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.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/-VjjLwoViX0?si=A3k7ws9NX35Uac7_" title="YouTube video player" width="560"></iframe>

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>
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	Ground-floor retail
	</li>
	<li>
	Rooftop wellness precinct
	</li>
	<li>
	Gym and sauna
	</li>
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	Outdoor entertaining and BBQ areas
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	Landscaped communal gardens
	</li>
	<li>
	Multi-use recreation court
	</li>
	<li>
	Retained mature blue gum tree
	</li>
	<li>
	Connecting with Country design process
	</li>
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	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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The property market for large scale horticultural enterprises in the Sunraysia region has shifted dramatically over recent years, according to Herron Todd White’s latest report.
The property valuation firm says that in the period from 2007 to 2014, properties would be advertised extensively and selling periods would often extend over 12 months.
In the past year or so, there have been numerous examples of owners of large properties receiving unsolicited approaches from corporate buyers (or their brokers) wishing to buy their property.
“We are regularly being asked by owners of these properties for advice on what they should do.
Additionally we are consistently receiving requests from agents for help in identifying the ownership of or suitable properties which may fit their investment strategies,” the report stated.
Corporate buyers appear most motivated to buy properties which have scope to complete further development, reinforcing their belief that the current good returns from industries such as table grapes, citrus and almonds will be maintained for some time to come.
“As we reported in the February edition there were three sales of substantial table grape enterprises in the latter half of 2016, with the buyers being two separate international investment funds and a recently listed Australian agribusiness company.
The strong demand appears to have continued into the early part of 2017, noting that we are aware of negotiations for the purchase of a number of properties,” the report stated.
There are also currently a number of companies either overtly or covertly scoping out suitable properties to develop large scale, flat plate solar farms.
It is not clear at this stage whether any of these proponents will end up buying and developing the properties for this use, however there appears to be some current momentum for this to happen.
The first of such proponents, Overland Sun Farming, recently launched its $500 million plans to build three large scale solar farms at Yatpool, Iraak and Wemen (all south of Mildura) commencing in June 2017.
It is expected that the total combined output will be 320 megawatts which is enough to power all households in Geelong, Ballarat and Bendigo.
Whilst previous proposed projects have failed to materialise in the region the current operators reportedly have the funding and contractual arrangements in place to ensure these projects will be built and operational by early 2018.
Whilst traditionally sale activity in the cropping and pastoral sectors in the December to February time frame is generally low Herron Todd White notes that there has been some good sales activity.
Thurla Farms at Redcliff (above) has been <a href="https://www.realestate.com.au/property-horticulture-vic-mildura-7693771" target="_blank">listed for sale</a>.
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Horticultural sales markets in Mildura hasten dramatically: HTW

