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.

Joel Robinson

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

The Gold Coast Planning Committee has supported the preliminary approval for the Benowa Gardens Urban Village project following an extensive community consultation and assessment process.

The proposal will now proceed to a full council vote on June 2.

The application sought approval for a masterplanned urban village on the existing Benowa Gardens Shopping Centre site, combining new housing, retail, dining, health and lifestyle amenities within a walkable, integrated precinct.&nbsp;

The proposed redevelopment includes around 413 apartments integrated above a revitalised mixed-use centre featuring a full-line supermarket of 4,000 sqm, 6,000 sqm of specialty retail and dining space across around 30 retailers, a 7,000 sqm health and wellness precinct, and roughly 9,630 sqm of office and medical suites.&nbsp;

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="fb36ae47-80bc-45f0-9914-31b0c7b6007d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C4%201121%20FI.jpg?VersionId=6mRKk2uU4r67TmTt39DKGUlvFRbTVqWa" />

The broader masterplan also includes very significant traffic and transport improvements, wide pedestrian walkways, upgraded pedestrian and cycle connections, and enhanced public areas designed to create a more connected and walkable community environment.&nbsp;

Centre owner Patrick Lu said the milestone reflected months of detailed planning, technical assessment and ongoing communication with local residents, businesses, schools and stakeholders.

“We appreciate the time, consideration and care Council officers and the Planning Committee have given this proposal throughout the assessment process,” Lu said.

“We also sincerely thank the local community for engaging with us, sharing feedback and participating in the consultation process over many months.

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="32fd1fc3-d0e6-485f-ac57-9916c9bcb818" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C5%201121%20FI_2.jpg?VersionId=fz8qQKDBLQ7MyFRc856Zccfbh9nFwLOe" />

“We understand projects of this scale bring questions and concerns, which is why we have worked hard to listen carefully, provide information transparently and continue refining elements of the proposal where possible.

“Our vision has always been to create a well-designed, community-focused urban village that responds to the changing needs of the Gold Coast, while delivering improved amenity, housing diversity, healthcare access and local lifestyle benefits.

“This proposal is about creating a genuine live-work-play environment where residents can access everyday services, schools, healthcare, dining, shopping and green space within walking distance, while also supporting local jobs and economic activity.”

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="50dfbd04-590e-4fc6-983b-766880947867" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Dining%20Day%20Time%20-%20High%20Resolution.jpg?VersionId=BP7ZoKJ0DdL_8iRkkC8VVx99moICV6kg" />

Lu said the proposal had evolved significantly through consultation and technical review, particularly around traffic, pedestrian and student safety and neighbourhood connectivity.&nbsp;

Melissa Griffin, Director at Urbis, said the recommendation recognised the strategic importance of delivering more housing and services within established urban areas already supported by infrastructure.

“This proposal represents the type of thoughtful, integrated growth that planning frameworks across South-East Queensland are encouraging,” Ms Griffin said.

“The project seeks to place housing, retail, healthcare and employment opportunities together in a highly accessible location close to schools, transport and existing services.

“Importantly, the process has involved significant technical assessment and community engagement to ensure local issues and feedback were properly considered throughout the planning pathway.”

$1 billion Benowa Gardens Urban Village heads to council vote following Planning Committee support

Surfers Paradise is officially set for its first new residential development with a 45-storey skybridge connecting the two towers.

John Camilleri’s Celestino Developments has been given the green light by the Gold Coast City Council to develop its major beachfront precinct across its huge 4,000 sqm oceanfront site at <a href="https://www.apartments.com.au/new-apartments/63-79-garfield-terrace-surfers-paradise-qld-4217">63–79 Garfield Terrace</a>, just five months after its <a href="https://www.apartments.com.au/news/qld/first-look-exclusive-billionaire-winx-breeder-s-bold-two-tower-surfers-paradise-play-with-45th-storey-skybridge">submission in late 2025</a>.

The approved scheme will deliver two towers rising 55 and 48 storeys, connected by a skybridge positioned on level 45 that will house a range of resident-only wellness and entertainment spaces.

