Rockdale has long been characterized as a suburb on the cusp. Well-located, well-connected, but historically underserved by modern apartment offerings.

It has everything going for it: outstanding connectivity to the Sydney CBD, just four train stops to Central Station, strong local amenity anchored by Roc​kdale Plaza and a growing main-street dining scene, and enviable proximity to Brighton-Le-Sands. The six-kilometre beachfront is lined with bayside restaurants, cafés, and walking paths, giving residents a lifestyle typically associated with much more expensive coastal suburbs.

What Rock​dale has lacked is high-quality contemporary apartments. Most existing developments date back several decades, with floorplans that no longer support modern living needs, and buildings constructed long before today’s standards in engineering, efficiency, and sustainability.

Lender, fund manager and apartment developer Princeton identified the gap early. Seeing all the right ingredients in Rockd​ale, transport, lifestyle, retail, and affordability, they set out to deliver what the suburb was missing. Their answer is <a href="https://www.apartments.com.au/new-apartments/marque-rockdale-602-608-princes-highway-rockdale-nsw-2216">Marque Rockdale</a>, a collection of 58 one-, two-, and three-bedroom apartments now nearing completion just a short walk from Ro​ckdale Plaza, home to over 50 specialist retailers and anchored by&nbsp;Woolworths, Big W and Aldi.

[smartcode_project:default project_id=136442 project_image_fid=355216]

Understanding they would be resetting the benchmark for the area, Princeton focused on ensuring buyers received best-in-class quality, longevity, and protection.

A major step was securing the sought-after Latent Defects Insurance policy from Resilience Insurance. This policy protects apartment buyers from structural or waterproofing defects for the first 10 years of the building’s lifecycle. Crucially, it is first-response insurance, meaning that if an issue arises, the insurer pays immediately for remediation—rather than waiting for lengthy investigations to determine fault before work can begin. For purchasers, it offers an unprecedented layer of security rarely seen in Sydney apartment projects.

During construction, independent building inspection firm SDSS has been providing Technical Inspection Services, bringing highly specialised construction experts on-site at key stages to ensure workmanship meets the highest standards. The project is being built by Coplex, an iCIRT-rated construction company, and throughout the build SDSS has frequently referred to <a href="https://www.apartments.com.au/new-apartments/marque-rockdale-602-608-princes-highway-rockdale-nsw-2216">Marque Rockdale</a> as one of the best projects currently on their books.

Princeton also doubled down on comfort, acoustics, and livability.&nbsp;As well as being the only building along Princes Highway with a landscaped buffer between the building and the road, Princeton has purposefully included double-glazed windows in all apartments to reduce noise.

Apartments feature double-glazed, noise-reducing windows and ducted air conditioning in every residence.&nbsp;In addition to the project’s transport convenience, Princeton has partnered with GoGet Car Share to provide a dedicated GoGet vehicle housed permanently within the building. Residents will receive a free annual GoGet membership, paying only usage fees, offering a flexible alternative to owning a second car and enhancing the project’s sustainability credentials.

[smartcode_project:default project_id=136442 project_image_fid=277075]

Residents will enjoy an exclusive rooftop oasis, purpose-designed as an extension of their living space. The communal rooftop includes BBQ facilities and outdoor entertaining areas, a&nbsp;pergola-shaded dining zone, a dedicated children’s play space, and a landscaped herb garden.

Princeton and Coplex is approaching completion of <a href="https://www.apartments.com.au/new-apartments/marque-rockdale-602-608-princes-highway-rockdale-nsw-2216">Marque Rockdale</a>, and are expecting residents to move in early in the new year. The mix of apartment configurations and price points have been a hit with young professionals, those who need to commute to the CBD, and families who appreciate doorstep amenity.

“Marque is a place where residents will be proud to call it home," Princeton Head of Development George Young says.

"We’ve worked really hard with Coplex and our design team to deliver an incredible building for the future home owners to make their own. The homes are all designed to allow the residents to make it their own, a place to belong and live a stylish urban life."

[smartcode_project_cta:default project_id=136442]

Joel Robinson

Marque Rockdale sets a new standard of apartment living in Sydney's south

Plans to revitalize the&nbsp;long-established Benowa Gardens Shopping Centre into a mixed-use community combining living, shopping, dining, health and wellbeing facilities, have been proposed to the Gold Coast City Council.

The Benowa Gardens Urban Village proposal by Benowa Gardens Holdings seeks to transform the 17,660 sqm site at <a href="https://www.apartments.com.au/new-apartments/203-ashmore-road-benowa-qld-4217">203 Ashmore Road</a> into a contemporary, sustainable destination that reflects global trends in modern community design while retaining the familiar local character residents value.

The site is bordered by Ashmore and Benowa Roads and Carrara, with ready access to Pindara private hospital, four schools, TAFE, sports fields and the nearby Botanic Gardens.

Benowa Gardens Holdings is seeking a preliminary Council approval only for its proposed masterplan and variations to the site’s Neighbourhood Centre zoning.&nbsp; 
Formal Public Exhibition commenced Friday and also marks the start of comprehensive community consultation with surroundings residents, schools, P&amp;Cs, existing retailers, nearby sporting clubs, arts groups and Botanic Gardens volunteers.

Designed by Neylan Architecture, the masterplan envisions around 413 new apartments, complemented by upgraded retail, dining, and wellness amenities as part of 10,000 sqm of retail, and 9,630 sqm of office space/medical suites.