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The Mildura economy has picked up in the past few years, largely attributed to stronger returns being experienced by the local farming sector and is starting to benefit the local property market, according to HTW’s February 2017 update.
The valuation firm says that producers of table grapes, citrus and almonds in particular have reinvested their profits by expanding their farms and upgrading machinery.
This investment has filtered through the wider economy.
The improved conditions have contributed to the housing market in Mildura continuing to tick along steadily.
“While capital gains have been modest over the past one to two years, there has been some growth evident, particularly for family homes in the $300,000 to $550,000 segment,” HTW says.
“We expect that 2017 will see a continuation of this trend.
“Buyers are a mix of people moving to Mildura for either employment or retirement and locals looking to upgrade to more substantial homes.
“Buyers in this segment are looking for three or four bedroom, modern homes in better locations.
“The presence of well designed outdoor living areas remains on the top of buyers’ wish lists.
“Meanwhile, the most noticeable increase in value has been for vacant land.”
The report says that the cost of completing land subdivisions has increased in recent years.
However developers have managed to recoup these cost rises through a combination of smaller lot sizes and higher sale prices.
“$100,000 is becoming the norm for a 39 700 square metre serviced lot in Mildura and larger, rural residential lots in preferred areas are now selling for over $150,000,” HTW says.
Values in outlying towns generally track below Mildura, with the exception of Irymple and Gol Gol.
These two satellite towns are within 8 kilometres of Mildura, have good amenities and are popular with families.
There are a number of residential subdivisions currently under way in these two towns which are expected to satisfy demand for new housing in these areas in the short term.
Rents have risen modestly during the past year or so and it appears that the rental market is relatively evenly balanced at the moment.
“We expect this situation to continue throughout 2017 as a result of the relatively large number of rental homes constructed in recent years,” says HTW.
For the average price of $250,750 a house can be purchased such as the one at <a href="https://www.realestate.com.au/property-house-vic-mildura-124427806" target="_blank">5 Havard Court</a>, Mildura (above) that is available from between $250,000 to $275,000.
For the average price of $180,000 a unit can be purchased such as the one at <a href="https://www.realestate.com.au/property-unit-vic-mildura-124545746" target="_blank">1/325 San Mateo Avenue</a>, Mildura (below) that is available from between $160,000 to $176,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/15/1_325%20San%20Mateo%20Avenue.jpg" alt="">
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Mildura economy pickup benefiting property market: HTW

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Confidence levels in Mildura’s rural property market have strengthened considerably during the past two years, according to Herron Todd White's latest report.
The property valuation firm says that the improved confidence will be continue to be reflected in both a higher number of property transactions and higher values.
"What is remarkable is that this confidence has spread to almost all of the rural industries found in the region," HTW's latest report suggests.
A lower Australian dollar, improved export access to some key Asian markets, low interest rates and generally good seasonal conditions have seen growers of table grapes, citrus and almonds generate strong cash flows in successive years.
Wine grape growers, after enduring terrible commodity prices for a decade, are expecting prices to improve by around $50 per tonne in the current harvest.
"They are hoping that this will be the start of a steady increase over the next few years.
"With respect to our local horticultural industries, it needs to be remembered that the current stronger conditions follow the very difficult conditions experienced between 2007 and 2013."
Property values fell considerably during this period, and the initial improvement was a bit of a catch up, it advised.
Dryland farmers have just harvested a near record crop.
While grain prices have been dismal, many growers benefited from stronger prices for canola and pulse crops which has helped improve their average per hectare returns.
Graziers in the far west of NSW have continued to benefit from very strong meat and wool prices, with agents reporting strong demand being shown for any grazing properties listed for sale.
The current strong returns are however contributing to a very tight supply of grazing properties being listed for sale.
In the last half of 2016, there were three sales of substantial table grape enterprises.
The buyers were two separate international investment funds and a recently listed Australian agribusiness company.
Analysis of these sales indicates that table grape vineyard values have risen by over 25 percent during the past two to three years.
There has also been significant sales activity in smaller family farm sized table grape vineyards, with buyers being mostly existing growers seeking to expand.
Interestingly though, a number of buyers of these smaller vineyards have been fruit exporters, motivated by a desire for vertical integration.
It will be interesting to see whether this trend continues or these non traditional buyers pull back, wary of also assuming the production risk.
An almond and wine grape agricultural property on 18,135 acres is listed at <a href="https://www.realestate.com.au/property-other-vic-mildura-7695503">1 Thurla Road Mildura</a> (above). The property currently has 565 acres of almonds, 291 acres of premier wine grapes, 16 acres of avocado &amp; 250 acres of commercial Lucerne.
It is listed through John Morris and Michael Everard of Ruralco.
A 23.4 acre property in Merebein, <a href="https://www.realestate.com.au/sold/property-acreage+semi-rural-vic-merbein-123205646" target="_blank">149 Channel Road</a>, sold last October. It has 4 acres of Menindee, 3 acres of Red Globe, 2 acres of Crimson and 13 acres of Sultanas. The property features a 3 bedroom, 1 bathroom home, shed and pickers hut.
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Mildura rural market stronger due to high confidence levels: HTW