In its notice of approval, the Gold Coast City Council said the&nbsp;proposed overall built form has been designed to complement the scale, intensity and protect the adjacent amenity and surrounding streets through the use of varied setbacks, site cover and architectural elements.

<img alt="First look exclusive: Billionaire Winx breeder’s bold two-tower Surfers Paradise play with 45th-storey skybridge" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-30%20at%209.53.48%E2%80%AFAM.png?VersionId=ADyPJ_TFbJvSU9wZFOiCBnlPtgF7VWqW" />

Designed by <a href="https://www.apartments.com.au/architects/dbi">DBI</a>, the development will comprise 275 apartments across the two towers, including a mix of two-, three-, and four-bedroom residences, as well as several penthouses. The apartments will sit above a landscaped podium featuring more than 90 metres of beachfront pool frontage, private resident lawns, lounges, and wellness spaces.

DBI said the design draws heavily from the movement and form of the coastal environment, with curving balcony lines and sculpted façades intended to soften the scale of the towers while maximising ocean outlooks and passive shading outcomes.

“The project occupies a rare, uninterrupted oceanfront site and has been shaped by a design philosophy that merges architectural elegance with environmental responsiveness and a carefully curated lifestyle experience,” DBI said in planning documents submitted to the Gold Coast City Council.

The most distinctive element of the approved project is the skybridge linking the two towers at level 45. The elevated communal space is planned to include executive lounges, formal dining areas, wellness facilities, and panoramic ocean-facing outlooks.

“The skybridge enhances the identity of the development, promotes social interaction, and delivers a lifestyle experience not found elsewhere on the Gold Coast,” DBI said.

At podium level, residents will have access to a suite of resort-style amenities, including resident lounges, private dining rooms, a yoga lawn, gymnasium, plunge pools, and treatment spaces. The beachfront pool has been designed with separate lap, lounge, and children’s areas extending across the width of the site.

The project will also introduce new food and beverage offerings along the Enderley Avenue and Oceanway frontages, contributing additional activation to the beachfront precinct.

First look: Winx billionaire’s beachfront Surfers Paradise apartment development greenlit

Price

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Forecasters are setting themselves up to fail when they make very exact predictions about future price growth.
I've long been puzzled by economic forecasters predicting, for example, that Brisbane house prices will grow 7.4% in 2014-15 (not approximately 7% or 8%, mind you, but exactly 7.4%) and then exactly 7.5% in 2015-16 – as QBE has done with its Australian Housing Outlook report, with the help of BIS Shrapnel.
What micro-economic event will occur in 2015-16 to cause Brisbane's average price growth to limp 0.1 of a percentage point higher in that year, compared to the previous year?
Why will Melbourne prices grow exactly 2.2% in 2015-16 and then decrease exactly 0.7% in 2016-17?
What chance the forecasters will be right? I would suggest zero (and that's an exact figure I can predict with confidence).
Has this kind of forecast ever been exactly right in the past? No. I've checked and I can't find an instance of an accurate prediction.
So why do it? Why pretend you can predict city price growth two or three years into the future, down to the last decimal point, when it's not remotely possible to be right?
The most likely answer is: to drum up a bit of publicity, comfortable in the knowledge that most media outlets will publish this nonsense without asking a single question. And even more comfortable in the knowledge that no one will check in three years to see how accurate the forecasts were.
Louis Christopher of SQM Research commented earlier this year that organisations who make big claims or extreme forecasts for publicity reasons rely on "the community's collective amnesia" to cover their tracks. In other words, they can relax, knowing that no one will bother to check on the results of their forecasts, much less hold them to account for them.
Even more alarming about this forecast report is that it is fundamentally based on data from the Real Estate Institute of Australia.
It lists Real Estate Institute of Australia (REIA) figures for the previous decade and then extrapolates forward, with predictions for the next three (financial) years.
The Melbourne figures are particularly rubbery. According to the REIA, Melbourne prices rose a tad under 20% in the financial year that ended on 30 June.
Such a figure is fanciful. All the other major research sources contradict it. RP Data says 9%, Australian Property Monitors says 10% and the Australian Bureau of Statistics says 9%.
Even more spectacular, the REIA claims Melbourne prices rose almost 27% in 2009-10.
As I have written previously in this column, the institute's figures for Melbourne growth are good for a laugh, but no one sensible gives them any credibility.
I've called the REIA to account numerous times in the recent past on the accuracy of its price data – and now the institute refuses to send me their figures. Fortunately, it's not difficult to get a copy of their reports from other sources.
The one thing that does make sense about the QBE report are the general themes, in terms of which locations are likely to rise and which are not.
For example, it suggests Brisbane will be the leading city for growth in the next three years, and that makes some sense. It also suggests that Adelaide and Hobart will do better than Melbourne, Perth, Canberra and Darwin, and that generally aligns with my own thoughts, based on our research.
It forecasts growth in some of the key regional centres, such as Newcastle, Wollongong, Ballarat, Bendigo, Cairns, Townsville, the Sunshine Coast and the Gold Coast – and that also makes sense.
But the exact numbers they have applied to those cities for price growth in the next three years? Give me a break.
Terry Ryder is the founder of <a href="https://hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> him or contact him on <a href="https://twitter.com/hotspotting" target="_blank">twitter</a>.
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terryryder-YECXbqmri2