The development will feature green open spaces, shaded promenades, landscaped terraces, pedestrian walkways, and expanded healthcare and lifestyle services in synergy with the neighbouring Pindara Private Hospital and local schools.

<img alt="Benowa" data-entity-type="file" data-entity-uuid="244f4d54-2e67-4141-92b8-78d5735f47c2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-26%20at%2012.47.34%E2%80%AFPM.png?VersionId=FmF5lzhpwVZc7POsdB770TJ_Bf2c0od8" />

“This concept embraces the way people increasingly want to live - safely, conveniently, and within strong local communities,” said Patrick Lu, Director of Benowa Gardens Holding.

“Benowa Gardens will set a new benchmark for integrated living on the Gold Coast. It’s a thoughtful, community-minded evolution that brings global best practice in urban design to one of the city’s most established areas.”

Lu said this isn’t just a redevelopment, it’s a renewal with purpose.

“Benowa Gardens has served the community for decades. Our goal is to ensure it continues to do so for generations to come, as a lively, connected Urban Village where people can truly live, work and thrive. We’re already talking to school leaders and the community to seek their feedback on our proposal, and have taken on board their ideas to improve student safety with additional “traffic calming” measures on Carrara Street. We’re conducting meaningful and sincere consultations and want to play our role in preserving and enhancing the local community."

The proposed redevelopment aims to deliver tangible benefits across the Benowa and wider Gold Coast community, including:

<ul>
	<li>Improvement of retail amenity, to capture the under-served local market demand and keep the local business at their local shopping centre.</li>
	<li>Housing diversity; offering a range of apartment types for key workers, downsizers, and local families who wish to remain in the area.</li>
	<li>Enhanced shopping and dining; revitalised retail spaces designed to support local businesses and attract more visitors.</li>
	<li>Health and wellbeing access; additional medical and wellness amenities to complement existing local facilities.</li>
	<li>Improved traffic flow and access; two new access points, upgraded intersections, upgrade pedestrian pathway’s signal and proposed upgrade of pedestrian and cycle connections/space to improve safety and convenience, especially for school children.</li>
	<li>Environmental sustainability; energy-efficient design, green rooftops, and water-sensitive landscaping to reduce emissions and enhance comfort.</li>
	<li>Local jobs and investment; supporting hundreds of construction and long-term roles while stimulating local economic growth.</li>
</ul>

The group behind the project boasts extensive experience in the property development industry, both in Australia and international markets. Over the past 23 years, the group has been involved in the development and management of a diverse portfolio of assets including residential dwellings, shopping centres, bulky-goods stores, community and medical facilities, childcare centres, offices, hotels, and taverns, across Brisbane, Ipswich, and the Gold Coast.

Benowa Gardens to become new mixed-use urban village

Demand for townhouses in Melbourne’s inner west has surged as buyers seek the elusive combination of space, affordability, and location.&nbsp;

With family-first apartments increasingly rare and standalone homes often out of reach, townhouses have emerged as the new sweet spot, delivering generous living areas with lower maintenance needs within close proximity to the Melbourne CBD.&nbsp;

<a href="https://www.apartments.com.au/new-townhouses/kings-lane-south-kingsville-50-58-new-street-south-kingsville-vic-3015">Kings Lane</a>, the new under-construction townhouse development by the family-owned developer&nbsp;<a href="https://www.apartments.com.au/developers/blue-run">Blue Run</a>&nbsp;in South Kingsville, responds directly to this trend. Comprising just 25 residences designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, the project offers a compelling alternative to both apartment downsizers and family upsizers. With three-bedroom homes priced under $1 million, it presents one of the area’s rare attainable pathways to townhouse living less than eight kilometres from the CBD.

[smartcode_project:default project_id=145042 project_image_fid=355147]

<a href="https://www.apartments.com.au/developments/south-kingsville-vic-3015">South Kingsville</a> itself is quietly becoming one of Melbourne’s most dynamic pockets of urban renewal. Flanked by the established appeal of Yarraville, Newport and Williamstown, the suburb balances quiet, village-like streetscapes with major infrastructure upgrades and a growing slate of retail, dining and lifestyle amenity.&nbsp;

Kings Lane occupies a well-connected site at 50–58 New Street, just off Blackshaws Road and within walking distance of the emerging Union Quarter precinct, a major retail destination anchored by Woolworths, specialty food outlets and wellness services.

A 400-metre stroll brings residents to the Vernon Street shops, a local favourite known for its mix of independent grocers, cafes and family-run eateries. For broader shopping options, Altona Gate Shopping Centre and Yarraville Square are both within a short drive. Spotswood IGA and the Williamstown retail strip further broaden the convenience of daily essentials.

[smartcode_project:default project_id=145042 project_image_fid=355139]

Dining options in the area lean toward eclectic and community-driven, with standouts like Rocco’s Deli, Dad and Dave’s, and Pizza d’ASPORTO offering a range of casual and elevated menus. Cafés such as Hudson Road Wine &amp; Beer and Blacksheep Coffee add to the lively yet local feel of the neighbourhood.

Green space is another hallmark of life at Kings Lane. Edwards Reserve is close enough for morning walks or casual sport, while larger parks like Newport Lakes, Yarraville Gardens, and Cruickshank Park are all a few minutes’ drive away. More than half of the nine-hectares of new green space or parkland being created as part of the West Gate tunnel works is located just at the end of New Street, the same street as Kings Lane.

&nbsp;

For those with school-age children, South Kingsville is home to a range of quality childcare centres and schools, including Kingsville Primary, Spotswood Primary, and Williamstown North Primary. Community Children’s childcare and South Kingsville Preschool are nearby, making the suburb particularly attractive to young families.

