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

Joel Robinson

Juliet to sit quietly amid Roseville apartment boom

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

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

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

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

A local downsizer has splashed $6.5 million on a penthouse in Perifa's Alex &amp; Willow development in Crows Nest. 
&nbsp; 
The purchaser sold their long-held family home in the area before embarking on a six-month search for the right apartment. After inspecting a range of options across the Lower North Shore, the buyer returned to <a href="https://www.apartments.com.au/new-apartments/alex-willow-crows-nest-82-90-alexander-street-crows-nest-nsw-2065">Alex &amp; Willow</a>. 
&nbsp; 
The buyer profile reflects the project’s broader purchaser mix. <a>Alex &amp; Willow</a> has attracted predominantly local downsizers looking to transition from larger homes without compromising on space or quality, alongside a smaller cohort of upsizers and investors drawn to the project’s location and design credentials. 
&nbsp; 
The milestone sale comes as the project, developed by&nbsp;<a href="https://www.apartments.com.au/developers/perifa">Perifa</a>&nbsp;and delivered by <a href="https://www.apartments.com.au/builders/versatile-made-construction">Versatile Construction</a>, both part of Versatile Group, reaches 60 per cent sold.

[smartcode_project:default project_id=6680 project_image_fid=371325] 
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Eddie Mansour, Managing Partner of <a href="https://www.apartments.com.au/project-marketer/ray-white-projects">Ray White Projects</a>, said the result demonstrates not only a headline price but also depth of demand. 
&nbsp; 
“This is an exceptional outcome and a clear reflection of sustained buyer demand for premium, well-located downsizer product,” Mansour said.

“We’re seeing a consistent pattern of local homeowners selling family residences and reinvesting into high-quality apartments that allow them to remain within their community. Alex &amp; Willow has resonated strongly with this group because it offers genuine scale, thoughtful design and immediate proximity to the village.” 
&nbsp; 
The sale reflects a broader and consistent trend of local downsizers actively seeking high-quality, low-maintenance residences close to established village centres. Agents report that demand for this product type has remained resilient, particularly where developments offer a rare combination of scale, design quality and walkable amenity. 
&nbsp;&nbsp; 
Fabrizio Perilli, Managing Director of Perifa and Versatile Group, said the sale marks a defining moment for the project. 
&nbsp; 
“The penthouse sale is a strong endorsement of the quality we have delivered, alongside our partners, and the clear demand from local downsizers for premium, boutique residences in this location,” Perilli said.&nbsp; 
&nbsp; 
“Most importantly, we’re proud to see the Alex &amp; Willow community beginning to take shape. As we move closer to completion, we’re looking forward to welcoming residents and seeing the project come to life.”&nbsp;

[smartcode_project:default project_id=6680 project_image_fid=338516] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/nettletontribe">Nettleton Tribe</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>, Alex &amp; Willow is a boutique collection of generously sized two- and three-bedroom residences in the heart of Crows Nest village.&nbsp;

Completion is slated for early 2027.

[smartcode_project_cta:default project_id=6680]

Alex & Willow, Crows Nest penthouse sells off the plan for $6.5 million

Fresh from launching the first stage of its Wollongong precinct, <a href="https://www.apartments.com.au/new-apartments/keira-place-wollongong-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, builder-developer Urban Property Group has unveiled plans for the next phase of the masterplanned community.

Now on public exhibition through the NSW Government's Housing Delivery Authority pathway is a State Significant Development Application for a further 657 homes on the prominent gateway site opposite Beaton Park.

The proposal comprises three buildings, including two build-to-sell towers rising 25 and 30 storeys, delivering 391 apartments, alongside a 12-storey co-living building with 266 residences, making it one of the largest co-living proposals currently planned in regional New South Wales.

Of the apartments proposed in the build-to-sell towers, the majority, 310, are two-bedroom dwellings. The balance comprises 44 one-bedroom apartments and 37 three-bedroom residences. Apartment sizes range from around 50 sqm for one-bedroom homes to approximately 90 sqm for three-bedroom apartments.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="19347059-1612-41a0-9c74-b86a657237f8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%2010.02.18%E2%80%AFAM.png?VersionId=sWXnaCcA.cIC6N8YT1dg5pJ2e1V3Z6z7" />

The submission says the proposal has evolved significantly from its original Housing Delivery Authority application following extensive consultation with the State Design Review Panel and Wollongong City Council.

