<a href="https://www.apartments.com.au/developers/sunland-group">Sunland Group</a> has officially lodged plans for its first Gold Coast apartment project since the departure of the Abedian family from the company three years ago, unveiling a new high-rise proposal for a prominent Broadbeach corner site on Old Burleigh Road.

The application was submitted by an entity directed by Tom Jamieson, stepson of longtime Sunland leader Soheil Abedian, and Riaz Rezvanipour, brother-in-law of Sahba Abedian, Soheil’s son.

Sunland acquired the 1,283 sqm site on the corner of Old Burleigh Road and Armrick Avenue for $9.5 million late last year and is now seeking approval for a <a href="https://www.apartments.com.au/new-apartments/99-101-old-burleigh-road-broadbeach-qld-4218">42-storey tower with 81 apartments</a>.

<img alt="First look: Sunland Group returns to Broadbeach with new Old Burleigh Road tower plans" data-entity-type="file" data-entity-uuid="fea2946d-90ee-4cfc-babe-2a8ad5db2cb6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers.png?VersionId=BV0fihJw31nDIQ8ozY_h3GbS8mxDyhnm" />

Designed by <a href="https://www.apartments.com.au/architects/contreras-earl-architecture">Contreras Earl Architecture</a>, the proposed tower at 99-101 Old Burleigh Road would deliver a predominantly larger-format apartment mix aimed at the owner-occupier market. Plans include 17 two-bedroom apartments, 55 three-bedroom apartments, and nine four-bedroom residences across 35 residential levels.

The development also incorporates three basement levels, four podium parking levels, two levels of communal recreation facilities, and rooftop plant and equipment. A total of 189 car spaces are proposed, significantly exceeding the 90 spaces required under the planning scheme.

The architecture adopts a sculpted, curvilinear form, with deep wraparound balconies and integrated landscaping intended to soften the tower’s vertical expression. The planning report states the building’s “slender footprint/form provides a complimentary yet varied built form within the local streetscape” and contributes to “a varied, yet ordered skyline.”

Contreras Earl noted in its Architectural Statement that from the early stages, the project addressed a fundamental challenge: how to accommodate the required residential yield while avoiding the conventional model of a tower sitting on a rigid, fully resolved parking podium.

“The most direct response would have been to consolidate parking into a singular, flat podium and extrude a repetitive tower above,” the statement said. “While efficient, this approach would result in a consolidated built form with limited engagement with the surrounding landscape and public realm.”

Instead, the conventional podium model was “deliberately rejected”. The architects described the base of the building as “a landscaped architectural condition where structure, planting and circulation are integrated”.

“Rather than presenting a continuous built mass, the base of the building is articulated through a series of concrete planter elements that organise the podium into a fragmented system,” the statement said. “This approach reduces the perceived bulk of the lower levels while establishing a more permeable interface with the streetscape and adjacent open space.”

<img alt="Sunland" data-entity-type="file" data-entity-uuid="923fad8d-c960-4527-8fbe-975cf1ddf88d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%2010.32.03%E2%80%AFAM.png?VersionId=pngwb0hYOIUpq9vDw6F2EsOiVuHF3DiX" />

&nbsp;

The site sits within the High Density Residential Zone and inside the City of Gold Coast’s unrestricted “HX” building height area, where the planning framework anticipates intensified residential development tied to the expanding light rail corridor. The planning report notes the area is undergoing “transition toward more intense development forms” given its proximity to Broadbeach, Surfers Paradise, and high-frequency public transport infrastructure.

Positioned directly opposite Broadbeach Park and within walking distance of Florida Gardens light rail station, the development would sit among a rapidly evolving stretch of Old Burleigh Road that has become one of the Gold Coast’s most active apartment development corridors.

The application joins a growing pipeline of luxury residential projects reshaping Broadbeach, including nearby developments by 5Point Projects, Polycell, and Graya.

The planning report argues the project contributes toward the Gold Coast’s long-term housing targets under the South East Queensland Regional Plan, which forecasts the need for more than 100,000 additional high-rise dwellings across the city by 2046.

<section data-scroll-anchor="false" data-testid="conversation-turn-4" data-turn="assistant" data-turn-id="request-WEB:84a2af5e-d7cf-4ddf-922a-f4d44d6c6caa-1" data-turn-id-container="request-WEB:84a2af5e-d7cf-4ddf-922a-f4d44d6c6caa-1" dir="auto">
The Abedian family departed Sunland Group in late 2023, ending a four-decade association with the company, and subsequently established the private development firm Abedian &amp; Co. The group is currently delivering <a href="https://www.apartments.com.au/new-apartments/greenmount-residences-cnr-hill-street-and-marine-parade-coolangatta-qld-4225">Greenmount Residences</a> at Rainbow Bay and recently launched <a href="https://www.apartments.com.au/new-apartments/18-mary-avenue-14-18-mary-avenue-broadbeach-qld-4218">18 Mary Avenue</a> in Broadbeach.
</section>

Joel Robinson

First look: Sunland Group returns to Broadbeach new apartment market with new Old Burleigh Road tower plans

The Minns Labor Government has established the new Bays West Delivery Authority to lead the development&nbsp;of the Bays West Precinct and Blackwattle Bay Precinct.&nbsp;

The Authority is charged with creating Sydney’s newest precinct, a thriving, connected, sustainable hub with White Bay Power Station as its cultural heart. Its vision is to build on the area’s natural, cultural and industrial history to shape a vibrant new neighbourhood.

The precinct will deliver up to 8,500 well-located homes, including a minimum of 10 per cent affordable and essential worker homes. Combine new housing with public open space, opening public access to the waterfront for the first time in more than 100 years, while retaining important deep-water facilities to support Sydney’s working harbour.

Located just minutes from the Sydney CBD and connected to a world-class metro, ferry, walking and cycling links, the Bays West precinct will rebalance housing growth towards well-serviced inner-city locations and help tackle the state’s housing crisis.

The Bays West Delivery Authority,&nbsp;an agency of the Department of Planning, Housing and Infrastructure, will report to the NSW Minister for Lands and Property who already has oversight of major precinct renewal projects including at Blackwattle Bay and Barangaroo.

As part of the broader Bays West transformation, the Minns Government recently announced that a proposal from Lendlease to redevelop part of the Bays West Precinct has progressed to Stage 2 of the NSW Government’s unsolicited proposals process.

<img alt="Sydney" data-entity-type="file" data-entity-uuid="2ed71eb9-d8e8-4fa7-b9d1-de4531dcf2f3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%209.42.31%E2%80%AFAM.png?VersionId=IDryFIbped9SNDg72LEN_EecvhUsOPvp" />

The Minns Labor Government has also confirmed the Bays West precinct will have a new suburb name. This will be the first major suburb built in close proximity to Sydney’s CBD in decades and will encompass the area currently being referred to as Bays West, including Glebe Island and the White Bay Power Station. Served by a new Metro station just five minutes from the CBD, it will become one of the most populous suburbs in the Inner West and one of Sydney’s premier cultural destinations.

