both cash flow and growth.</li>
</ul>
If an your risk profile is such that you have plenty of capital and loss would not cripple you, or you have ample time available as an income earner within which you could replace lost capital, then the potential for good yields and possible capital gains may well make these risks worth taking.
However, if you are buying in order to create a retirement income, and each purchase must perform well, you may be gambling with what may become one of your only income sources, one which needs to last a significant length of time and will not be easily replaced if you are already close to retirement.  The surety of a house in an area with a growing population, diversity of industry and abundant infrastructure development is more likely to be the appropriate investment.  You may not have quite as much cash flow, but the chances of you having both the capital and a reasonable amount of yield and growth available to use for all of your retirement years are usually greater than these higher risk, single industry town investments.
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Buying in a single-industry town - how to negotiate the risks: Margaret Lomas

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Hi Margaret,
I bought a unit in <a href="/news">Emerald</a>, Queensland and the tenants have done a runner.
Vacancy rates are now high, with minimal chance of getting someone to lease out our two bed unit.
Do you know of any mining or corporate contacts to help, the real estate agents are at a losss and have run out of ideas.
Do you know when some of the anticipated nine mines might start construction stage?
Regards,
Peter
Margaret's answer on the next page. Please click below. 
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Hi Peter,
The biggest issue when buying property in a mining town is, and has always been, getting the timing right.
When you invest in property anywhere, property price growth is always driven by a range of factors:
<ul>
<li>Demand</li>
<li>Availability of land</li>
<li>Growing population</li>
<li>Provision of the services to support that growing population so that people don’t move away</li>
<li>Suitable infrastructure planning and provision</li>
<li>The existence of diverse employment to ensure that, if any one industry suffers, residents can easily retrain and transfer to another without having to leave town.</li>
</ul>
All of these factors rely on one another to create the right kind of economic underlay.  Where any one of the above factors is absent,  it becomes like the missing link which then upsets the entire chain and makes it weak.
Where mining towns are concerned, virtually every one of the factors which drive growth are constantly at risk of being impacted in some way.  For example:
<ul>
<li>Mining towns with fly in, fly out workers tend to have weak underlying economies as the money earned by workers flies out with them – hence they usually have little in the way of significant infrastructure projects</li>
<li>The populations of mining towns tend to be extremely itinerant and this includes those not working in mining jobs – most other jobs, such as those in retail and hospitality, still require mining to be in existence. An itinerant population usually means rentals are good when the main industry is good and not so good when it isn’t. It also means there is big demand from renters but little demand from buyers.</li>
<li>Investor sentiment becomes the biggest driver in a mining town as investors rush in to take advantage of rising prices when mining is lucrative, and rush out when it has a downward trend.  In fact, investor sentiment is probably the most significant driver in any mining town and so it has a far bigger impact than it would on an area where other drivers are in abundance.</li>
</ul>
This all means that timing becomes critical. 
Either you invest in a mining town knowing that it is likely to be very good and very bad, in cycles, and you are prepared to hold through those cycles, or you invest there in an attempt to time the market – you buy in before it takes off, then you sell just prior to the peak to someone else who has been watching the growth and has decided, too late, to buy. 
The former strategy requires you to be able to support negative cash flow when rents are low, which you can probably do by stockpiling that positive cash flow when it’s high. The latter requires you to have either insider knowledge of which projects are coming up and when, or psychic abilities to be able to read the future.
As I possess neither, and I have no industry contacts who can say when those projects will come on line. All I can do is provide some strategies for managing the situation you are now in and a warning for future investments. 
For now:
<ol>
<li>Work out how low you can go in your rent to keep you in the market – how much negative cash flow can you support for now?  Then drop the rent to this level as soon as you can and hopefully attract a tenant from that dwindling pool.  Get an accountant help you to assess the deductions and take those into account. As with an income tax withholding variation, you can claim those deductions weekly and they may help your cash flows.</li>
<li>Seek out some alternative avenues for advertising – possibly find out where the majority of workers come from and look at advertising to them in publications they might read and,</li>
<li>Start offering incentives such as rent free periods, or 12 months for the price of 10 etc.  Incentives work, and although they may cost you a little, a small amount of lost rent is better than no rent.</li>
</ol>
As for the warning, no property investor, except for those with money to lose, should ever buy in a mining town. 
I am not suggesting for one moment that you cannot make money from a mining town as I know you can. 
I am suggesting though, that the risk is significantly higher than investing in an area which possesses all of the drivers. While a mining town has the capacity to make a lot of money for you, it has an equal capacity to lose a lot too. 
This experience is a perfect example of how it is not where the property is that should be your number one consideration, it is matching a property to your personal circumstances that matters most. 
Once you have a sound portfolio of properties which are performing pretty well and receiving a sound return, then it may be time to start looking at these higher risk ventures.
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Margaret Lomas

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