The final scheme has been designed to align with the emerging vision for the Flinders Street Precinct, an area identified by Council as a future high-density mixed-use neighbourhood capable of accommodating substantial housing growth close to transport, employment and community infrastructure.

According to the design report prepared by COX Architecture, the development aims to "deliver a built outcome consistent with the future character of the Wollongong CBD while responding to the site's unique constraints and opportunities."

"Our vision for the next phase of the site evolution in Wollongong is grounded in three design pillars that guide the design response: place, natural environment and celebration," COX said.

"Inspired by its surroundings and grounded in the stories of place on Wodi Wodi Country, the design proposal acknowledges the established character of its setting while creating a unique and timeless identity that sits harmoniously within it.

"The design proposal responds to its specific site conditions, acknowledging the vegetation, climate, wind conditions and solar access of the site."

The architecture responds directly to the site's position between Wollongong's urban core and its natural landscape setting.

COX identified views towards Mount Keira and the Illawarra Escarpment as defining features of the site, while the upper levels of the towers will also capture expansive views across the city and out to the Pacific Ocean.

The design team has positioned the tallest buildings closer to the rail corridor, where overshadowing impacts can be better managed while establishing a landmark built form on the northern approach into the city.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="79580d5b-500c-4ebf-9629-797146a4a694" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%209.51.59%E2%80%AFAM.png?VersionId=WbTB1EKSG.KDfsfz0F3wp1QVa2oCMGR5" />

Urban Property Group secured the 11,000 sqm Smith Street site in 2022 and has since progressed plans for the broader Keira Place precinct.

Construction recently commenced on the first stage of Keira Place, which will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, alongside activated ground-floor retail and commercial space.

Urban Co-CEO Patrick Elias said the commencement of construction marked a significant milestone for Wollongong and reflected the developer's long-term commitment to regional cities.

"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.

"Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection."

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/groundbreaking-marks-start-of-construction-at-keira-place-in-wollongong-cbd">Groundbreaking marks start of construction at Keira Place in Wollongong CBD</a>

&nbsp;

&nbsp;

&nbsp;

Urban Property Group unveils trio of towers for next stage of new Wollongong precinct, Keira Place

Mildura

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Most new homes in Mildura single storey and it is unusual for any new homes to be constructed with anything other than brick veneer or rendered hebel panel walls, according to the latest Herron Todd White (HTW) residential report. 
"We are a fairly conservative lot when it comes to housing and most new homes follow the same architectural theme," the valuation firm said. 
The report notes higher value homes tend to be distinguished by being larger, having a higher standard of fittings and more extensive external improvements, but are more often than not built using similar materials and floor plans to more run of the mill properties.
The highest value residential sale to have occurred this year is a house situated in Carramar Drive, which sold for $1.475 million (pictured top).
 This house was built in the 1970s and has a very dated appearance, however has the appeal of overlooking the Murray River.
"Buyers know that there are few such buying opportunities each year and so are prepared to accept the need for renovation if they get the benefit of river frontage," the valuation firm said. 
"Interestingly, there has been only one sale in our region above $1 million so far in 2019, whereas there were over ten sales above $1 million in 2018, including two that were over $2 million." 
The most probable scenario is that there have been simply fewer prestige homes advertised for sale this year, following an unusually high number in 2018.
The report notes meanwhile for those not afraid of something different or who perhaps have a leaning towards doomsday preparation, a former World War II fuel storage bunker at <a href="https://www.realestate.com.au/property-house-vic-yelta-132146270" target="_blank">2 Nemstas Lane, Yelta</a> (pictured below) , about 18 kilometres north-west of Mildura is currently being advertised for sale.
<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/2019/11/20/yelta%20.jpg" alt="">
 The current owner has recently converted the structure into a dwelling, which is fitted out to a good standard. From the inside, the only difference is the lack of windows and, we suspect, a pleasant ambient temperature.
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The bunker is built out of 30 centimetre thick concrete walls. To keep it safe from prying eyes and any fighter bombers, it is also set into the side of a hill.
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j.ballantyne1990-6AQqhLzZaK