An early works program is taking shape, which&nbsp;includes the first stages of an international design competition.&nbsp;

The aim of the Bays West&nbsp;International&nbsp;Design Competition is to&nbsp;ensure design excellence is embedded in the project from the start. The competition will deliver an&nbsp;urban framework that defines the character, ambition and long-term identity of&nbsp;this&nbsp;former industrial precinct as it transitions to a vibrant, inclusive and sustainable residential&nbsp;neighbourhood.

The competition will be led by the Bays West Delivery Authority in partnership with Government Architect NSW.&nbsp;

It will launch with an invitation for a global Expressions of Interest, before moving to an invitation-only stage that will be assessed by a panel that&nbsp;will provide advice to Cabinet who will select a winner.

Premier of NSW, Chris Minns said the establishment of the new Authority is the first step in transforming the Bays West precinct into a vibrant, livable suburb minutes from the Sydney CBD and two stops from Hunter St Station on the Metro West line.

“The Authority will deliver well-located homes close to the heart of the city and integrate the new precinct with Blackwattle Bay and the new Sydney Fish Market.

“This is a generational opportunity to build a new suburb on the city’s edge and open the harbour foreshore to the public for the first time in a century.”&nbsp;

Minister for Lands and Property Steve Kamper said the new Bays West Delivery Authority established by the Minns Government will turbocharge the development of Sydney’s newest suburb.

“The Authority is working at a record pace to deliver an international design competition, planning pathways and a financial model so that this development benefits Sydney with well-designed homes in a central location, close to public transport, jobs, entertainment and essential services.

“If we want Sydney to stay liveable and affordable, we need to be bold about using underutilised government-owned land to deliver homes for the future while making sure essential working harbour functions can be accommodated.”

Bays West Delivery Authority established to "turbocharge" Sydney’s newest suburb

Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

&nbsp;

&nbsp;

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

400 new homes planned for Adelaide's former West End Brewery site

Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.

The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.

Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" />

“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.

The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”

The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" />

The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.

According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.

“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" />

All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.

The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.

Cavcorp unveils wellness-focused Teneriffe House and Teneriffe Lane apartment buildings

Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.

The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.

Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" />

Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.

The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.

The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" />

Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.

Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.

First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Fitzroy apartments

Mining

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Most cautious investors steer clear of mining towns. 
However numerous investors bought in with promises of then double digit yields.
Port Hedland has fared the worst <a href="https://propertyobserver.com.au/finding/residential-investment/sales-and-auctions/44345-port-hedland-asking-prices-fall-further" target="_blank">on the price drop front</a>, but still ranks in Australia's top 12 rental yield locations as calculated by Investar. 
Many others on the list have holiday town income yields. 
Rank Suburb State Postcode Dwelling Type Bedrooms Median Listing Price Weekly Median Rent Rental Yield
 
1 JINDABYNE NSW 2627 Unit Studio &amp; 1 $121,500 $260 11.12%
2 DIDDILLIBAH QLD 4559 Unit 2 $178,000 $360 10.51%
3 MANOORA QLD 4870 Unit Studio &amp; 1 $95,000 $185 10.12%
4 BROKEN HILL NSW 2880 House 2 $110,000 $200 9.45%
5 WOREE QLD 4868 Unit 2 $166,000 $300 9.39%
6 CAIRNS QLD 4870 Unit Studio &amp; 1 $140,000 $250 9.28%
7 MANYANA NSW 2539 House 4 $465,000 $800 8.94%
8 PALM COVE QLD 4879 Unit Studio &amp; 1 $175,000 $300 8.91%
9 TRINITY BEACH QLD 4879 Unit Studio &amp; 1 $139,000 $235 8.79%
10 PORT DOUGLAS QLD 4877 Unit Studio &amp; 1 $149,000 $250 8.72%
11 QUEENSTOWN TAS 7467 House 2 $74,500 $125 8.72%
12 PORT HEDLAND WA 6721 House 4 $899,000 $1500 8.67%
SOURCE: <a href="https://www.realestateinvestar.com.au/ME2/Default.asp" target="_blank">Investar July 2015</a>
 
{mijopolls 123}
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po-LsXgBTHBmX

Port Hedland property ranks Australia's 12th best yielding town: Investar

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Gladstone buyers - home buyers and investors - have been told by the ANZ bank that they will need a 30% deposit given the property market remains quite volatile. 
Other towns reportedly where the higher deposit classification has changed include Roma, Miles, Chinchilla, Blackwater, Rolleston, Cracow and Dysart.
According to mortgage broker Greg Hill, the ANZ in particular has taken a conservative position in funding to towns like Gladstone, and many other smaller towns, "they have classified, for want of a better word, as mining towns."
"The ANZ don't stand alone as Gladstone does also appear on restricted postcode lists with a number of other lenders, and changing policies across the lenders brought on by this increased scrutiny of Australian Prudential Regulation Authority is not simply limited to lending limits."
A borrower quoted by <a href="https://www.gladstoneobserver.com.au/news/gladstone-classed-mining-town-one-big-four/2716668/" target="_blank">the Gladstone Observer</a> in its extensive coverage noted only two of the four major banks were interested in borrowers with 20% deposits - National Australia Bank and Commonwealth Bank.
With house prices in Gladstone sitting at around $346,000, the average buyer would need a deposit of just over $100,000.
An ANZ spokesperson told the local paper the change reflected the localised downturn in Gladstone because it was dependent on the mining sector.
Gladstone Home Loans mortgage broker Peter Miller said Gladstone was not a mining town.
"Thousands of people work in industry. Gladstone is self-reliant, it doesn't need mining.
"Mackay is more of a mining town and it's not on the list."
In 2011 the central Queensland coastal town of Gladstone, 550 kilometres north of Brisbane, emerged as a property investment hotspot as vacancy rates tumbled in Gladstone, falling from 4.1% in March 2010 to just 1.4% in 2011, and rents have gone up for all categories of housing.
According to the July 2011 Herron Todd White report, “soaring rents [in Gladstone] are still attracting investors into the market, with very good yields currently available”.
“The Gladstone residential market continues to perform strongly with values still climbing, and heightened activity due to the announcement of major LNG projects in October 2010 and January 2011,” the report says.
“Modern properties are still in high demand and are obtaining the best yields, especially when furnished. There are still opportunities to make a profit in the construction of new dwellings, with end values generally exceeding the total of construction and land costs.”
The latest June 2015 vacancy rate data from the REIQ revealed regional Queensland struggles following the resources downturn but with the claim some of the hardest hit towns are entering a stabilisation phase.
"We can see those towns, where employment rates are stronger and opportunities are greater, that the rental market is recovering more quickly. The State Government has announced a range of regional infrastructure projects in its recent budget and these will doubtless impact on the vacancy rates in the coming quarters," REIQ CEO Antonia Mercorella said.
The Gladstone vacancy rates sits at a high 5.2%.
 