When people pretend they can predict exact property price growth, there's a 0.00% chance they'll be right

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We know the rate of price growth continues to slow, but the most telling data in the latest November figures CoreLogic RP Data, was the slowing in growth for Sydney apartments.
Sydney continued to drive capital city growth in November, with house values up 14.3% on an annualised basis.
It was running at 14.9% two months ago. It was 15.2% during 2013.
But the apartment segment is nowhere near as strong.
Apartment values in November were up 8.7% over the past year.
But two months it was running at 11.5%. It was 11.6% during 2013.
It is fair to say most Australian cities have now passed their cyclical peak periods.
Sydney's house median sits at $825,000, up from $775,000 at the end of 2013.
Apartment median sits in Sydney at $605,000, up from $557,000 at the end of 2013.
Overall the national capital city average annualised growth for houses has been 8.9% compared to 5.9% for apartments.
Of course let's not forget that just three year ago units were the faster movers in 2012, which was overall pretty ordinary for growth with Sydney house prices up 1.3% annually and units up 2.3% annually.
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jchancellor-FAypfDUnLy

Sydney apartments the weaker link for late 2014 price growth: CoreLogic RP Data

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It seems when buying property in Victoria, the further you are from Melbourne, the cheaper it gets.
According to RP Data, there are 13 suburbs in Victoria that had median house prices under $100,000 over the last 12 months and they are all in the north and north-west parts of the state.
Victorian House Median Prices
<ol>
<li>
<a href="/news">Sea Lake</a> - $70,000</li>
<li>
<a href="/news">Kaniva</a> - $73,000</li>
<li>
<a href="/news">Minyip </a>- $75,000</li>
<li>
<a href="/news">Rainbow</a> - $77,000</li>
<li>
<a href="/news">Ouyen</a> - $78,000</li>
<li>H<a href="/news">opetoun</a> - $80,000</li>
<li>
<a href="/news">Jeparit</a> - $82,000</li>
<li>
<a href="/news">Nyah West</a> - $85,000</li>
<li>
<a href="/news">Coleraine</a> - $88,000</li>
<li>
<a href="/news">Dimboola </a>- $89,000</li>
</ol>
Similarly, the cheapest units are found 100s of kilometres from Victoria’s major metropolitan areas. But these units aren’t just in small rural towns. According to RP Data, some of Victoria’s cheapest units are found in the large rural hubs of Victoria, in places such as Horsham, Mildura and Moe.
Victorian Unit Median Prices
<ol>
<li>
<a href="/news">Newborough </a>- $133,000</li>
<li>
<a href="/news">Moe</a> - $145,000</li>
<li>
<a href="/news">Morwell </a>- $149,000</li>
<li>
<a href="/news">Mildura</a> - $159,000</li>
<li>
<a href="/news">Alfredton</a> - $180,000</li>
<li>
<a href="/news">Maryborough </a>- $182,000</li>
<li>
<a href="/news">Wodonga </a>- $185,000</li>
<li>
<a href="/news">Bairnsdale</a> - $188,000</li>
<li>
<a href="/news">Horsham</a> - $188,000</li>
<li>
<a href="/news">Yarrawonga</a> - $193,000</li>
</ol>
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owisniewski-RiYLqnXfKH

Where can you find the cheapest homes in Victoria?