Mildura sees only one sale above $1 million in 2019: HTW residential 

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The price of leasing irrigation water this season continues to rise, causing plenty of headaches for the Mildura local horticultural community, according to the latest Herron Todd White (HTW) rural report. 
"In mid-August, temporary water was trading for around $625 per megalitre which was well above prices we have seen in recent years and reflected concerns that the supply of water would be tight this season," the valuation firm said. 
"The largest supply of leased water generally comes from New South Wales Murray General Security Licence holders and by mid- August it was clear that this class of entitlement was likely to have a zero allocation for the second year in a row."
The report suggests an allocation of even 5% or 10% would have brought a significant volume of water onto the market and eased prices, however that is not going to happen this season.
Over the past two months the position has worsened, with the realisation that Victorian licence holders are now unlikely to get a 100% allocation and the cost of leasing water has risen another 30%, to now be around $800 per megalitre, HTW said.
"It is normal for the Victorian resource manager to open the season on 1 July with a low allocation, which then increases as the extent of winter and spring rainfall becomes evident," it said.
"Inflows to the main storage dams (Dartmouth, Hume and Eildon) have been dismal this season and holders of Victorian Murray licences are now faced with the very real possibility that allocations might only reach 50%. They have gradually crept up to 40% at the time of writing.
"This creates the double whammy of putting many normally secure irrigators into a position of having to lease water, as well as significantly reducing the supply available from licence holders who would otherwise be in a position to lease out all or part of their entitlement."
The Murray Darling Basin Authority publishes a weekly report showing inflows to the Murray River system and the latest chart highlights the current predicament.
"Our region has faced this position before, most recently during the millennium drought, when irrigators endured two consecutive years when allocations for Victorian Murray licences reached 43% and 35% respectively. That event was brutal and forced many irrigators to abandon their plantings and cease farming," the valuation firm said. 
The key difference this time around is that commodity prices are much better than they were in 2007 and 2008 and local irrigators can now justify spending the exorbitant sums required to maintain production from their citrus, vines and almond trees, the report noted. 
"Of course, this only increases demand, which in turn increases the cost and helps explain the current predicament," the report said.
"The only thing which will prevent the cost increasing to $1,000 per megalitre by mid-summer would be above average rainfall in north-eastern Victoria over the coming summer, which at present seems very unlikely.
"On a more positive note, we are seeing some diversification in our farming base with the establishment of a large scale medicinal cannabis facility just outside Mildura."
The development is being undertaken by Cann Group Limited, who has purchased a modern juice processing facility that was originally developed to process carrot juice and started construction of a three-hectare glasshouse facility.
They are well underway in their plan to create a vertically integrated business that can tap into the growing global demand for medicinal cannabis.
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Rising irrigation water prices causing headaches for the Mildura horticultural community: HTW rural

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The rental market in Mildura has been tight in recent years, with agents reporting very low vacancy rates, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation. 
The report notes rents have been steadily increasing as a result. Gross yields of around 6% are typical for cheaper houses, in say the $225,000 to $275,000 range, stepping down to around 5% for more expensive houses in the $300,000 to $400,000 range.
"Investors who buy cheaper residential units can expect to get higher gross yields of up to 7%, however this has in the past been counterbalanced by reduced potential for longer term capital gain," the valuation firm said. 
"Investors also need to be mindful of the need for maintenance and eventual upgrading when buying older units or houses."
Demand for rental housing appears to come from a range of tenants and we regularly hear of families who move to Mildura for employment reasons (teachers, police officers etc.) having difficulty in finding suitable rental accommodation.
The growth in the areas planted to table grapes and citrus in the Mildura region has also created demand for seasonal workers and it is clear that there is a shortage of cheaper accommodation options for this sector.
Many older houses and cottages scattered throughout the surrounding rural area, together with a number of old motels are now generating comparatively strong rental returns as a result of being let to these seasonal workers.
"Our advice to investors is always to buy a property that you could imagine living in yourself. There are numerous examples of compact four-bedroom houses that have been built intentionally for the rental market and which have little if any verandah areas," the valuation firm said. 
"Mildura’s long hot summers are always more pleasurable when there is a covered outdoor area and we would expect tenant churn will be higher in the plainer homes that are not well suited to our climate.
"While yields are generally lower for newer homes and units, there will be lower maintenance costs and also the potential to claim depreciation allowances.
"We recommend any investors who would like to consider the option of claiming depreciation allowances contact our office for more details." 
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Rents steadily increasing in Mildura: HTW residential 