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Wine growing land in the Mildura region is catching the eye of big wine companies as a number of large grape vineyards are purchased with the intention of redevelopment into almonds or table grapes according to Herron Todd White.
Herron Todd White's, November rural report said despite no substantial increase expected in wine grape prices for next year, wine companies now feel a need to once again compete to source grapes due to a combination of reduced supply and improving export markets.
"A 60 hectare vineyard at Gol Gol and a 46 hectare vineyard at Wargan purchased by established table grape growers for redevelopment," the report said.
"These sales follow closely behind the sale of the 900 hectare Del Rios vineyard at Kenley which is in the process of being developed to almonds and the 200 hectare vineyard at Nangiloc which is being converted to dried fruit.
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"Further eroding the available supply of grapes is the recent purchase of around 320 hectares of wine grapes in the Sunraysia region by China’s third largest wine maker, Weilong Grape Wine Company. This potentially removes approximately 6,000 tonnes of fruit that has historically been sold to local wineries. Weilong has also negotiated to buy land close to Mildura on which they intend to construct a winery, presumably to process their own fruit, but potentially also buying fruit from local growers.
"The NSW Government has recently announced plans to construct a $320 million pipeline connecting Broken Hill to the Murray River, a distance of 270 kilometres. This announcement followed a period of uncertainty for the 18,000 residents, who have relied on the Menindee Lakes for drinking water. With the lakes having run dry three times in the past 13 years, there is clearly a need to shore up their supply.
"While the decision is no doubt welcome for Broken Hill, it appears to ignore the needs of irrigators below Menindee who were hoping for a policy that would ensure that greater volumes of water would be stored at Menindee in the future."
Property Observer found a 7,339.00ha property with almond and wine grape farms on the market at <a href="https://www.realestate.com.au/property-other-vic-mildura-7695503" target="_blank">1 Thurla Rd Mildura</a>.
The property currently has 565 acres of almonds, 291 acres of premier wine grapes, 16 acres of avocado plants and 250 acres of commercial lucerne.
It also features 2000 acres under spray irrigation for the production vegetables, potatoes &amp; lucerne.
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Agricultural diversity driving Mildura land market: HTW

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Demand for housing in Mildura is greatest in the $225,000 to $450,000 price bracket, according to Herron Todd White’s (HTW) latest monthly market report.
The property advisory firm says that buyers in this range are predominantly owner occupiers, comprising a mix of first home buyers and people trading up from cheaper first homes. It is difficult to find a well maintained dwelling for less than $200,000 in Mildura, however cheaper houses can be found in some of the surrounding towns.
One example would be a three bedroom home at <a href="https://www.realestate.com.au/property-house-vic-mildura-123792114" target="_blank">1 Crosbie Court</a> (pictured above) that is for sale for $269,000.
The volume of sales above $500,000 is relatively low, however there is generally buyer interest if properties have good outdoor living areas, shedding or swimming pools.
Selling periods for properties priced above $600,000 are often longer than three months, but there are exceptions.
"Often we find that buyers of more prestigious housing are people relocating to Mildura for either work or retirement purposes," the report said.
"This group is generally able to act quickly when they see a property that suits their needs," HTW noted.
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Prestige market buyers relocate to Mildura for work or retirement: HTW

