Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

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Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Joel Robinson

Apartment design is adapting to the way Australians shop

While school holidays and trips to Europe tend to define the winter property market, there's been no cold snap at <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> in North Sydney.

Developer-builder&nbsp;<a href="https://www.apartments.com.au/developers/aland">ALAND</a> sold more than $35 million worth of apartments throughout June, including a $6.8 million apartment that now ranks among the highest apartment sales ever recorded in North Sydney.

SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.

"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.

"Many recognise the opportunity to secure an apartment in an iconic building and premium location while values remain attractive. They may initially lease the property, but the intention is to eventually move in themselves, rather than purchasing purely as an investment."

[smartcode_project:default project_id=134323 project_image_fid=367129]

Located at 177 Walker Street, The Walden will deliver 161 one, two, three and four-bedroom residences across a 30-storey tower designed by Rothelowman. Every apartment occupies a corner position, maximising natural light, cross ventilation and views across Sydney Harbour, the Opera House, Sydney Heads and the northern districts.

Rather than a traditional balcony, the residences feature winter gardens that seamlessly extend the open plan living areas, creating versatile spaces for relaxing or entertaining throughout the year. Floor-to-ceiling glazing draws in natural light while showcasing sweeping views from the building's elevated Walker Street position.

Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.

The larger residences have been planned with distinct entertaining and private zones, with many master suites positioned on corners to capture natural light and harbour views. Walk-in dressing rooms, freestanding baths and refined stone finishes reinforce the house-like feel that has resonated with downsizers and owner-occupiers.

[smartcode_project:default project_id=134323 project_image_fid=6393]

Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.

"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.

"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."

Residents will also have exclusive access to The Pavilion, a dedicated amenity building featuring a rooftop pool, wellness studio, gymnasium, sauna, concierge service, residents' lounge, private dining spaces and work-from-home facilities.

[smartcode_project:default project_id=134323 project_image_fid=6402]

The project marks ALAND's first major luxury apartment development in Sydney's inner-city market after more than two decades delivering residential communities across Greater Sydney.

Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.

"This is a rare opportunity to bring a truly exceptional project to life in one of Sydney's most iconic locations, and to showcase our craftsmanship and design expertise at a world-class level," Hrsto said.

[smartcode_project:default project_id=134323 project_image_fid=6383]

The Walden has been introduced to the market at a time when demand for living in North Sydney is at an all-time high. Billions of dollars have been invested in infrastructure, including the recently opened Victoria Cross Metro station, located just 300 metres from The Walden, providing residents with direct access to the Sydney CBD in just minutes.

Private investment has also transformed the area through the arrival of new retail and dining destinations, elevating the lifestyle offering in what was once considered primarily a commercial precinct rather than an aspirational residential address.

The Walden is currently under construction and is scheduled for completion in 2028.

[smartcode_project_cta:default project_id=134323]

ALAND records $35 million in sales in North Sydney as The Walden bucks quiet winter selling season

The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

&nbsp;

Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

First look: ‘Far more than replacing a shopping centre’ as Conquest unveils 736-home Eastlakes redevelopment

Abadeen has lodged a State Significant Development Application (SSDA) for one of Mosman's largest apartment developments in recent years, seeking approval to transform the former Honeysuckle Garden and Midas site on Military Road into a 100-apartment mixed-use development.

The SSDA, lodged with investment partner Phoenix Property Investors, proposes around $230 million worth of new housing on the prominent <a href="https://www.apartments.com.au/new-apartments/494-516-military-road-mosman-nsw-2088">494-516 Military Road</a> site.

The proposal comes as Mosman Council continues to progress its recently endorsed Masterplan, which identifies the precinct for increased housing density while maintaining the suburb's established character.

Designed by DKO Architecture, the development would comprise 100 apartments above ground-floor retail, with a rooftop wellness precinct including a gym, sauna, entertaining areas and landscaped communal spaces.

Rather than pushing to the full 12-storey height identified in Council's Masterplan, the proposal ranges between five and nine storeys, stepping down towards Hale Road. A tenth level would accommodate resident amenities rather than additional apartments.

The project has been designed to appeal to a broad range of buyers, from first home buyers and young professionals through to families and local downsizers looking to remain on the Lower North Shore.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="5dada03f-5b4c-43ba-ba62-2868add31440" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.57.55%E2%80%AFAM.png?VersionId=7LBy0B.Jo8_iWAFJsClcV7Q3UnXrv49r" />

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock.

"The apartments have been designed as genuine long-term homes, with efficient floorplans that maximise usable living areas, generous storage, natural light and strong connections between indoor and outdoor spaces," Brown says."

"We've focused on creating homes for a broad range of buyers, from first home buyers and growing families through to downsizers who want to remain in Mosman."