Transport links continue to improve, with Spotswood Station and the West Gate Freeway both within a five-minute radius. Future upgrades, including the proposed sky rail for Newport and Spotswood, and the delivery of the West Gate Tunnel project, promise even better access to the CBD and Melbourne Airport in the years to come.

Kings Lane's 25 all-electric townhouses are currently under construction, and will complete in late 2026.

[smartcode_project_cta:default project_id=145042]

Staff Writer

Kings Lane townhouses offers rare value in Melbourne's thriving inner west

Developer-builder <a href="https://www.apartments.com.au/developers/billbergia">Billbergia</a> has set a new apartment price record for <a href="https://www.apartments.com.au/developments/rhodes-nsw-2138">Rhodes</a>, a suburb the company has been instrumental in transforming over the past two decades.

The milestone follows the delivery of thousands of apartments across the harbourside peninsula, culminating in the $4.5 million sale of a 220 sqm penthouse in the <a href="https://www.apartments.com.au/buildings/rhodes-central-oasis-39-marquet-street-rhodes-nsw-2138">Rhodes Central Oasis</a> building, which Billbergia completed earlier this year. It is the first apartment in Rhodes to surpass not only the $4 million mark for settled sales, but also the $3 million mark, eclipsing the previous $2.75 million record set in 2021.

The purchaser had originally secured several apartments in the 40-storey tower off the plan as investments. During settlement, she spent more time in the Rhodes area and was so impressed with the building that she decided to downsize from her Northbridge home into the four-bedroom plus MPR penthouse.

The sale underscores the long-term work Billbergia has undertaken in Rhodes since the early 2000s. The company, rated 4.5 Gold Stars under the NSW iCIRT system, identifying it as one of the state’s most trustworthy and financially secure developers, was a pioneer of the area’s urban renewal. What was once a heavily industrial waterfront has become one of Sydney’s most successful examples of transit-oriented development.

<img alt="Billbergia" data-entity-type="file" data-entity-uuid="56093d7f-db18-42f4-bf9b-115bdf76f5f3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-26%20at%2011.10.06%E2%80%AFAM.png?VersionId=pca77Mr.H83nwXbJexmaLUAqBewtQ7d9" />

Billbergia is now driving the peninsula’s next major evolution: the most ambitious project in its nearly four-decade history. They are planning the Rhodes Bay Masterplan, an eight-tower, mixed-use precinct on Leeds Street. Currently with the NSW Government’s Housing Delivery Authority which is now championing large-scale projects across the state, the Rhodes Bay Masterplan lays the groundwork for a generational reshaping of this important pocket of Sydney’s Inner West.

The masterplan spans more than 31,000 sqm of amalgamated industrial land along the foreshore, land that has been privately held and inaccessible to the community for more than a century. According to Billbergia’s Development Director, Saul Moran, reclaiming this land for public use is central to the company’s vision. 
 
“What’s so exciting is that we have over 300 metres of privately-held industrialised waterfront, land that’s been locked away for more than 100 years, which we’re bringing back to the community,” he says. “It’s taken many years to assemble sites like these, and the goal now is to transform them into meaningful public space where new homes can be built in an integrated, amenity-rich setting.”

At full completion, the Rhodes Bay Masterplan is expected to deliver over 2000 apartments, with the first 1000 to be completed by 2029. Billbergia’s design focused on nine slender towers, so they could give back more to the ground plane. There will be more than 16,000sq m of new parkland and recreation space, including sports fields, a foreshore play area and waterfront green links. Around 14,600 sqm of retail is also proposed, extending the precinct’s role as a true mixed-use hub.

<img alt="Rhodes Bay" data-entity-type="file" data-entity-uuid="240ffc41-4f26-421a-9606-5c56f6fc2d93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-26%20at%2011.05.48%E2%80%AFAM.png?VersionId=BkBxZr7S8CAt1vgNa8AF3zjdc3YuVh0L" />

“Density only works when it’s paired with amenity, transport and open space, and that’s what’s made Rhodes such an amazing success story,” Moran says, adding that the demographic shift Billbergia has seen over the last two decades has informed their future development pipeline in the suburb.

“Rhodes has moved from being largely an investor market to a strong owner-occupier community,” Moran says. “There’s real demand for three-bedroom homes, flexible intergenerational layouts, and apartments people can grow into.”

&nbsp;“We’re designing taller, more slender towers to free up the ground level for sport, recreation and green space. High-density communities thrive when people have the best backyards in Australia, and that’s what we want to create here.”

Demand remains robust, evidenced by Billbergia’s recent results. “We achieved a record sale across the entirety of Rhodes Central just last week,” Moran says. “It shows the depth of confidence buyers have in what’s being built here.”

Billbergia’s vertically integrated model allows them to overcome the recent cost escalation and challenges in the build environment. “Having an in-house construction team lets us control feasibility, value management and quality from day one,” Moran says. “It’s critical in the current market, where construction escalation is at the forefront of every project’s viability.”

The company is also leveraging the NSW Government’s new Housing Delivery Authority process, which Moran describes as a more efficient pathway without compromising design standards. 
 
“We’re really applauding the NSW Government for its efforts to increase housing supply. There’s been a remarkable improvement in how they’re helping deliver more homes, more quickly.”

Billbergia has already commenced construction of Stage One of the Rhodes Bay masterplan. They will be lodging the State Significant Development Application before Christmas.