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Population growth has long been considered the key to whether house prices go up or down in the Mildura district, according to the valuers, Herron Todd White.
The biggest driver of the property market is whether the Mildura economy and lifestyle can attract people, it recently noted.
They noted data provided by Regional Development Victoria shows that in the past few years, the population of the Mildura Local Government Area has been growing at just under 1 percent per annum, compared to the Victorian state average of around 1.75 percent per annum.
The main industries in terms of employment are agriculture, retail and health care and social assistance.
"In the past two to three years we have seen an improvement in some of the key local farming industries, especially table grapes, almonds and citrus, and we are now starting to see the first shoots of an improvement in the wine grape industry.
"This confidence has increased demand for local service industries that support the local farming sector and for the next few years at least, it appears as though this segment of our local economy should grow.
"The retail sector is expected to maintain current levels of employment but is considered unlikely to grow," HTW said.
With regard to health care, Mildura has a higher than state average percentage of the population aged over 55 and is expected to continue to attract older people from smaller centres within a 300 kilometre radius due to the presence of good medical and recreational facilities and relative housing affordability.
"We feel that the local economy is currently enjoying a period of growth and that this will see our population grow at a faster rate than has been occurring in recent times.
"Housing that is attractive to retirees is expected to continue to see good demand, as will three or four bedroom homes that appeal to young families," the HTW report tipped.
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Mildura population growth set to assist housing price growth

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A pair of three bedroom homes can be purchased for around $500,000 in Mildura's suburbs of Irymple, Buronga and Gol Gol according to the property valuation firm, Herron Todd White.
HTW's residential market report for July said investing in these regions is sound, with the median house price in Mildura around $250,000.
 "For this price it is possible to buy a 3-bedroom brick dwelling, probably with only 1-bathroom, that might now be 20 years old and with a dated appearance," HTW said.
"We suggest concentrating on one of the better parts of Mildura or the well regarded satellite towns of Irymple, Buronga or Gol Gol. These towns are within 8 kilometres of Mildura and generally track house values in Mildura. In one of these towns, $250,000 will most likely now be more than 20 years old and so some upgrading will eventually be required.
"For this reason, we recommend that investors ensure that, where possible, they hang on to some funds to allow a cosmetic upgrade at some future stage, and ideally prior to any future sale.
"Values in Mildura have remained stable over the past 12 months and while we aren’t forecasting any significant capital appreciation in the short term, we also expect that values will hold at least at their current levels. Some of the key local agricultural industries are enjoying stronger returns and this is expected to help underpin the local economy."
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"In the past 12 months the balance of supply and demand for rental accommodation has evened out, however vacancy rates are still low and gross yields have stayed at around 6 percent."
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 Property Observer found a three bedroom home in Buronga (above) currently on the market with expectations <a href="https://www.realestate.com.au/property-house-nsw-buronga-120001497" target="_blank">between $190,000 and $209,000</a>.
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Gross 6 percent yields in sub-$500,000 Mildura market: HTW

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Victoria's Mildura has remained at the start of the recovery period on valuation firm Herron Todd White's property clock for several months now.
The property clock is a simple broad brush means of indicating where property prices are and the direction they are headed. The April clock dealt with fringe suburbs across Australia and one of them was the regional Victorian city of Mildura.
Mildura is the centre of a large irrigated horticultural district and within 30 kilometres there are a number of smaller towns and communities which either pre-date Mildura or were developed to support the surrounding farming communities.
These small communities include Nichols Point, Irymple, Red Cliffs, Cardross, Koorlong, Merbein and the NSW towns of Buronga, Gol Gol, Dareton and Wentworth. All of these communities have primary schools and the larger towns have the usual shopping and recreational facilities.
Those communities within 10 kilometres of the centre of Mildura generally have real estate values which closely track those of Mildura, while the more remote towns are more affordable and generally have less capital growth. Examples of towns more than 10 kilometres from Mildura include Wentworth, Merbein and Red Cliffs. Purchasing a home in these towns is an option for buyers not able to afford a similar standard dwelling in Mildura, particularly those seeking larger lot sizes.
Typical values for a three-bedroom, one-bathroom older residence in Merbein are in the range of $120,000 to $160,000 and show rental levels of $200 to $250 per week giving a gross yield of around 8%. Yields are similar in Wentworth but a little lower in Red Cliffs.
Red Cliffs has enjoyed relatively strong population growth in the past 10 years, with several new subdivisions completed to capitalise on demand from people happy to live in a small town and often employed by businesses in the Iraak and Nangiloc irrigation districts further to the south. The recent decision by Treasury Estate Wines to close its bottling facility at Iraak has affected approximately 100 employees, many of whom lived in Red Cliffs. Demand for rental accommodation in Red Cliffs has consequently declined.
Our advice to investors is that buying a home in the fringe towns will often result in a higher yield, however, history has shown that capital gain has been low compared to Mildura or the towns closer in. 
Property Observer looked up some recent property sales in the $120,000 to $200,000 range in some of the fringes on www.realestate.com.au and came up with these:
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1. A three-bedroom house at <a href="https://www.realestate.com.au/property-house-vic-merbein-121196838" target="_blank">26 Sanders Street Merbein Vic 3505</a> sold for $165,000, according to RP Data.
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2. A three-bedroom cottage at <a href="https://www.realestate.com.au/property-house-vic-red+cliffs-120817453" target="_blank">40 Goulburn Avenue Red Cliffs Vic 3496</a> fetched $118,000.
 