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Mildura rural sales activity has been slower in 2019 due to concerns about irrigation water availability for horticultural properties and drought for dryland farmers and graziers, according to property valuation firm Herron Todd White (HTW).
The valuation firm found that these climatic factors appear to have stalled the rapid growth in property values observed since around 2015.
The growth in recent years has all been due to external influence, HTW said..
A combination of strong commodity prices, favourable exchange rates and low interest rates have helped most producers of horticultural crops generate returns that are well above long-term historic levels.
Meanwhile strong demand for lamb and wool has fuelled the recent growth in values of grazing country in the western division of New South Wales, although more recently a noticeable fall in wool prices and the prolonged dry spell may stem this growth somewhat.
While the strong export markets we have seen in recent years may seem to be outside the control of producers, in most cases there were many years of patient work and relationship building invested by the relevant industries to nurture these markets and develop necessary market protocols.
Producers are now much more focused on producing what the market expects and work hard to ensure they meet all protocols.
Properties that have the infrastructure to produce and correctly handle commodities such as citrus, avocados, table grapes and vegetables are consequently in demand.
A rockmelon producer revealed to the valuation firm that the past season has been their best ever, despite the listeria issue that devastated the industry in the previous season.
"The producer attributed their improved fortunes to the fact that they had upgraded their packing shed facility in 2017, which ensured they remained a preferred supplier to supermarkets," the report noted.
Similarly, properties which have had regular re-planting or irrigation infrastructure upgrades have also enjoyed stronger demand than properties that have ageing infrastructure.
There have been two medium scale wine grape vineyard sales in the region during the past month.
Analysis of these sales by the firm suggested that values have held up, notwithstanding the significantly higher cost of leasing irrigation water.
"It appears that vendors of horticultural properties are not under pressure to sell and that while the reduced sales activity suggests demand may have eased, the market appears to remain relatively balanced," HTW concluded.
 
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Drought concerns affect sales in Mildura region, but positive signs appear: HTW

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Buyers in Mildura are still active, with recent sales showing some value growth continuing throughout the first half of 2019, according to the latest Herron Todd White (HTW) report. 
A search of RPData records indicates the number of sales of houses in the Mildura postcode is running at around 50 to 55 per month, a slight reduction on the average 65 per month during the first part of 2018.
"Values still appear to be increasing slightly - we think at somewhere around 3% to 4% per annum - and selling periods are generally less than 45 days," the valuation firm said. 
Demand remains strongest for modern homes, with buyers showing a preference for homes that are less than 20 years old, although there are still a good number of sales of older homes occurring.
The report notes that finding evidence of recent re-sales is always a challenge, however one example is <a href="https://www.realestate.com.au/sold/property-house-vic-mildura-131000274" target="_blank">6 Felix Court</a> (pictured above), which has just sold for $351,500, after previously selling in late 2017 for $305,500.
It comes with three bedrooms, separate lounge, central family home and meals area, and kitchen overlooking the yard. 
Presentation was slightly better this time around, however the improvements were largely unchanged.
There is also some evidence suggesting re-sales of houses in the $450,000 to $550,000 bracket have recorded lower growth rates over the past six months, suggesting that while buyers are still active, the market is evenly balanced at this level.
The HTW report suggests there have been noticeably fewer sales of prestige homes during 2019.
"It is not yet clear whether this is due to fewer properties in the $800,000 to $1.5 million bracket being put to the market, or whether buyers are being more cautious at this upper end of the market. Probably both factors are at work," the valuation firm said. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/27/the%20henry.jpg" alt="">
The Henry, a craftman designed and built home at Mildura was sold for $820,000 in February.
Set on a 2000 square metre block, The Henry at<a href="https://www.realestate.com.au/sold/property-house-vic-mildura-129948306" target="_blank"> 513 Riverside Avenue </a>(pictured above) comprises four bedrooms plus study, three living areas, large entertaining area, chef's kitchen, and double lock up garage.
Other features include 9ft ceiling height, solar hot water and large trademan's shed. 
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Mildura market sees continuing value growth: HTW residential 