<a href="/images/2015/07/24/Screen%20Shot%202015-07-24%20at%202.19.13%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/24/Screen%20Shot%202015-07-24%20at%202.19.13%20PM.png" alt="">
The REIQ classifies vacancy rates of 2.5% or below as tight and rates of 2.5% to 3.5% as healthy. Vacancy rates of 3.6 per cent or above is classed as a weak market. 
Banks periodically have flagged Queensland and Western Australian localities as ‘high risk’ due to their single industry basis. 
In 2011 the <a href="/news/qld/moranbah-and-port-hedland-unsustainable-single-industry-mining-boom-hotspots-westpac">suburbs they had placed on the list were</a>:
• Blackwater (4714)
• Moranbah (4744)
• Dysart (4745)
• Middlemount and May Downs in the Isaac region (4746)
And in Western Australia:
• Roebourne (including Karratha, Baynton, Bulgarra and Pegs Creek, 6714)
• Port Hedland (including South Hedland, 6721)
• East Pilbara (6753)
 
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jchancellor-FAypfDUnLy

Banks insisting on 30% deposit for property buyers in Gladstone and other Queensland mining towns

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Australian governments must give farmers more rights when mining companies are negotiating access to potential gas or coal reserves on their property, the Human Rights Commissioner Tim Wilson has urged.
Laws currently did not help the impasse by licensing mining companies to gain access to a farmer's property.
"It is not done on the basis of consent or respect for the farmer. And that's when you get conflict and I would argue, a human rights violation," Mr Wilson said in a published speech to be delivered today to the Castan Centre for Human Rights law conference at Monash University.
"But it's important to focus on the cause of the problem," the Australian Financial Review reported ahead of the speech.
"Many people will see a mining company trampling on the rights of the farmer. But the issue is not the miner. The miner is only doing what the law allows them to do.
"The issue is the law and whether it properly respects the surface property rights of the farmer. Only government can legally facilitate this violation and absent the necessary respect for rights."
Mr Wilson said most of the opposition to coal seam gas was "nonsensical and absurd" but human rights abuses did occur. He said property rights were often the forgotten human right.
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Tim Wilson seeks more rights for farmers facing mining company access demands

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It was four months ago - the WA mining town auction that shocked the nation.
The ABC reported on a Port Hedland February auction where the fibro cottage was passed in at auction for $360,000 unsold - its highest offer reflecting 2006 price levels.
Immediately after the auction came its declared $600,000 asking price, then $590,000 in March.
It had last traded four years ago for $1.3 million, and before that at $870,000 in 2009 and at $350,000 nine years ago in 2006. 
<a href="https://www.janfordrealestate.com.au/1928630/" target="_blank">It is now for sale at $470,000</a> after yet another price adjustment. 
The three bedroom, one bathroom 1960s house sits in the heart of the Western Australian mining town. It is within the business and commercial district, opposite developments and not far from the boat ramp, Marapikarrinya Park, and fishing wharf.
<img src="/images/2015/06/17/700_headland.jpg" alt="">
Real estate agent Barry Walsh at Jan Ford Real Estate told the ABC the top bid was a sign the mining boom's construction phase had tapered off.
Negotiations continue for the sale of the cottage with 145 square space on its 600 square metre block.
It was initially listed for private treaty sale in June 2013 at $1.42 million.
Property Observer understands its most recent rental asking price was $800 a week in mid-2014, having been in excess of $2000 a week in 2008 and 2011, when it was last sold.
ABC reported that the <a href="/expert-insights/buying/sydneys-weekend-auction-clearance-rate-soars-to-82-but-port-hedland-highlights-how-the-mighty-can-fall">fibro cottage passed in at auction at $360,000</a>, with the highest offer reflecting 2006 price levels.
In February the listing agent, Barry Walsh at Jan Ford Real Estate, told Property Observer that at the peak of the mining boom, property prices in the Port Hedland and South Hedland regions were unsustainable.
"It was totally unsustainable where it was, and now that it's stabilising, it will bottom out, and is in the throes of doing that," says Walsh. He says 18 Edgar Street was advertised to rent at $2,400 per week at the market's peak," said Walsh.
"And now, you wouldn't rent it for $500 per week. That's a reflection of the rental market."
According to Walsh, the market was now in the process of returning to its fundamental value.
"The stabilisation of the market is a very good thing for Port/South Hedland and the Pilbura region," he says.
"It was unfortunate that the market went where it did, to unsustainable and disproportionate price levels."
He attributes some of the price escalation to the inability to release a sufficient amount of land for development to cope with the influx of residents who were attracted to the area's mining economy. The infrastructure required to house the expected 30,000 to 50,000 residents – everything from hospitals and schools to sewers and roads – wasn't available to facilitate the expansion of the region, making tenants compete for the existing properties.
"The rents got to about $2,800 a week – some of the dearest in the world."
He says 18 Edgar Street is currently advertised for $600,000 through private treaty, with a couple of potential buyers engaged. He says the property, as it exists now, would only be worth around $250,000 to investors as a residential building.
"Everyone up here would want at least 10% gross return", Walsh explained.
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Port Hedland auction shocker - still unsold four months on