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Fringes in Victoria's Mildura offer higher yields, but capital gains slower: HTW

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Activity in the Mildura/Sunraysia rural scene over the past month included the completion of the wine grape harvest while the fresh fruit table grape harvest is nearing completion with only the final pick of the later varieties remaining to be harvested. 
The weather throughout the picking season has been one of the best for many seasons, Herron Todd White noted.
With the heat now dissipating after a relatively hot summer in this region, local dryland farmers are looking to the skies for some significant rainfall to kick start their cropping campaigns and while some significant areas have been dry sown, traditionally growers tend to use Anzac Day as the point in time to commence sowing. 
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Interest has not waned from international corporate entities investing in fresh fruit, dried fruit and citrus holdings as an attractive medium to long term strategy. 
HTW noted confirmed reports of several significant transactions in recent weeks with sales generally structured on lease back arrangements to provide corporate buyers with a regular rental income stream. 
Sales and pending sales we are aware of include: 
• A 300 hectare table grape holding(244hectares planted) in the Euston region on a long term lease back arrangement. There is no water entitlement included in the sale. The property is planted predominantly to Crimson Seedless vines. The land and plantings show around $60,000 per hectare; 
• Four holdings in the Mildura/Karadoc/Nangiloc area totalling approximately 200 hectares of citrus and table grape plantings have been contracted by the same interest to the above pending Euston sale for in excess of $10 million on a long term lease back arrangement. No water entitlement is included but applicable AUL applies; 
• A large citrus holding in the Riverland region of South Australia comprising over 100 hectares of good standard predominantly navel oranges has reported sold, with the plantings expected to show levels in excess of $25,000 per hectare
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Grape harvest driving activity in Mildura, Sunraysia: HTW

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Investors have traditionally made up a considerable portion of buyers in the Mildura region.
They have been buying modern stand alone dwellings in the $250,000 to $350,000 price bracket, says valuation firm Herron Todd White.
In their November review they suggested the demand from local investors has been relatively stable during the past few years, while demand from out of town buyers was higher than normal during the period from around 2010 to early 2015, boosted by the activity of several promoters who were selling house and land packages, often at prices not supported by local evidence.
"Demand from out of town buyers appears to have slowed during 2015, partly affected by a strengthening in land prices and a resulting shortage of affordable land. It is also possible that this pool of buyers has reduced, due to the slowing economy in the resource states," HTW said.
"We expect local investors to remain active, despite some tightening in lending criteria and concerns that interest rates may rise."
The report added homes that are attractive to investors typically contain 3 or 4 bedrooms and are less than 20 years old, thereby providing depreciation allowances and less maintenance issues.
"Low vacancy rates have contributed to rents for this type of property increasing by around $20 per week in the past two to three years.
"This has helped keep gross yields between 5.5% and 6%.
"Yields for small units are higher, however these traditionally have shown less capital gain."
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