“We’re moving quickly, but with due care,” Moran says. “This is a generational precinct, and it needs to be done right.”

Billbergia smashes suburb record as Rhodes transformation continues

The sheer scale of the two skyscrapers at <a href="https://www.apartments.com.au/new-apartments/victoria-albert-broadbeach-20-albert-avenue-broadbeach-qld-4218">Victoria &amp; Albert</a>, soaring 40 and 64 storeys above the heart of Broadbeach, was always destined to deliver some of the highest and most luxurious apartments ever built in the suburb.

Now, builder-developer <a href="https://www.apartments.com.au/developers/iris-capital">Iris Capital</a> has unveiled the Horizon Collection, a selection of residences with the largest floorplans and most commanding views in the towers. The three-bedroom apartments, starting from $4.64 million, include butler’s pantries, multi-purpose rooms, and, in some layouts, master retreats with private sitting areas.

[smartcode_project:default project_id=107928 project_image_fid=3944]

The most prestigious apartments in the Horizon Collection are the sub-penthouses and penthouses. The two sub-penthouses on the 38th level of the Albert Tower are priced at $8.85 million.

Each features three bedrooms, a study, and a flexible multi-purpose room with a sliding partition that allows half the space to function as a games room.

The open-plan kitchen, living, and dining area, complete with a butler’s kitchen and private wine cellar, flows onto a full-width balcony framing panoramic coastal views.

[smartcode_project:default project_id=107928 project_image_fid=3943]

There is now just one sub-penthouse for sale on the 62nd level of the Victoria Tower, with one already secured by an expat owner-occupier. The remaining sub-penthouse, priced at $8.95 million, offers four bedrooms and a wraparound balcony that captures panoramic views up and down the Coast. vistas from every angle.

Crowning each tower is a full-floor penthouse offering multiple expansive indoor and outdoor living and entertaining spaces. Atop the Victoria building is Oceania, which measures over 735 sqm of living space, and Kurrara atop the Albert Tower, which is almost 800 sqm. They each have four bedrooms, including a master and guest suites, a full 360-degree panorama of the Gold Coast, and all the bells and whistles expected of a luxury penthouse. They are priced from a little over $18 million.

“Every detail, every finish has been thoughtfully considered to imbue the penthouses with the ultimate sense of luxury,” says Susan Rossi, Director of Interior Design at <a href="https://www.apartments.com.au/architects/dbi">DBI</a>, who led both the architecture and interiors for V&amp;A. “We shaped these skyhomes to embody the spirit of Gold Coast luxury.”

[smartcode_project:default project_id=107928 project_image_fid=234091]

Victoria &amp; Albert, colloquially known as V&amp;A, is the flagship Gold Coast development by the Sydney-based Iris Capital. Led by developer and hotelier Sam Arnaout, Iris Capital acquired the landmark Niecon Plaza site in 2021. At the time, Arnaout described the company’s expansion into Queensland as a strategic move to capitalise on one of Australia’s strongest growth markets.

“We were initially looking to expand into Victoria, but the massive migration to the regions that followed the pandemic created a new dynamic across the Australian market,” Arnaout said.

“From a strategic point of view, Queensland — and the Gold Coast in particular — is the perfect fit for our business. The fundamentals here are strong: genuine employment growth, high net migration, and an undersupply of apartments driven by strong demand. The Gold Coast has matured into a thriving, progressive regional city with a fantastic future.”

[smartcode_project:default project_id=107928 project_image_fid=234097]

Across its two towers, V&amp;A will deliver 425 luxury apartments, supported by a suite of resort-style resident amenities. These include a subtropical podium featuring a 25-metre lap pool, gym, yoga deck, residents’ lounge, kids’ play area, zen garden, and barbecue terraces with outdoor dining spaces.

<a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a> Queensland Director David Higgins, who has managed sales at V&amp;A since its 2021 launch, says the project has set a new benchmark for Broadbeach’s luxury apartment market. Colliers Queensland Director David Higgins, who has managed sales at V&amp;A since its 2021 launch, says the project has set a new benchmark for Broadbeach’s luxury apartment market.

“The premium market has definitely spoken, with V&amp;A having now reached over half a billion dollars in presales since our launch,” Higgins says, adding that over 65 per cent of V&amp;A is now sold.

“Our buyers continue to validate the success of the Victoria &amp; Albert development vision and the luxury amenity that comes along with their apartment purchase. Of course, Broadbeach’s most walkable location, just 100m from the Broadbeach surfing beach, makes this luxury apartment a compelling addition to your real estate portfolio.”

Last year, Iris Capital brought construction in-house through its new arm, Iris Built. Completion of the 40-level Albert Tower is scheduled for late 2027, with the 64-level Victoria Tower, the taller of the two, expected to follow in mid-2028.