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Four landowners in the NSW hamlet of Sutton Forest have taken the South Korean owned Hume Coal to the Land and Environment Court claiming that Hume cannot get onto their properties due to "significant improvements”. 
Under section 31(5) of the Mining Act, significant improvements provide the only ability for landowners in preventing mining companies accessing their properties. 
The court will look at the significant improvements issue that can include items such as stock-proof fences, formed roads and tracks, cropped or improved paddocks, within a 200 metre radius of dwellings and 50 metres around gardens.  One of the Southern Highlands property is an equestrian eventing course of Olympic standard owned by Kathy and John Roche, that has been developed over the past 20 years. 
Kathy and John were recently named the NSW Eventing Volunteers of the Year. 
Kathy was a pharmacist in Moss Vale for many years and John the local doctor, now in his late 80s. The five day hearing is set to start on September 14 with a site visited scheduled for the Golden Vale Road. “This case is precedent setting” said Peter Martin, from <a href="https://www.shcag.com.au/home" target="_blank">SHCAG</a>, who has been accredited as the Roche's representative given their ill-health.
“It is the first time that a group of property owners have got together in NSW to challenge a mining company’s ability to access all of their properties for exploration because of the significant improvements. 
"These properties are all highly developed and we contend that Hume Coal has no right under s31 to come on and drill holes given the inconvenience for landowners, disruption to day-to-day operations and potential significant damage to the properties concerned.” The case follows the recent court action where SHCAG P/L took the Minister for Resources and Energy and Hume Coal to the Land and Environment Court challenging Hume’s latest approval to drill 25 more exploration holes in Sutton Forest. The result of that case is not yet known but the judgement is expected within 4 to 6 weeks. Many of the 25 holes were proposed to be drilled on the properties involved in the second legal case. "This case came about because Hume is forcing all these landowners into arbitration against their will and then refuses to recognise significant improvements on these properties. 
"Hume says that it can have its trucks, drill rigs and utes travelling back and forward through the properties at will as long as they don’t drill their holes in these locations. "They also refuse to test this in court but challenge the landowners to do so which is a form of legal intimidation in our view. 
"We think this is nonsense and is not the intent of the legislation." Peter Martin said.
POSCO aka HUME Coal have been accused by 2GB broadcaster Alan Jones of playing dirty with the community after they demanded inspection access this week to the Roche property despite formal advisory of its inconvenience to the "poor elderly family."
Undergoing treatment for cancer, Kathy Roche, who with husband John have lived at Sutton Forest for 40 years, says the arbitrator's demands have impacted on her health as well as her husband's. 
Alan Jones queried the fairness of the access arbitration process - which he noted ought be suspended pending the court hearing - given emails were being sent at 2am demanding next day access.
 
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Southern Highlands farm owners take Hume Coal to court

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Blackwater, Moranbah, Karratha, Emerald, Muswellbrook, Gladstone have been dubbed by the Propell advisory group as the six towns have been most affected by the mining boom and bust.
Gladstone is the largest, with 8,900 houses in the port city for the Bowen Basin, within which are also Emerald, Moranbah and Blackwater.
<img src="/images/2015/04/21/blackwater-april-21-bre.jpg" alt="">
Source: Propell 
 
These towns have been the worst affected.
For these six towns, the number of house sales has dropped by half.
There were almost 3,000 sales in 2011, as optimism about mine expansion and the dredging of the harbour to provide new port facilities reached its height.
Three years later in 2014 saw 1,225 sales, as mine expansion plans were reversed, environmental concerns dogged the harbour dredging, and commodity prices fell.
Moranbah saw 260 house sales in 2011 which dropped to 43 in 2014.
Price increases of 10% per anuum, 20% per anuum or more have been replaced by falls in the past two years of up to 38% per annum.
Blackwater has 181 house sales in 2011 which fell to just 12 last year. There are around 200 for sale, with Propell putting the sale time line for vendors out to 20 months.
Muswellbrook made the list as the most affected in NSW with a fall in volume of 13% in 2014 that Propell noted seems almost modest in comparison.
Karratha, at the hub of WA expansion, and with almost 3,400 houses, has seen turnover fall some 45% with prices down -12% in 2013 followed by -26% in 2014.
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House listing backlog at Blackwater mining town will take 200 months to sell: Propell