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Mildura has seen a lower volume of rural sales during the first half of 2019, which is not surprising given the extremely dry start to the year, according to Herron Todd White's latest rural report.
The financial valuation firm found, there is evidently still demand for better standard rural assets, and the sales which we have seen suggest values are holding at similar levels to 2018.
Time Lane, the Rural Director of HTW, wrote "A well managed 131-hectare wine grape vineyard located to the north of Mildura has recently sold at levels which show an average $32,250 per hectare for the area planted to vines."
"The vineyard has a history of good yields and relatively low costs, but also contains a high percentage of Chardonnay, which currently offers lower returns per hectare than most other varieties," he said.
The lower Australian dollar is helping maintain stronger prices for wine grapes and HTW say there is a feeling of optimism that returns will continue to improve.
The table grape industry has enjoyed another successful harvest, with fruit quality mostly good and strong export prices.
The valuers said, "we expect to see growers continue to plant new varieties, which will see ongoing demand for the remaining vacant land parcels in the irrigation districts."
"A corporate buyer recently acquired an 85-hectare aggregation in the Red Cliffs district, planted mostly to table grapes," they concluded.
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Mildura rural market sales activity down: HTW Rural

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Mildura has seen a lower volume of rural sales during the first half of 2019, which is not surprising given the extremely dry start to the year, according to the latest Herron Todd White (HTW) report. 
"However there is evidently still demand for better standard rural assets, and the sales which we have seen suggest values are holding at similar levels to 2018," the valuation firm said. 
A 131-hectare wine grape vineyard located to the north of Mildura recently sold at levels which show an average $32,250 per hectare for the area planted to vines.
The vineyard has a history of good yields and relatively low costs, but also contains a high percentage of Chardonnay, which currently offers lower returns per hectare than most other varieties, HTW said.
"The lower Australian dollar is helping maintain stronger prices for wine grapes and there is a feeling of optimism that returns will continue to improve," the valuation firm said. 
The table grape industry has enjoyed another successful harvest, with fruit quality mostly good and strong export prices.
"We expect to see growers continue to plant new varieties, which will see ongoing demand for the remaining vacant land parcels in the irrigation districts," the valuation firm said.
A corporate buyer recently acquired an 85-hectare aggregation in the Red Cliffs district, planted mostly to table grapes but also with some wine grapes, at a price which equates to around $80,000 per hectare for the better table grape varieties and between $27,000 and $36,000 per hectare for the area planted to wine grapes.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/5/red%20cliffs%20.jpg" alt="">
A 13 hectare Red Cliffs property (pictured above) recently sold for $272,500. It was advertised as being suitable for table grapes, avocado and citrus.
Located at <a href="https://www.realestate.com.au/sold/property-horticulture-vic-red+cliffs-7983770" target="_blank">297 Stewart Road &amp; 368 Woomera Road</a>, the property has elevated red loam soils, a natural slope and drainage.
It has a three bedroom cottage.
The report noted a much higher cost of leasing irrigation water compared to levels applying up until mid-2018, is expected to see buyers remain cautious about committing to large scale, greenfield developments.
"This position could change if we see a wetter than average winter and spring in the Murray River catchment, however there is increasing commentary around whether the Murray Darling basin can supply additional permanent tree crops.
"It is likely that we will see much less greenfield development over the next few years," says the report. 
Nearly all of the Mallee has been dry sown to cereal crops this season, many of which are just starting to emerge following some rain in early May.
"We would expect to see few sales in the Mallee between now and November, with confidence levels (and bank balances) heavily dependent on how the coming season unfolds." 
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Mildura rural values holding despite lower sales volume: HTW

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Sales activity appears to have slowed considerably over the past few months, according to the latest Herron Todd White (HTW) rural report. 
The report suggests this is not surprising in the dryland cropping and grazing sectors given the impact of the drought in western New South Wales and poor crop yields throughout north-western Victoria.
"As expected, few properties are being put to the market, with prospective vendors biding their time until better seasonal conditions arrive before presenting their properties to the market for sale," said the HTW valuer. 
In the horticultural space, there has also been little recent sales activity, stated the HTW report. 
Late summer is typically a slow period, as many of the local producers are preoccupied with their harvests. Early reports suggest average to slightly above average yields for almond crops as well as table and wine grapes.
Good news for wine grape growers are prices of around $600 per tonne for most red varieties this season, which is 50% higher than what was being offered two years ago and should ensure continued investment by growers. The improved prices are less pronounced for white varieties such as Chardonnay.
"Irrigation water availability remains a key concern. The cost of leasing water is currently just under $500 per megalitre, which is a significant cost for those irrigators reliant on leased water," said HTW. 
The risk of ongoing dry conditions in the catchment is affecting confidence and is considered to be contributing to a reduced number of horticultural property sales. Local agents also confirm reduced demand for greenfield sites, due mainly to the spike in water prices. 
"A large-scale almond orchard in the Renmark region, which has further development potential, is currently being advertised for sale.
"The outcome will be keenly watched as it will be a good litmus test for corporate investment in the local horticultural space." 
A 50 acres of freehold land in multiple tiles has been listed for $500,000 (pictured above).
The property at<a href="https://www.realestate.com.au/property-farmlet-vic-mildura-700015554" target="_blank"> 104 &amp;95-115 Etiwanda &amp; Benetook Avenue</a> comes with two bedroom home plus studio, car and workshop shedding, well established river red gums, cotton wood trees and garden.
It has been fenced into numerous paddocks with established improved pastures water by flood irrigation/drainage supply or low levels direct from the Murray River.
<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/2019/3/5/mildura%202.jpg" alt="">
Another $720,000 - $770,000 listing in Mildura is a 11.6 hectare vineyard (pictured above).
Located at <a href="https://www.realestate.com.au/property-viticulture-vic-mildura-7966530" target="_blank">3494 San Mateo Avenue</a>, it comes with low level irrigation, electric pump, shed with workshop and cool room.
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Sale activity slows in Mildura rural market: HTW