[smartcode_project_cta:default project_id=107928]

Victoria & Albert’s Horizon Collection takes Broadbeach living to new heights

Market Growth

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EXPERT OBSERVER
Regional area index data for SA4 regions produced by CoreLogic is showing early signs of improving housing market conditions, predominately across Sydney and Melbourne and with some level of improvement in the areas where values previously recorded comparatively large falls.
Over the three months to July 2019, national dwelling values continued to decline, falling by -0.5%, however, the monthly rate of decline has been slowing right throughout 2019 with no change in values throughout the month of July.
<img src="https://www.urban.com.au/images/2019/8/30/SA4%203.JPG" alt="">
<img src="https://www.urban.com.au/images/2019/8/30/SA4%204.JPG" alt="">
The improvement in market conditions was more evident across the combined capital cities, while the combined regional markets have seen the magnitude of declines trend higher throughout 2019.
The improvement in housing market conditions is largely being driven by a slowing rate of decline in values in Sydney and Melbourne throughout 2019 with increases over the past two months.
Melbourne is the only city where values increases occured over the past three months (0.1%) while a several cities recorded slower rates of decline. Dwelling values remained lower than when at their peak across all 46 capital city SA4 regions; the magnitude of declines varied greatly from city-to-city and within the individual capital cities.
While values are now lower than their peak across all SA4 regions, 13 individual regions have either recorded an increase in value or avoided declines over the past three months.
Analysis of the 13 regions where values did not fall over the past three months where in areas that have previously seen comparatively large value declines from their peak. To July 2019, Sydney dwelling values have fallen -14.7% from their peak.
Over the past three months, seven Sydney regions have avoided falls and Baulkham Hills and Hawkesbury (-15.7%), Inner West (- 15.9%), North Sydney and Hornsby (-15.4%) and Sutherland (-16.7%) have each recorded larger overall falls than the Sydney benchmark.
It is a similar story for Melbourne, four SA4 regions have avoided value falls over the past three months, two of which were the Inner East and Inner South which have seen some of the largest overall declines of all Melbourne regions, down - 15.0% and -14.4% from peak respectively. Outside of regions of Sydney and Melbourne, Hobart and Adelaide’s North have also recorded an increase in values over the past three months.
Only 15 of the 46 capital city SA4 regions have recorded falls in excess of 1.0% over the past three months.
<img src="https://www.urban.com.au/images/2019/8/30/SA4%201.JPG" alt="">
<img src="https://www.urban.com.au/images/2019/8/30/SA4%202.JPG" alt="">
Several combined regional markets are not showing the same early signs of a market recovery that was visible for the capital city markets. Furthermore, some regional markets have seen significant overall declines. For the capital cities, Mandurah in Perth experienced the largest overall decline in values (-35.7%), while three regional markets have recorded larger total falls.
Of the 42 regional SA4 areas, 16 have either recorded an increase in values or no decline over the past three months which is greater than the 13 amongst the capital cities.
The reason for the declining regional values, and with little to no real signs of an improvement, is more to do with the fact that most of the larger regional markets continue to record value falls.
What is interesting is that some of the markets that have recorded significant value falls over recent years have actually recorded value increases over the past three months. Most of these are located in Qld: Townsville, Cairns, Central Qld and Mackay-Isaac Whitsunday while Outback SA has seen the largest value increase over the three months despite values being more than 20% below their peak.
Unlike the capital city SA4 regions, two regional markets have managed to avoid declines with values sitting at record-highs. These regions are West and North West Tas and South East SA. The more populous regional markets continued to record value falls over the past three months with areas like Townsville, Cairns, Richmond-Tweed, Toowoomba and Launceston and North East the main exceptions.
Larger regional areas such as Newcastle and Lake Macquarie, Gold Coast, Sunshine Coast, Geelong, Illawarra and Bunbury have continued to see values fall. Overall early signs are emerging to suggest that the housing market has stabilized, however, this evidence is much more prevalent in capital cities than regional markets.
Within the capital cities, the research concluded that improved conditions are mainly being driven by Sydney and Melbourne and interestingly, in many instances it is those areas where values have recorded larger declines over recent years that are showing the largest improvement.
Over the coming months it will be interesting to see if the improvement continues and whether it spreads from Sydney and Melbourne to other capital cities and regional markets.
CAMERON KUSHER is the head of research for the Australian branch of CoreLogic
Kusher regularly posts on the <a href="https://www.corelogic.com.au/news" target="_blank">CoreLogic website</a>.
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ckusher-ujnxiKuFQs

Regional markets have seen the magnitude of declines trend higher throughout 2019: CoreLogic's Cameron Kusher