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GUEST OBSERVATION
It’s been widely reported that the coal mining industry is facing a <a href="https://www.smh.com.au/business/carbon-economy/coal-mining-downturn-to-be-prolonged-citi-20140812-1034fi" target="_blank">prolonged downturn</a>, with investment analysts at Citibank telling clients last year not to expect a rapid revival in thermal coal prices, while many Australian coal producers have posted <a href="https://www.theaustralian.com.au/business/latest/aust-coal-industry-facing-weaker-chinese-demand/story-e6frg90f-1227255476299">financial losses</a> in recent years.
That’s why it is surprising to learn of a recent spate of approvals for mine expansions in the coal heartlands of New South Wales. It seems that even in a downturn, the approvals process for new mines – at least in NSW – is continuing to move as fast as ever.
Those mine approvals will leave a lasting legacy. According to the NSW Auditor-General, as of 30 June 2012 there were about <a href="https://www.audit.nsw.gov.au/ArticleDocuments/255/27_Volume_Six_2012_Department_Trade_Investment_Regional_Infrastructure_Services.pdf.aspx?Embed=Y" target="_blank">573 derelict mine sites</a> in NSW (including gold and other minerals, as well as former coal mines). And only a small fraction of those <a href="https://www.resourcesandenergy.nsw.gov.au/miners-and-explorers/programs-and-initiatives/derelict" target="_blank">derelict mines</a> were being rehabilitated.
New mine approvals
Earlier this month, the NSW Planning Assessment Commission (PAC) gave a green light to Rio Tinto’s controversial <a href="https://www.smh.com.au/environment/rio-tinto-wins-planning-nod-for-controversial-warkworth-coal-mine-20150305-13vonn" target="_blank">Mount Thorley-Warkworth extension</a> in the Hunter Valley. The move follows the PAC’s decision last month to approve <a href="https://www.smh.com.au/environment/nsw-gives-green-light-to-two-big-coal-mine-expansions-20150202-1345lg" target="_blank">two other big coal mine expansions</a>, at Moolarben, near Mudgee, and Bengalla, near Muswellbrook.
In each case, the argument hinged on economic benefits, such as the direct and indirect spending associated with the project, the government royalties they will generate, and the jobs they will create and existing jobs they will secure.
The negative aspects of these developments, such as the impact on the local environment and communities, including the way regional landscapes are being scarred by huge holes in the ground, do not seem to have received the same consideration by the PAC and by most in the media.
In the case of <a href="https://www.yancoal.com.au/page/key-assets/mines/moolarben/" target="_blank">Yancoal’s expansion near Mudgee</a>, the <a href="https://www.pac.nsw.gov.au/Projects/tabid/77/ctl/viewreview/mid/462/pac/451/view/readonly/myctl/rev/Default.aspx" target="_blank">PAC acknowledged</a> that 1,534 hectares of land will be cleared (of which 123 hectares is deemed to contain endangered ecological communities).
Meanwhile, <a href="https://www.riotinto.com/copperandcoal/mount-thorley-warkworth-10427.aspx" target="_blank">Rio Tinto’s Mount Thorley Warkworth project</a> is expected to have a significant impact on the community of Bulga and its surrounding environment.
The rules on who’s responsible for mined land
In NSW all exploration and mining activity must be conducted in accordance with approvals under the Mining Act 1992 and the rehabilitation of mined land is therefore covered by law.
Resources and Energy (NSW Trade and Investment) has the responsibility for setting and assessing sustainable rehabilitation outcomes, and the industry must demonstrate to them “best practice ecological rehabilitation” of mined land if they are to recover their mine closure bond. There is therefore a strong financial incentive for miners to do a good job, as they must demonstrate that they have a plan for post-mining land use and mine closure when open-cut mining ceases.
Corinne Unger from the University of Queensland’s Centre for Mined Land Rehabilitation is among those to have raised the question of how Australia should be better managing the <a href="https://theconversation.com/what-should-we-do-with-australias-50-000-abandoned-mines-18197" target="_blank">50,000 abandoned mine sites</a> across the country.
There are more and more of these <a href="https://www.theherald.com.au/story/305968/poll-managing-holes-left-by-mines/" target="_blank">“final voids”</a> – typically meaning huge holes in the ground – being left as a legacy of both former and current opencut mining operations.
<a href="https://www.theherald.com.au/story/305968/poll-managing-holes-left-by-mines/" target="_blank">The Newcastle Herald</a> reported earlier this month that:
"Mining in the Hunter Valley could leave a legacy of more than 10,000 hectares of land consumed as “final voids”, or giant holes left by mines, prompting a push for the state government to investigate their cumulative impacts on the region’s water table and agriculture. The independent Planning Assessment Commission has urged the government to undertake the study, and branded as ‘‘unacceptable’’ mining giant Rio Tinto’s proposal for a 950-hectare final void at its Mount Thorley mine site – an area it notes is … about a sixth of Sydney Harbour.
"In advice issued to the commission, the Department of Planning has revealed it is “not aware of the total size” of existing and approved voids in the Hunter. But approval had been given for about 30 to be developed that on a “conservative estimate” would cover 7500 to 10,000 hectares," it said.
This has been a long-running issue. Back in 2005, a <a href="https://www.planning.nsw.gov.au/regional/pdf/final-draft1_5.pdf" target="_blank">NSW Department of Planning report</a> found that there would be more than two dozen of these large open holes left on the floor of the Hunter Valley, and that all would become “saline water sinks” without rehabilitation.
The question is: why aren’t these miners required to fill in their final voids as a matter of course, as part of the government-approved mine rehabilitation plan?
One word: cost.
As The Newcastle Herald has <a href="https://www.theherald.com.au/story/2932508/hunters-mining-moonscape-10000-hectares-of-holes/">also reported</a>, a Rio Tinto spokesman said that the final void left behind at the Mount Thorley-Warkworth mine “will be largely hidden from view due to the surrounding landscape and extensive rehabilitation works planned after mining”. But will it be completely filled in? No.
The NSW Department of Planning <a href="https://www.theherald.com.au/story/2932508/hunters-mining-moonscape-10000-hectares-of-holes/">has estimated</a> it would cost at least A$2 billion over the life of the mine to completely fill the void, and said it would “not be reasonable to impose a condition that requires Rio Tinto to completely or even partially backfill the final void”.
The NSW government has a wide range of legislated powers for regulating mine site rehabilitation, including setting environmental management and rehabilitation conditions, requiring rehabilitation security bonds and enforcement powers to ensure lease holders comply with their obligations.
But the regulators now accept that mine voids from current mines are to remain in the landscape once mining ceases, despite their legal responsibility to ensure that miners undertake best-practice rehabilitation, if they are to recover their bond monies.
It seems that rehabilitation of the final void is going a little too far in terms of “best-practice ecological rehabilitation” of mined lands. The cost to rehabilitate the final void should be borne by the industry that has earned income from digging up and selling the coal. It should no longer be acceptable to leave a large hole in the ground as a legacy.
Cleaning up the problem
Later this month, a <a href="https://www.uononlineshop.com/index.php/conference/conferences-events/tom-farrell-institute/mine-rehab-conference-2015" target="_blank">Best Practice Mine Rehabilitation Conference</a> is being held in Singleton, which will feature a panel discussion on the role that final voids could play in the landscape of the Hunter Valley.
In my view, this would not be needed if the industry and regulators were doing the right thing for the community and the environment by requiring that these features be filled in.
As the situation currently stands, the hundreds of mining holes that litter the Hunter Valley represent a significant financial liability to the state.
Very little government funding is available for their ongoing management, let alone their rehabilitation. In 2013-14, the NSW government allocated just A$4.276 million for the rehabilitation of derelict mines – and that amount fell in 2014-15 to <a href="https://www.resourcesandenergy.nsw.gov.au/miners-and-explorers/programs-and-initiatives/derelict">A$4.071 million</a>.
That’s a pittance of the A$1.5 billion that <a href="https://www.nswmining.com.au/getattachment/menu/Media/Publications/2014-15-NSW-Minerals-Council-Pre-Budget-Submission-%281%29.pdf" target="_blank">the NSW mining sector</a> says it paid to the NSW government in 2013-14.
Whoever wins the March 28 election, the next NSW government needs to recognise the financial liability being left to current and future taxpayers not only from derelict sites, but also the current mines being allowed to be left behind in future without complete rehabilitation.
For “best practice” to mean something, this should mean that people living in regional NSW are not left with a landscape blighted with hundreds of holes in the ground.
Phillip Geary is associate professor environmental science at University of Newcastle.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
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Disused mines blight New South Wales, yet the approvals continue: Phillip Geary