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Guest observation
Apart from loose monetary policies that lead to toxic lending, such as negative gearing, real estate investments by self-managed super funds (SMSF) and foreign investment, there is another factor behind rapid house price inflation.
Excessive increases in house prices are also caused by unreliable estimates of fair market value price.
To explain in more detail, real estate sales data has its flaws, due to settlement prices not being triggered from actual pre-sale valuations – which remain unchecked throughout the sale process.
What is a pre-sale valuation?   A pre-sale valuation is a comprehensive report put together by a registered valuer. It represents the market value of a property for sale (the price one is expected to get for their property and is subject to any supply and demand curve shifts during the validity period).
During this process, the valuer will look at the land value/ location/aspect, building structure/improvements and condition, building/structural faults, features of the home and recent sales in the area.   For land valuation only, valuers analyse sales of both vacant land and improved properties, making adjustments for the added value of improvements.
When there are unsuitable sales, a valuer will factor in other matters, such as most valuable use of the land, holding costs, taxation, constraints on use such as zoning and heritage restrictions, land size, shape and land features, such as slope and soil type, nearby development and infrastructure and views.
Ignoring the pre-sale valuation
Some results can be triggered from listing prices that may be inflated by matters irrelevant to the value of the property, such as marketing fees, commissions and profits. And yet, banks continue to lend to borrowers and produce flawed valuations to protect their financial position.
The system is obviously skewed towards market manipulation – which in turn has caused rapid increases in house prices and driven the house price values to levels that are economically unsustainable.   The flawed price model system is favoured heavily on the supply and demand side and through rampant speculation – instead of the property's true valuation price. This could easily be addressed by both investors and home buyers gaining access to a pre-sale valuation report (paid for by the seller and part of the contract) as a hedging instrument to minimise the impact of paying too much over the true value price.
This would mean sales data that is relevant and dependable, while dramatically improving bank lending performance.
However, an adjustment valuation for high risk loan to value ratio (LVR) lending, may still be required when the purchase price exceeds the initial valuation price. This would be a shorter version of the report in the sale contract to reflect the purchase price (the new market value price) and to verify that the purchase price was achieved through market demand, than from errors or omissions in the initial report.   As monetary policy makers look for ways to keep the housing market from overheating, it's critically important that the Reserve Bank and Australian Prudential Regulator Authority address the other systemic issues of price inflation.
One is the methodology used to estimate the selling price and the other concerns the reliability of sale price data, but chances of it happening are only likely if house prices come crashing down.
George Rousos is the founder and director of <a href="https://www.itc.nsw.edu.au/index" target="_blank">Industry Training Consultants.</a>  
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jrichardson-uRX5hFdKfN