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EXPERT OBSERVER
Australia has many growth markets at the moment. Jurisdictions where prices are growing outnumber those where they’re falling.
Didn’t know that? Here’s the problem.
Most of our major media emanates from Melbourne and Sydney. Writers there are obsessed with themselves and have little awareness of the 17 million Australians who don’t live in the two biggest cities. They tend to assume that events in Sydney describe the whole nation. If Sydney’s booming, they write about the national property boom. If Melbourne - otherwise known as Corona Country, home of the Dan-demic – is falling, the coverage suggests a national market slump.
That’s never true and it’s certainly not true right now. Regional Australia is pumping and we’re not hearing too much about it.
Let’s look at the latest price data from Domain, which focuses on the figures for the June Quarter.
In annual terms, six of the eight capital cities have house prices higher than a year ago. Remarkable, really. The exceptions are Perth and Darwin.
In the June Quarter, Canberra and Hobart recorded increases while Adelaide was essentially no change. Sydney, Brisbane, Perth and Darwin all fell about 2% and Melbourne around 3%. Those figures generated nationwide headlines that prices were falling everywhere.
It’s important to note that other sources, like SQM Research and CoreLogic, have different results. Media never acknowledges that the various sources come up with different outcomes on prices – they’re too busy sensationalizing the negatives in any set of figures.
But CoreLogic’s latest figures record growth in house prices in the June Quarter in Adelaide, Hobart, Canberra and Darwin and no change in Brisbane. In other words, CoreLogic’s figures are more positive than those from Domain.
Returning to the Domain data, the results for regional Australia are considerably more bullish than those for capital city Australia. For the June Quarter it records price rises in New South Wales, Victoria, South Australia and Tasmania – while in annual terms, there are increases in Tasmania (12%), Victoria (7%), NSW (6%), South Australia (4%), the Northern Territory (4%) and Western Australia (2%). Queensland was the only regional jurisdiction to record an annual decrease (less than 1%).
The CoreLogic figures for regional Australia in the June Quarter recorded house price rises in NSW, Victoria, South Australia, Tasmania and the Northern Territory.
Markets in many regional areas are pumping. Regional cities and towns have generally experienced few cases of Covid-19 – and some have had zero cases. Apart from those heavily reliant on international tourism, local economies are travelling pretty well and some are thriving, because of the components of the local employment sector. Agriculture, viticulture, mining, medical services and food services are all sectors that have done fairly well or very well amid the virus shemozzle.
There is also the trend I call “the exodus to affordable lifestyle”. This was already well under way, with people relocating from the big cities to sea change and hill change locations within 1-2 hours of the capital. The virus shutdown phase has enhanced this significant trend. Working remotely doesn’t suit everyone but there are many for whom it works to work at home.
First-home buyers boosted by multiple government incentives and investors seeking affordability and yield, as well as solid growth prospects, are also helping to drive regional markets.
Near Melbourne, markets like the LGAs of Baw Baw (10%), Golden Plains (16%) and Central Goldfields (11%) have all recorded double-digit annual rises, according to the Domain data.
Near Hobart, municipalities such as Brighton and Huon Valley have risen 20% in 12 months, but growth markets can be found right across regional Tasmania.
In Queensland, the regional markets with prolific one-year increases tend to be resources-related locations, some of them rising from a low base after years of decline.
There’s plenty of growth happening out there in Australia, beyond the boundaries of Melbourne and Sydney.
Terry Ryder is the founder of hotspotting.com.au ryder@hotspotting.com.au twitter.com/hotspotting
 
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terryryder-YECXbqmri2

Property growth markets are the majority despite claims otherwise: Hotspotting's Terry Ryder

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<div>Sydney median house prices were up by 1% in October to be up by 21% over the year to $1,058,500.</div>
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<div>Sydney median unit prices were also up by 1% in the month to be up by 15% over the eyar to $684,500.</div>
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<div>There has also been moderate growth over the past year for Brisbane houses (4%) and units (3%).</div>
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<div>Interestingly Melbourne has now picked upp the pace, with house prices in the Victorian capital recording growth of 7% in the last quarter alone to be 11% higher over the year. </div>
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<div>On the other hand, some moderate declines were recorded in other cities and regions. </div>
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<div><a href="/images/2015/12/1/Table_1_October_Statistics_Summary.jpg" target="_blank">Click to enlarge</a></div>
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<div><img src="/images/2015/12/1/Table_1_October_Statistics_Summary.jpg" alt="" width="781" height="579"></div>
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<div>In other news, there was a very strong result recorded for the Reserve Bank's Financial Aggregates.</div>
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PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
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Residex market update: Pete Wargent

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Most of Australia’s capital cities will benefit from the interest rate cuts and loosening of credit restrictions, Brisbane in particular looks set for growth even if APRA intervenes, according to Christopher’s Housing Boom and Bust Report for 2020, released today by SQM Research.
In every scenario and barring worst case, Scenario 4, a doomsday scenario, Brisbane is expected to see price growth.
Even in that case Brisbane is expected to see price movements of -3% to +1%.
<img src="https://gallery.mailchimp.com/9badbd870addb4af72206c2eb/images/4df1a5ab-58ab-48eb-be7c-da10730ccd12.png">
As a result of the improved international outlook and an existing recovering in mining investment, Brisbane similarly to Perth will benefit and should record price rises in the order of 3% to 6%. 
In the base case forecasts, what SQM view as the most likely scenario, there are no changes in interest rates and no intervention by the Australian Prudential Regulation Authority (APRA).
Louis Christopher, when referencing a long term perspective, "better value can definitely found in other markets that aren't Sydney and Melbourne such as Perth and Brisbane."
SQM Research also anticipates an ongoing recovery in the Brisbane and Perth rental markets in 2020, he noted.
<a href="/expert-insights/buying/sydney-house-prices-could-jump-14-per-cent-in-2020-sqm-research">Sydney</a> and <a href="/expert-insights/buying/melbourne-house-prices-tipped-to-rise-by-up-to-15-per-cent-sqm-research">Melbourne</a> look set for the largest recovery, with Hobart and Canberra next up, followed by <a href="/expert-insights/buying/perth-real-estate-finally-set-for-price-growth-in-2020-sqm-research">Perth</a> and <a href="/expert-insights/buying/brisbane-housing-market-will-see-growth-in-2020-sqm-research">Brisbane</a> while Adelaide and <a href="/expert-insights/buying/darwin-the-only-city-forecast-for-falling-real-estate-prices-in-2020-sqm-research">Darwin</a> look set for minimal growth, or a loss.
Read the <a href="https://sqmresearch.us5.list-manage.com/track/click?u=9badbd870addb4af72206c2eb&amp;id=944878d0b0&amp;e=0aab96dc54" target="_blank" data-auth="NotApplicable">Christopher’s Housing Boom and Bust Report</a> here.
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Brisbane housing market will see growth in 2020: SQM Research