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Four vineyards across Mildura have hit the market.   Two are in Cardross, one in Irymple and one in Merbein West.
They are being offered at prices ranging between $374,000 and $840,000.   The four separate assets are all being marketed by Ray White Mildura director Damian Portaro.
Portaro said table grape farms are particularly "appetizing" to buyers because they have a much higher income production.
"They are, however, more labor intensive and open to more fluctuations in pricing due to vineyards potentially having contracts in place with wineries," he said.   "But despite these possible contracts, table grape farms can sell at two to three times the amount of a wine property."
According to statistics in 2016, the Mildura/Swan Hill/Wentworth regions produced 75% of Australia’s table grapes, so that highlights just how sought-after the area is for this type of asset, he noted.
The first vineyard being offered is <a id="LPlnk487475" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGQLQ0Zh/usz4LaUi9dO8uHNbRUHrYD8o62NPNNNAx5Y0=&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable">Lot 16, Euston</a><a id="LPlnk487475" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGQLQ0Zh/usz4LaUi9dO8uHNbRUHrYD8o62NPNNNAx5Y0=&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable"> </a><a id="LPlnk487475" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGQLQ0Zh/usz4LaUi9dO8uHNbRUHrYD8o62NPNNNAx5Y0=&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable">Avenue,</a><a id="LPlnk487475" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGQLQ0Zh/usz4LaUi9dO8uHNbRUHrYD8o62NPNNNAx5Y0=&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable"> Irymple</a> (pictured in title), which has an asking price of $424,000 – $466,000
Set on 8 hectares the vineyard is split between 4 hectares of Chardonnay and 4 hectares of Pinot Gris.
Irrigation on this property comprises drip irrigation throughout.
<img src="https://www.urban.com.au/images/2019/1/30/Vineyard%202.JPG" alt="">
The second vineyard hitting the market is <a href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGEjAjM1FjzvcnYJRCiDi3vusiV3zF6DumhVpnlLeiP6Q=&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank">592 Pawson Avenue, Cardross</a> (pictured above), which has the lowest price guide of the four properties being offered of $374,000 – $411,000
Set on 6.8 hectares this established property produces solely Cabernet varietal.
Irrigation on this property comprises drip irrigation throughout.
<img src="https://www.urban.com.au/images/2019/1/30/Vineyard%203.JPG" alt="">
The second Cardross property and the first table grape farm is <a href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGEjAjM1FjzvckO2rjSnSP8s47YvhEJXl4Al+GjVy0LfU=&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank">8 Ponde Street</a> (pictured above).
With an asking price of $499,000 – $548,000 this property's grape production comprises 6.4 hectares of Crimson Seedless and 1.2 hectares of Red Globe.
On elevated red loam soils, according to the listing, "the farm has undergone extensive redevelopment including re-trellis, wires and posts, along with new plantings of Crimson Seedless".
<img src="https://www.urban.com.au/images/2019/1/30/Vineyard%204.JPG" alt="">
The final property being offered is <a id="LPlnk778394" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGknEeG1Aa9drqoS4GJHxgfMXrtKiQ3pFCYznC+SxxoOUNLmyuEhrmYA==&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable">L</a><a id="LPlnk778394" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGknEeG1Aa9drqoS4GJHxgfMXrtKiQ3pFCYznC+SxxoOUNLmyuEhrmYA==&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable">ot 2, Cowanna</a><a id="LPlnk778394" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGknEeG1Aa9drqoS4GJHxgfMXrtKiQ3pFCYznC+SxxoOUNLmyuEhrmYA==&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable"> A</a><a id="LPlnk778394" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGknEeG1Aa9drqoS4GJHxgfMXrtKiQ3pFCYznC+SxxoOUNLmyuEhrmYA==&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable">venue,</a><a id="LPlnk778394" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGknEeG1Aa9drqoS4GJHxgfMXrtKiQ3pFCYznC+SxxoOUNLmyuEhrmYA==&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable"> Merb</a><a id="LPlnk778394" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGknEeG1Aa9drqoS4GJHxgfMXrtKiQ3pFCYznC+SxxoOUNLmyuEhrmYA==&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable">ein</a><a id="LPlnk778394" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGknEeG1Aa9drqoS4GJHxgfMXrtKiQ3pFCYznC+SxxoOUNLmyuEhrmYA==&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable"> Wes</a><a id="LPlnk778394" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGknEeG1Aa9drqoS4GJHxgfMXrtKiQ3pFCYznC+SxxoOUNLmyuEhrmYA==&amp;rh=ff0046588d027172c940d3230b4db68dc45c9cf5" target="_blank" data-auth="NotApplicable">t</a> (pictured above).
With a price guide of $765,000 – $840,000 this 12 hectare property is a table grape farm.
The established property comprises 10 hectare of table grape varietal including Crimson Seedless, Midnight Beauty, Flame Seedless and Menindee Seedless.
There is also 70 megalitres of water available to purchase.
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Four grape producing Mildura properties listed