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It's no secret that I have a preference for obtaining a positive cash flow (or as close to it) from my property purchases.  I've written a lot about it over the years and have successfully added many such properties to my portfolio.
However, I can't help but notice that, somewhere along the line my message has been taken in a shortened form – leading investors to consider only cash flow when choosing their next property. This, in turn, results in the acquisition of property which might have good rent returns, but is in danger of not growing due to an absence of important growth drivers.
In choosing property for cash flow alone, many investors are inevitably led toward towns with a single industry.  Such towns tend to get a higher than usual rental yield for many reasons, including:
<ul>
<li>They are often well outside of major urban areas, and so the property values are low, creating a higher relative yield. 
</li>
<li>Where the industry in question is experiencing a robust period and demand for its product, extra workers are usually employed.  
</li>
<li>These workers often cannot be sourced from within town and so they are recruited from elsewhere, and move to the area, and as many of these workers are itinerant, at least until it can be confirmed that their continued employment is assured, they do not usually buy.  So, although the industry is doing well, the expanding population are not property buyers, and pressure is not brought to bear on values.  They are, however, renters and this is why rental yields often soar.</li>
</ul>
Property in such areas then becomes an attractive proposition, because, initially, the cash flows look fabulous.  This in turn attracts more investors and property prices do begin to move.  Pretty soon we see an artificial property boom, brought on purely by the existence of the single industry and the resulting hoards of hungry investors seeking, at first, good cash flows, and then the spin-off gain.
And while many experts may say that, where property in concerned 'time in market' is the key, in fact these towns require precise 'market timing' if the strategy is going to work.  You need to get in at the right time (before values move), and you need to exit the investment just before the fall that is often seen in such areas when the single industry falters, or the economy changes.  And if an investment requires precise market timing to pay off, then it also requires the investor to have a higher appetite for risk.
There is no question that, particularly while we are experiencing strong economic times and low interest rates, a property in a single industry town can provide a great return.  However, these properties must be considered to be a higher risk investment. 
As with any investment, the higher the potential return, the higher the risk, and property in single industry towns have more than their fair share of risks.
These include:
<ul>
<li>The lack of diversity of industry means the entire workforce's reliance on a single industry places the security of the whole town at risk, should something adverse happen to that one industry; 
</li>
<li>The prevalence of itinerant workers results in a weak underlying economy. Workers often take their earnings out of town and, if that industry's vibrancy is reduced, respond to economic changes, leave town altogether. This creates high vacancy rates, rapidly reversing the upward climb that property values were enjoying; 
</li>
<li>That same economic weakness means most councils lack the financial resources to provide infrastructure to the community, meaning that the towns are often severely under-resourced; 
</li>
<li>The entire town is highly exposed to 'hidden risk' – the risk that an unforeseen event, government decision or world economic turmoil impacts directly back on the only industry supporting the area.  This is a risk which cannot be mitigated as it most often cannot be foreseen, and in some cases has never actually happened before; 
</li>
<li>Even if that single industry continues on, the lack of diversity in industry usually means that the population grows very slowly – the town can only expand at the rate that the industry expands.  This can mean that, even though cash flow might be good, growth to the underlying asset (the property) is well below par. A sound property strategy requires both cash flow and growth.</li>
</ul>
If an your risk profile is such that you have plenty of capital and loss would not cripple you, or you have ample time available as an income earner within which you could replace lost capital, then the potential for good yields and possible capital gains may well make these risks worth taking.
However, if you are buying in order to create a retirement income, and each purchase must perform well, you may be gambling with what may become one of your only income sources, one which needs to last a significant length of time and will not be easily replaced if you are already close to retirement.  The surety of a house in an area with a growing population, diversity of industry and abundant infrastructure development is more likely to be the appropriate investment.  You may not have quite as much cash flow, but the chances of you having both the capital and a reasonable amount of yield and growth available to use for all of your retirement years are usually greater than these higher risk, single industry town investments.
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mlomas-KC9MUPZ6Ca

Buying in a single-industry town - how to negotiate the risks: Margaret Lomas

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Sydney's 82% weekend auction success rate was right up there.
The weekend was the second with reasonable 2015 auction offerings, with the results from Domain Group's Australian Property Monitors up from the initial revised 69% of last weekend, January 30.
There were 297 offerings in Sydney, with results in for 272.
Melbourne's weekend auction success rate was a bit more pedestrian at 67%, which was not too dissimilar to the 65% of last weekend.
The REIV reported a catchup clearance rate of 61% had been recorded between 22 December 2014 and 7 February 2014.
The APM dearest February 7 weekend auction sales results
<table style="width: 460px; height: 119px;" border="0" cellspacing="0" cellpadding="5"><tbody align="left">
<tr id="ecxrpMostExpensive_trMostExpensiveRow_0">
<td id="ecxrpMostExpensive_tdMostExpensiveCity_0" align="left">Sydney</td>
<td id="ecxrpMostExpensive_tdMostExpensiveLocation_0">27 Riverside Dr, Sans Souci NSW 2219, 3 br House, R&amp;H Sans Souci $2.7m</td>