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EXPERT OBSERVATION 
The leading growth markets in Australia are now occurring in places you might not expect. With the end to the up-cycles in Sydney and Melbourne, the growth stories are now focusing on our smaller capital cities and the larger regional ones.
In Hotspotting’s quarterly surveys of sales activity for the Price Predictor Index, one of main focus points is finding clusters of suburbs where there’s growth momentum. Rather than highlight individual suburbs, we identify Local Government Areas where there are multiple growth suburbs.
In the winter survey, we have identified the Top 10 LGAs in the nation, in terms of the number of upwardly-mobile suburbs.
Municipalities in Melbourne and Sydney previously dominated these lists, but no more. It’s now about Adelaide, Perth, Brisbane, Canberra and some of the more notable regional cities.
Here’s our new National Top 10, (in alphabetical order):
<ul>
<li>Ballarat, VIC</li>
</ul>
The regional city of Ballarat has become the strongest market in Victoria, having overtaken the City of Greater Geelong which has led the state on busy sales activity for the past year or so. Ballarat is attracting large numbers of buyers out of Melbourne, drawn by its affordability and better rental yields compared to the capital city. Ballarat also appeals for its growth potential, driven by the strength and diversity of the local economy. Our winter survey has identified nine suburbs with rising sales activity and this is starting to translate into strong price growth.
<ul>
<li>Belconnen, ACT</li>
</ul>
Canberra’s market is steadily rising and, as we have often observed, the strongest market activity in the national capital is happening in the northern suburbs, headed by the Districts of Belconnen and Gungahlin. Belconnen has seven suburbs with growing sales activity and is the market leader in a city characterised by low vacancies, strong rental growth and solid potential for prices to rise in 2018-19. Growth markets include Bruce, Florey, Flynn, Holt and Macgregor.
<ul>
<li>Bendigo, VIC</li>
</ul>
We’ve noted the rise of Ballarat in previous quarterly surveys, but the surge in Bendigo has emerged only recently. Like Ballarat, the city of Bendigo is rising because of its own inherent strengths and also because of its strong links to Melbourne. It has eight rising suburbs, including Kangaroo Flat where quarterly sales have been 52, 58, 64, 64, 68 and 71, while North Bendigo sales have been 14, 20, 25, 29 and 38. The median house price for both suburbs is $310,000, emphasising the city’s affordability. 
<ul>
<li>Geelong, VIC</li>
</ul>
The City of Greater Geelong is no longer the market leader in Victoria but it remains strong. The Geelong LGA has seven growth suburbs, more than any of the Melbourne LGAs, but down on the levels we identified in previous surveys. There’s evidence that it may have passed its peak, as there are now more plateau and consistency markets than rising markets. The Geelong market continues to appeal as a cheaper alternative to Melbourne but may lose some gloss as 2018 progresses.
<ul>
<li>Marion, SA</li>
</ul>
The City of Marion continues to be one of the leaders in the promising Adelaide market. This middle-market area in the south-west of Adelaide now has six suburbs with Rising Steadily markets, down on the nine we identified six months ago, but nevertheless a very steady market which is characterised by its value-for-money appeal and proximity to key infrastructure. This includes the Flinders university-medical precinct.
<ul>
<li>Melville, WA</li>
</ul>
One of the leaders of Perth’s fightback is the Melville LGA in the southern suburbs, with seven growth markets. Attadale, Bicton, Booragoon, Kardinya, Melville and Palmyra now have rising sales activity, while six other suburbs are consistent performers. Bicton sales have been 26, 31, 29, 44, 45, 54 and 60 in the past seven quarters and its median house price has risen 23% to $1.08 million in the past 12 months. Other locations have shown more moderate growth, such as Attadale which has risen 5% to $1.15 million.
<ul>
<li>Moreton Bay Region, QLD</li>
</ul>
Six months ago, Moreton Bay Region was the No.1 LGA in Australia for growth markets. It no longer has that title, but remains one of the nation’s leaders. Moreton Bay LGA, in Brisbane’s far north, has maintained its position as the No.1 market in the Greater Brisbane area but with a smaller number of growth markets. There are now eight Rising Steadily suburbs (down from 14 in our Spring 2017 survey). Growth locations include Bellara, Bellmere, Burpengary, Burpengary East, Caboolture, Caboolture South, Eatons Hill and Kippa-Ring, with affordability and solid infrastructure among the drivers of growth.
<ul>
<li>Port Adelaide Enfield, SA</li>
</ul>
The Port Adelaide Enfield LGA has emerged in 2018 as a market leader in the South Australian capital. Our latest survey reveals seven suburbs with growing sales activity. Upwardly-mobile markets in this LGA include Blair Athol, Broadview, Clearview, Greenacres, Hillcrest and Semaphore. This precinct is characterised by a number of smallish suburbs where turnover is steadily rising. The Port Adelaide sector is likely to attract growing interest as the massive long-term project to build vessels for the Navy unfolds. 
<ul>
<li>Onkaparinga, SA</li>
</ul>
The Onkaparinga LGA in Adelaide’s south is a regular feature in our reports, offering a mix of lifestyle and new growth suburbs, with improved transport links to central Adelaide. Rising suburbs include Woodcroft (median $395,000) where quarterly sales have been 40, 42, 47 and 55 in the past year. Other growth markets here include Aberfoyle Park, Noarlunga Downs, Old Reynella, Seaford and Seaford Rise. Most of these locations have median house prices in the $300,000s, emphasising that affordable dwellings amid an area with appealing lifestyle features is a core driver of growth. 
<ul>
<li>Stirling, WA</li>
</ul>
The middle-market Stirling LGA in Perth is now the No.1 municipality in the nation for growth markets. I have often commented that the municipality of Stirling has stood out for “sterling performance” in the face of the Perth downturn - and its status has grown. Ten of its suburbs have Rising Steadily markets. Sales in the suburb of Innaloo (median house price $560,000) have been 61, 66, 73, 72, 78, 97, 83, 98 and 102 over the past two years.
Terry Ryder is the founder of hotspotting.com.au
<a href="mailto:%20%3Cscript%20type='text/javascript'%3E%20%3C!--%20var%20prefix%20=%20'ma'%20+%20'il'%20+%20'to';%20var%20path%20=%20'hr'%20+%20'ef'%20+%20'=';%20var%20addy75475%20=%20'ryder'%20+%20'@';%20addy75475%20=%20addy75475%20+%20'hotspotting'%20+%20'.'%20+%20'com'%20+%20'.'%20+%20'au';%20document.write('%3Ca%20'%20+%20path%20+%20'%5C''%20+%20prefix%20+%20':'%20+%20addy75475%20+%20'%5C'%3E');%20document.write(addy75475);%20document.write('%3C%5C/a%3E');%20//--%3E%5Cn%20%3C/script%3E%3Cscript%20type='text/javascript'%3E%20%3C!--%20document.write('%3Cspan%20style=%5C'display:%20none;%5C'%3E');%20//--%3E%20%3C/script%3EThis%20email%20address%20is%20being%20protected%20from%20spambots.%20You%20need%20JavaScript%20enabled%20to%20view%20it.%20%3Cscript%20type='text/javascript'%3E%20%3C!--%20document.write('%3C/');%20document.write('span%3E');%20//--%3E%20%3C/script%3E"></a><a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
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The top 10 LGAs in Australia for property growth markets: Hotspotting's Terry Ryder