The rooftop wellness offering forms a key part of the proposal, with residents set to have access to a gym, sauna, outdoor entertaining spaces, communal dining areas, landscaped gardens and a multi-use recreation court overlooking Sydney Harbour.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="d37c2d6b-583a-4a0f-b7a9-9f46b893d2f4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.58.06%E2%80%AFAM.png?VersionId=FPoa5FCm2RtzjhAh2w5FTWJbV6GHfY8D" />

DKO drew heavily on the site's natural and cultural history, undertaking a Connecting with Country process with local Aboriginal Elders to inform the architectural and landscape design.

Senior Associate Matthew Ritchard said the design sought to create a building that responded to both the site's landscape and its cultural significance.

"The architectural language of the project is a deep expression of Connecting with Country, where the materiality and colour palette serve as a bridge between the site's geological history and its future as a residential sanctuary."

The proposal also retains the site's established blue gum tree as the centrepiece of the communal landscaped gardens, while introducing activated retail fronting Military Road to strengthen the connection between Mosman and Cremorne villages.

If approved, the project would deliver 100 new homes within walking distance of shops, public transport, schools and local amenities, adding to the limited pipeline of new apartments on the Lower North Shore.

<h2>Project Snapshot</h2>

Project: Honeysuckle Garden Redevelopment

Address: 494-516 Military Road, Mosman

Developer: Abadeen and Phoenix Property Investors

Architect: DKO Architecture

Lead Architect: Matthew Ritchard

Value: $230 million

Residences: 100 apartments

Key features:

<ul>
	<li>
	Ground-floor retail
	</li>
	<li>
	Rooftop wellness precinct
	</li>
	<li>
	Gym and sauna
	</li>
	<li>
	Outdoor entertaining and BBQ areas
	</li>
	<li>
	Landscaped communal gardens
	</li>
	<li>
	Multi-use recreation court
	</li>
	<li>
	Retained mature blue gum tree
	</li>
	<li>
	Connecting with Country design process
	</li>
	<li>
	Harbour, CBD and Balmoral views from upper-level apartments
	</li>
</ul>

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock

First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman

The wave of apartment proposals sweeping through Mosman shows no signs of slowing, with another major residential development lodged through the NSW Government's State Significant Development pathway.

Developer First Quadrant Properties, which recently completed Willoughby Grounds and has several projects in planning across the North Shore, has unveiled plans for <a href="https://www.apartments.com.au/new-apartments/cove-on-ourimbah-40-56-ourimbah-road-mosman-nsw-2088">Cove on Ourimbah</a>, a 63-apartment development on Ourimbah Road, adding to the growing pipeline of projects reshaping one of Sydney's most tightly held harbour suburbs.

The proposal would consolidate nine properties at 40-56 Ourimbah Road into a part eight, part nine-storey apartment building, continuing the momentum created by the NSW Government's accelerated planning pathways that have seen several significant developments emerge across Mosman over the past 12 months.

Designed by Doroch Architects, the project would deliver 63 apartments, resident wellness facilities including a gym, pool and sauna, landscaped communal spaces and basement parking, while using recessed upper levels, generous setbacks and extensive planting to reduce the perceived scale of the building.

<img alt="First look: First Quadrant Properties eyes nine-storey Mosman apartment project under State Significant pathway" data-entity-type="file" data-entity-uuid="32ee68e4-141e-4a10-8f83-48e961a5e71e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Ourimbah%20Road%2C%20Mosman%20a.png?VersionId=CUeILFc6APlwXPc.iplElbxHvREKwjig" />

Doroch Architects said the building had been designed to reinforce Mosman's established character.

"The building's aesthetic is grounded in the existing residential character of Ourimbah Road and the broader Mosman context," the architect noted in the planning documents submitted to the NSW Government.

The design adopts a contemporary material palette of natural stone, textured concrete and brown concave metal cladding, complemented by integrated planters and deep balconies. The podium incorporates softened curved concrete forms, while increased setbacks have been provided adjacent to the heritage-listed property at 60 Ourimbah Road to create a more sympathetic transition.

The site sits around 330 metres from Mosman Town Centre, placing it within the NSW Government's Low and Mid-Rise Housing policy area, where increased residential density is being encouraged close to shops, transport and services.

The proposal follows a string of major apartment projects lodged or declared State Significant in Mosman in recent months, including Abadeen's 100-apartment Honeysuckle Garden redevelopment on Military Road and several other developments across Awaba Street, Redan Street and Muston Street from the likes of Time &amp; Place, HELM and Prosker Property.

&nbsp;

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/time-place-to-take-on-mosman-apartment-market">Time &amp; Place to take on Mosman apartment market</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-abadeen-plans-100-apartments-on-former-honeysuckle-garden-site-in-mosman">First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman</a>

&nbsp;

First look: Another major apartment proposal signals Mosman's development boom

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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