</tr>
<tr id="ecxrpMostExpensive_trMostExpensiveRow_1">
<td id="ecxrpMostExpensive_tdMostExpensiveCity_1" align="left">Melbourne</td>
<td id="ecxrpMostExpensive_tdMostExpensiveLocation_1">6 Bishop Ct, Mount Waverley VIC 3149, 2 br House, Jellis Craig $1.48m</td>
</tr>
<tr id="ecxrpMostExpensive_trMostExpensiveRow_2">
<td id="ecxrpMostExpensive_tdMostExpensiveCity_2" align="left">Adelaide</td>
<td id="ecxrpMostExpensive_tdMostExpensiveLocation_2">22 Preston Av, Brighton SA 5048, 3 br House, Gary J Smith RE Glenelg $908,000</td>
</tr>
<tr id="ecxrpMostExpensive_trMostExpensiveRow_3">
<td id="ecxrpMostExpensive_tdMostExpensiveCity_3" align="left">Brisbane</td>
<td id="ecxrpMostExpensive_tdMostExpensiveLocation_3">7 Rule St, Hendra QLD 4011, 6 br House, RW Ascot $1.52m</td>
</tr>
</tbody></table>
The APM most affordable sales 
<table style="width: 460px; height: 96px;" border="0" cellspacing="0" cellpadding="5"><tbody align="left">
<tr id="ecxrpMostAffordable_trMostAffordableRow_0">
<td id="ecxrpMostAffordable_tdMostAffordableCity_0" align="left">Sydney</td>
<td id="ecxrpMostAffordable_tdMostAffordableLocation_0">6/20 Equity Pl, Canley Vale NSW 2166, 2 br Unit, C21 Southwest Fairfield $307,000</td>
</tr>
<tr id="ecxrpMostAffordable_trMostAffordableRow_1">
<td id="ecxrpMostAffordable_tdMostAffordableCity_1" align="left">Melbourne</td>
<td id="ecxrpMostAffordable_tdMostAffordableLocation_1">4/32 Birdwood St, Frankston VIC 3199, 2 br Unit, C21 Home Port $215,000</td>
</tr>
<tr id="ecxrpMostAffordable_trMostAffordableRow_2">
<td id="ecxrpMostAffordable_tdMostAffordableCity_2" align="left">Adelaide</td>
<td id="ecxrpMostAffordable_tdMostAffordableLocation_2">5/56 Northcote Tce, Gilberton SA 5081, 2 br Unit, LJH Modbury $365,000</td>
</tr>
<tr id="ecxrpMostAffordable_trMostAffordableRow_3">
<td id="ecxrpMostAffordable_tdMostAffordableCity_3" align="left">Brisbane</td>
<td id="ecxrpMostAffordable_tdMostAffordableLocation_3">12 Hope St, Kingston QLD 4114, 4 br House, Professionals Logan Lifestyles $248,000</td>
</tr>
</tbody></table>
On the same weekend last year Sydney had a strong 78% clearance rate from 301 listings. Melbourne had 261 offerings and a 67% success rate this time last year. 
APM's senior economist Dr Andrew Wilson noted the "super strong" clearance rate in Sydney at 82.4% was achieved from significantly higher listings than last weekend's 97. 
"The market remains white hot as interest rates fall," <a href="https://twitter.com/docandrewwilson" target="_blank">he tweeted</a> to his 933 followers.
AMP Capital economist Shane Oliver had a different interpretation suggesting yes the auction clearances were solid: But he tweeted "Syd 82% (likely 78% after revisions), yr ago 79%; Melb 67%, yr ago 68%." "Can't see big impact from rate cut though," he tweeted.
The ABC reported on a Port Hedland auction where the fibro cottage was passed in at auction for $360,000 unsold - its highest offer reflecting 2006 price levels.
It last traded four years ago for $1.3 million, and before that at $870,000 in 2009 and at $350,000 nine years ago in 2006. 
The three bedroom, one bathroom 1960s house sits in the heart of the Western Australian mining town. It is within the business and commercial district, opposite developments and not far from the boat ramp, Marapikarrinya Park, and fishing wharf.
<img src="https://i1.au.reastatic.net/456x342/49a5c01f21af367a5de7fb681e52e33ab038ed15221a465a6c2527b549f59a26/main.jpg" alt="18 Edgar St, Port Hedland, Port Hedland" title="18 Edgar St, Port Hedland, Port Hedland" data-index="0">
Real estate agent Barry Walsh at Jan Ford Real Estate told the ABC the top bid was a sign the mining boom's construction phase had tapered off.
Negotiations continue for the sale of the cottage with 145 square space on its 600 square metre block.
It was initially listed for private treaty sale in June 2013 at $1.42 million.
Property Observer understands its most recent rental asking price was $800 a week in mid-2014, having been in excess of $2000 a week in 2008 and 2011, when it was last sold.
Last month the controversial research body, Demographia noted the affordability of <a href="/expert-insights/buying/karratha-one-of-australias-most-affordable-towns-as-prices-decline">WA mining </a><a href="/expert-insights/buying/karratha-one-of-australias-most-affordable-towns-as-prices-decline">towns had improved</a>.
Last July Property Observer Terry Ryder wrote<a href="/expert-insights/port-hedland-and-karratha-the-best-places-to-buy-dont-get-roped-into-that-one"> Port Hedland and Karratha</a> "the best places to buy"? Don't get roped into that one, he advised a year after an earlier warning.
In 2012 Property Observer reported <a href="/news/qld/moranbah-and-port-hedland-unsustainable-single-industry-mining-boom-hotspots-westpac">Westpac viewed Port Hedland as an "unsustainable" single industry mining boom hotspot</a>.
Back in Sydney Cooley Auctions weekend clearance rate was 88% selling 21 of 24. It included two at Caringbah South which collectively sold at $120,000 over reserve.
Rocky Bartolotto at Auction Services secured seven from seven on the day reporting registered buyer numbers were strong across Sydney with an average of eight per property. 
"This is up from 6 buyers compared to February 2014," he advised.
CoreLogic Rp Data advised a preliminary weighted average clearance rate of 66.9% was recorded this week across all the capital cities compared to 61.6% last week and 68.2% this time last year. "This week's result compares well to the 2014 market when an overall clearance rate of 67.8% was recorded," spokesperson Robert Larocca said.
"It also reflects the moderate growth recorded in home values this year. "The positive impact of the rate cut will take a few weeks to be apparent on a national wide scale as volumes are still low. 
"If the rate cut is to encourage a few more active buyers and sellers it will also take a few weeks to be obvious." In Sydney a preliminary clearance rate of 80.5% recorded compared to 77.9% last week and 79.5% last year. In Melbourne a preliminary clearance rate of 61.4% was recorded compared to 66.3% last week and 67.5% this time last year. In Brisbane a preliminary clearance rate of 45.6% was recorded compared to 43.3% last week. In Adelaide a preliminary clearance rate of 61.1% compared to 52.7% last week. In Canberra a clearance rate of 62.8% was recorded compared to 72.7% last week. In Perth a clearance rate of 35.7% was recorded.
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Sydney's weekend auction clearance rate soars to 82%, but Port Hedland highlights how the mighty can fall