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<img src="https://counter.theconversation.edu.au/content/81103/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
A slew of official data on China’s economy were released at the start of this week. GDP growth was steady at 6.9% per annum.
Urban investment in June was an annualised 8.6% - also steady. Factory output was 7.6% and retail sales 11%.
All these figures beat expectations. Good news, if one believes the figures. It is, of course, hard to know, but markets expect these indicators to soften later this year. 
And if they remain stable it will be further evidence for the view of close observers of China, like Julian Evans-Pritchard of Capital Economics, who said:
"We have doubts over the accuracy of the official figures, which point to implausibly stable growth in recent years."
The ANZ-Roy Morgan consumer confidence index for Australia was down 0.4% this week, on the back of a 1.3% drop the previous week. Still, the overall level is relatively upbeat coming in at around the average since 1990.
<a href="https://www.propertyobserver.com.au/images/2017/07/21/Screen%20Shot%202017-07-21%20at%208.35.52%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/07/21/Screen%20Shot%202017-07-21%20at%208.35.52%20AM.png" alt="">
New Zealand CPI data shows inflation there is lower than already low expectations. Second-quater CPI was 0.0% quarter-on-quarter, compared to expectations of positive 0.2%, which put the year-on-year figure at 1.7% compared to expectations of 1.9%.
Like most advanced economies, New Zealand continues to experience puzzling-low inflation.
Australian Bureau of Statistics June employment data showed unemployment in Australia steady at 5.6%. The strong growth in full-time employment shows a robust labour market. This only deepens the puzzle of why inflation is so low at the same time.
Perhaps most interestingly, last month’s RBA minutes generated interest and surprised markets. The key part read as follows:
"Members discussed the Bank’s work estimating the neutral real interest rate for Australia. The various estimates suggested that the rate had been broadly stable until around 2007, but had since fallen by around 150 basis points to around 1%. This equated to a neutral nominal cash rate of around 3.5%, given that medium-term inflation expectations were well anchored around 2.5%, although there is significant uncertainty around this estimate."
3.5% versus the current 1.5%. Wow! The neutral rate is the steady-state RBA cash rate, it’s the the one the bank uses to judge whether their policy is contractionary (above the rate) or expansionary (below the rate). So this news sent the Australian dollar soaring to above US79 cents. 
Investors saw it as signalling a bunch of interest rate hikes down the track. Market expectations of a rate rise by the end of 2017 roughly doubled as well to 44%.
Of course, the real question is whether this is right. The RBA board’s reasoning was, the minutes continued:
"Members noted that some of this decline could be attributed to lower potential output growth, but the increase in risk aversion around the time of the global financial crisis was likely to have been a more important factor, given that the bulk of the decline in the estimated neutral real interest rate had occurred around that time. Estimates of neutral real interest rates for other economies had shown a similar decline. All estimates of the neutral real interest rate for Australia suggested that monetary policy had been clearly expansionary for the preceding five years or so."
In other words, if rates go back to where the RBA thinks the new normal will be, then current interest rates are too low.
There are reasons to be sceptical. First, if the secular stagnation theory is operative going forward then the real rate may in fact be negative (for a critical but beautifully argued perspective on this see here).
And inflation has been doggedly low, so it’s not clear that the 2.5% expectation for inflation is going to turn out to be right, however “well-anchored” it may be. So zero plus something less than 2.5, say 1.5, is well, 1.5. Right where we are now.
I’m not saying the RBA is wrong. I’m not even saying that a 3.5% equilibrium real cash rate isn’t the best point estimate. What I am saying is that there is very real uncertainty around this. And there is some non-trivial chance that 1.5 or 2% turns out to be right.
<a href="https://theconversation.com/profiles/richard-holden-118107" target="_blank">Richard Holden</a> is a Professor of Economics and PLuS Alliance Fellow at UNSW and author for <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
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