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Concerns around the cost of water could reduce buyer demand for horticultural properties, however this will only become evident over the next six months or so, according to the latest Herron Todd White rural report.
The valuation firm noted that the ongoing dry conditions are creating challenges for a wide cross section of our rural community. 
"This year is looking a lot like 1982, which is the last time grain growers in our regions faced the prospect of no harvest. 
"With many farmers now running continuous cropping programs and with no livestock to fall back on, the next 12 months will prove a testing time."
"Many graziers in western New South Wales are fast running out of water as well as feed. Most have spent significant sums buying in hay, grain and pellets, but are now questioning whether to quit stock if they have sufficient condition to be saleable rather than keep buying in feed. 
"Hay and grain are becoming very difficult to source and more expensive each month."
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"While this is a pessimistic outlook, we note that farmers in this region are bred to be resilient and we expect the majority will have sufficient capital or equity to ride out at least the next 12 months. 
"History also shows that few people list their properties for sale during drought conditions and so we expect the number of sales to dry up over the next six to 12 months," according to Shane Noonan and Graeme Whyte, local experts.
The cost of leasing annual allocation is now stuck above $300 per ML, which will impact on the return for particularly wine grapes but also higher value crops such as almonds, citrus and table grapes. 
There has been development of these crops over the past four to five years, much of which is reliant on leased water. 
"Any rationing of water will flow through to lower yields, further exacerbating the current shortage of some wine grape varieties," the Herron Todd White valuers noted adding that they "expect that concerns around the cost of water could reduce buyer demand for horticultural properties, however this will only become evident over the next six months or so. Returns remain good for most commodities which will justify the cost of leasing water, even though it will reduce profit."
"There have been good snow falls in the Murray catchment area and we note that there is still time for any substantial rainfall event in September to create good run off and increased allocations,." it added
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A recent noteworthy sale is Cowra station (pictured above), a 4,300 hectare mixed farming operation located 25 kilometres west of Mildura and with extensive frontage to the Murray River. 
The property has been primarily used for grazing and dryland cropping, however has some existing irrigation infrastructure and potential for expansion of this enterprise. 
The property had been on the market for many years, waiting for a buyer intending to undertake some form of irrigation development.
Another recent sale at Mildura is a 3,823 hectare viticulture/vineyard property which was traded at $180,000 (pictured below).
<a href="https://www.realestate.com.au/sold/property-viticulture-vic-mildura-7647151" target="_blank">The property at 792 Ontario Avenue</a> features low level irrigation and included water right. 
It is within a short distance to major 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/2018/9/3/mildura%202.jpg" alt="">
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