The other factor behind our skyrocketing prices

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The rate of price growth in the housing market has peaked, with prices to grow modestly over the fourth quarter and beyond, according to LJ Hooker’s Buyers’/Sellers’ Market Index.
Sellers were in favour over the third quarter, but now it’s buyers that may be given the upper hand.
In New South Wales, Victoria and Queensland, the third quarter recorded the ninth of favourable selling conditions. This is indicated by statistics that show sales outstrip listings.
Meanwhile, in Western Australia and the ACT the markets remain balanced, while Tasmania has been in favour of buyers.
While sellers were still in favour in the third quarter, LJ Hooker national research manager Matthew Tiller said that it was important to note that the index was a record result for sellers and may have reached its peak.
“According to the ABS [Australian Bureau of Statistics], the rate of growth of finance commitments peaked in the second quarter after considerable growth over the last three years,” said Tiller.
“As price growth returns to a more sustainable level and listings come on to the market for the spring and summer selling seasons, we forecast a gradual shift back towards a buyers’ market,” he said.
Western Australia, Tasmania and ACT offer immediate future and opportunities for house growth, according to LJ Hooker head of real estate Christopher Mourd.
“LJ Hooker’s network of offices are commonly reporting that many owners are viewing the low interest rate environment as an opportunity to upgrade,’’ said Mourd.
“However, many won’t commit to listing their home until they’ve found their next home. This preference has created a shortage in supply, and heavily weighted the index in favour of sellers going to market now,” he said.
<img 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" alt="">
Source: LJ Hooker
{mijopolls 45}
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jduke-EHk3XBmHkn

Market's price growth rate has peaked: LJ Hooker

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While it seems that the national growth rate has moderated somewhat, a number of capitals are still recording solid growth figures.
However, the month of September was largely flat across the board, according to RP Data. Over the three months to September 2014, Sydney remained the stand out, recording 4.1% price growth, while Hobart dropped by 1.0%.
RP Data national research director Tim Lawless said that September’s overall growth across Australia, at 2.9%, was indeed driven by Sydney and Melbourne. Melbourne recorded 3.7% growth, while Adelaide also saw a strong uptick of 3.1%.
"The annual rate of appreciation in dwelling values has actually been moderating since reaching a peak in April this year," said Lawless.
"The fact that the annual trend of capital growth has been trending lower is an important factor to note as it highlights that the rate of capital gain is no longer accelerating," he said.
He did not that housing market conditions remain buoyant, but said that the 12 month trend is drifting lower since an 11.5% peak in April. 
"A moderating annual trend, as well as the relatively flat September result, is likely to be welcome news to policy makers and potential buyers after the winter months recorded the largest capital gain since 2007.
"The softer September result is also likely to be seen as a positive indicator by the Reserve Bank which has recently raised concerns about the level of value growth and speculative investing in the Sydney and Melbourne housing markets," Lawless said.
CAPITAL CITY SEPTEMBER MONTHLY GROWTH, MEDIAN DWELLING
 Sydney Month: 0.8% Quarter: 4.1%  Year on year: 14.3%  Median: $655,000 Melbourne Month: -0.8% Quarter: 3.7%  Year on year: 8.1%  Median: $535,000 Brisbane Month: 0.7% Quarter: 0.6%  Year on year: 6.4%  Median: $440,000 Adelaide Month: 0.9% Quarter: 3.1%  Year on year: 5.8%  Median: $390,000 Perth Month: -0.4% Quarter: -0.6%  Year on year: 3.2%  Median: $515,000 Hobart Month: -0.3% Quarter: -1.0%  Year on year: 4.6%  Median: $300,000 Darwin Month: -1.0% Quarter: 1.4%  Year on year: 1.7%  Median: $545,000 Canberra Month: -0.5% Quarter: 1.4%  Year on year: 1.7%  Median: $500,000 
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Capital gain no longer accelerating, slowdown will be welcomed by policy makers: RP Data’s latest statistics

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Across Australia, including metro and regional, the August growth recorded was a flat lining 0.02%. However, the results of different cities varied substantially.
Here are the city and country results for median house price movements across the country over the month of August, as recorded by Residex.
CITY
 
MELBOURNE
2.31%
SYDNEY
1.52%
DARWIN
1.13%
HOBART
0.60%
ADELAIDE
-0.10%
ACT
-1.43%
BRISBANE
-1.70%
PERTH
-1.84%
Source: Residex
 
Turn over page for regional/country results.
<hr class="system-pagebreak">
COUNTRY
 
TASMANIA
0.59%
NEW SOUTH WALES
-0.15%
VICTORIA
-0.41%
QUEENSLAND
-0.51%
WESTERN AUSTRALIA
-0.52%
NORTHERN TERRITORY
-0.55%
SOUTH AUSTRALIA
-1.49%
Source: Residex
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