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Miles, which is often considered together with Chinchilla, is a small town in the Surat Basin Western Downs area in Queensland.
It recently fell onto Property Observer’s radar again due to its status as the highest yielding suburb in Queensland for houses, at 11.17%,  according to RP Data.
Half an hour west of Chinchilla and about an hour and a half east of Roma, Chinchilla, Miles, Roma and Dalby are regularly mentioned in the same breath. However, Chinchilla offers a 5.88% rental yield, while Roma boasts 7.09% and Dalby's yield is recorded at 5.52%. Not quite the striking on-paper statistics seen in Miles.
Click to open in new window:
<a href="/images/2014/11/13/miles%20nov%2013%20one.png" target="_blank"><img src="/images/2014/11/13/miles%20nov%2013%20one.png" alt=""></a>
Originally known as Dogwood Crossing when established in the 1800s, Miles is a country town with over 20 historically important buildings and with a strong agricultural background.
Today, it also has a significant mining influence.
According to RP Data, the median weekly advertised rent is $750, with a median price house being $349,000, providing this strong rental yield figure.
However, while this may instantly put the area on some peoples’ hotspot lists, it may be worth taking a closer look.
Over the past three months, the median price movement was down 9.94%, with figure down 8.16% over 12 months. Over the past three years, the median price has increased by 39.60%, representing an average annual growth of 16.92%.
With a seven year average hold period, even with the 102 days on market average, it’s not looking too bad for the long-term property owners in Miles.
In fact, Matusik Property Insights, writing a report about Miles a couple of years ago, pointed to the fact that almost 10% of Queensland’s manufacturing gross domestic product is produced within the Western Downs region, with the energy resources sector boasting the potential to more than triple their gross regional product in the years ahead.
“Recently there have been a number of gas fired power stations built with others being proposed. There are both solar generated power and wind generated power projects being proposed in the Western Downs,” their report noted.
“However, the Surat Basin is not dependent on any one industry or commodity, with coal, gas, power generation, solar energy, coal seam gas, water projects, rail infrastructure, farming and supporting businesses all present in the area. This means the area’s economy is protected from downturn if one industry sector endures a bad period. In fact, there are over 4,500 businesses in the Western Downs Regional Council according to official figures from the Australian Bureau of Statistics (ABS).”
They noted that a large number of new workers were expected for Chinchilla, Miles and Roma, with an expected figure of more than 42,000 workers required to service the new projects in the Surat Basin (you can see a list of those near Miles over the page).
The number of transient miners in the area was expected to increase from 4,000 to 16,000 by 2015.
“To this end, it should be noted that during 2010, the Western Downs Regional Council recorded a 57% increase in residential dwelling approvals compared with the previous year.
This reflects the high demand that exists in the area for additional housing arising from the region’s strong levels of economic activity and job creation.”
In July 2012, Surat Basin Property Group’s chief operating officer Jason van Hooft told Property Observer that the opportunities for investors in the Surat Basin are <a href="/news/qld/chinchilla-queensland-mining-hotspot-or-one-underpinned-by-marketeers">“unique in Australia”</a>, pointing to the fact they’d already built and sold 200 house and land packages in Chinchilla.
“For a start, we are not that isolated, being only 3.5 hours' drive from Brisbane, and secondly the towns of Chinchilla and Miles are long established country communities with existing infrastructure, existing thriving communities and broad-based economies," van Hooft said.
“If you like, the resources boom is the icing on the cake for these centres,” he said.
Last year, approval was given for a 3,000 bed mining camp for Miles. Interestingly, <a href="https://www.nexthotspot.com.au/" target="_blank">NextHotSpot</a> pointed to the limitations on capacity in Miles and Chinchilla when picking their hotspot of Toowoomba for this year.
“With major job creation in the Surat Basin on the way (perhaps 27,000 jobs over the next 3 years) and the small towns of Dalby, Chinchilla and Miles unable to accommodate other than in mining camps, Toowoomba becomes a natural capture point for much of the overflow,” they explain.
Looking at house sales that have occurred over this year, there have been remarkably few in Miles.
It seems that this past year has been slow, if not backwards, but that investors holding on for the long term have done well with very few currently selling out to realise losses.
Many property owners purchased at the beginning of the 2000s for $100,000 and below. These investors have seen their properties doubling, or more, on sale price.
However, gains have been slower since 2010. Two properties purchased in 2011, for $290,000 and $140,000, sold for a $25,000 gain and a $35,000 gain respectively.
A March 2012 buyer, who purchased a large home for $750,000 and was noted in the listing as “motivated”, took a $100,000 drop to sell in June this year.
Another property, on Daisy Street, sat on the market for 497 days, initially listed at $240,000 in November 2012. It finally achieved $225,000 in April 2014.
Perhaps capital gains are not as forthcoming this year.
But what about that double figure rental yield that remained elusive for <a href="/news/qld/can-you-really-get-a-double-digit-rental-return-in-queenslands-mount-morgan">our runner up town of Mount Morgan yesterday</a>?
Rising rents have been an interesting experience in Miles. The Residential Tenancies Authority of Queensland in 2012 noted an increase in Miles  from $300 to $550 per week for a  three bedroom house, as well as in Chinchilla from $320 to $375, over the year to the December quarter 2012. Looking at their more recent data (based on bonds lodged), it seems that four bedroom homes are rented at a median $450 per week and three bedrooms at $375. Last year, this was $550 and $700 respectively. There was weak or no data for townhouses or apartments.
The major thorn in the side for Miles is the scary figure that emerges when looking at the vacancy rate. With a 28.2% vacancy rate recorded by SQM Research, managing director Louis Christopher told Property Observer when vacancy rates get that high, it’s worth looking a little deeper and being suspicious of the figures.
Looking for new developments, Surat Basin Homes’ The Pines Miles ‘Parkland Living’, with House and Land packages from $447,346 has recently seen Stage one and two completely sold, with 135 residences to be sold across the estate. They are particularly aimed towards property investors.
Considering that in the 2011 Census a total of 1,854 people were counted, any development of this size has the capacity to have a big effect on the local property market.
Hotspotting.com.au’s Terry Ryder told us that the towns of the Surat Basin, including our focus of Miles, have been afflicted by the same problems seen in Gladstone and Mackay.
“The demand forces are still strong but developers have piled in and oversupplied the markets in that area, including also Chinchilla,” said Ryder.
“Miles has had exceptional price growth in the past five years, but in the past 12 months the median price has dropped 27%. Average time to sell a house in Miles is now six months and discounting is close to 20%.
“The number of house sales in Miles in the past five quarters have been 17, 10, seven, three and zero,” he said.
“Developers have an incredible capacity to destroy boom markets and Miles is yet another example.”
When searching the rental listings, it’s clear that an abundance of new properties do exist. Looking for houses only, and not including surrounding suburbs or office-homes, approximately 78 rentals remain. Rent per week ranges from as low as $200 per week for a two bedroom, one bathroom “tidy” home to $1,200 per week for a five bedroom, six bathroom family offering.
One of the listings was undisclosed.
The rest currently available fall into these brackets:
$700 or more: 4
$600 to $699: 7
$500 to $599: 14
$400 to $499: 25
$300 to $399: 19
$200 to $299: 7
Assuming we owned a home that we were aiming to rent for the upper brackets, it appears that the standards are quite high if you’re aiming for a quick tenant – particularly with that amount of competition on the market.
Property Observer looked at the current rentals and found that 41 were advertised as fully furnished, 14 were brand new with a further 12 mentioning they were close to new or in a ‘new estate’. Another 19 advertised the property as renovated.
Of all the listings, eight offered rental incentives, such as free rent, or the ability to negotiate with the landlord on the price.
All in all, it seems that the investors who did the best in Miles did so some years ago, although this situation may change with a number of projects coming up.
Photo of Miles main street courtesy of <a href="https://commons.wikimedia.org/wiki/User:Mattinbgn" title="User:Mattinbgn">Mattinbgn</a>/<a class="mw-mmv-license cc-license" href="https://www.propertyobserver.com.au/https://creativecommons.org/licenses/by-sa/3.0" target="_blank">CC BY-SA 3.0</a>.
See over page for a list from Advance Western Downs in 2012 for projects planned in Miles.
<hr class="system-pagebreak">
According to Advance Western Downs, a number of projects are planned, completed or underway in Miles and close by locations as of 2012.
Here are the projects:
Australia Pacific LNG - coal seam gas to LNG project (Construction)
Columboola South Transmission Network - part of power supply project (Construction)
Columboola Substation - part of power link project (Construction)
Columboola to Wandoan South Transmission Project - transmission line and substation (Construction)
Queensland Curtis LNG - Coal seam gas development (Construction)
Arrow Surat Pipeline - Connected Surat Basin coal seam gam with LNG facility in Gladstone (Planning)
Cameby Downs Expansion Project - Increase mine rate (Planning)
Columboola Project - Mining operation JV between MetroCoal and SinoCoal (Planning)
Nathan Dam and Pipeline - Water supply for mining, power, urban, agriculture operations (Planning)
Surat Gas Project - Coal seam gas exploration expansion (Planning)
Cameby Downs Mine Project - Coal mine (Operation)
Condamine Power Station - Coal seam gas power station (Operation)
Kenya to Chinchilla Weir Pipeline - water supply during coal seam gas project (Proposal)
Columboola Creek Crossing - coal mine (Proposal)
Davies Road - coal mine (Proposal)
Rywung - coal mine (Proposal)
Surat Project - exploration project (Proposal)
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