Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" 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%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

Price Growth

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The fondness of researchers, economists and media for generalised data is the curse of the real estate consumers trying to figure out what is really going on in the nation’s various housing markets. 
Using a single number to describe the market in a major city - or, in some cases, the entire nation – is as common as it is ludicrous.
Here’s a typical statement which is worse than useless, because not only does it fail to tell anyone anything worth knowing but it creates a misleading impression: “Australian house prices rose 4.0 percent in the past year”.
The first point is that this figure does not describe Australian house prices, it’s actually the capital cities that allegedly rose 4.0 percent.
But the 4.0 percent figure does not accurately depict the housing market in any of the eight cities. 
In Hobart, according to this source, prices rose 13 percent, in Melbourne they were up 9 percent and Canberra was up 6 percent. In both Perth and Darwin, prices fell in annual terms, according to these figures.
There are also myriad different scenarios happening across regional Australia.
So what does the 4.0 percent mean? In reality, absolutely nothing of any value.
The same approach, commonly reported by mainstream media, tells us that “Australian apartment prices” have risen 5.1 percent in the past 12 months.
This is similarly meaningless. Prices fell in Brisbane, Perth and Darwin and were largely unchanged in Adelaide.  Prices rose in Melbourne and Hobart, but not by 5.1 percent – Melbourne was up 8.4 percent and Hobart rose 9.1 percent.
The same source purports to provide a guide on the value of Australian homes. The median dwelling price, apparently, is about $656,000.
Publication of a figure like that can set off a range of comments from multiple sources, many of them expressing outrage that young Australians can’t afford to pay $656,000 for a typical home.
But, again, the figure is misleading and nonsensical. It’s the median value of a home in the combined capital cities, but six of the eight capital cities have median home values considerably lower than that figure.
The generalised national figure is inflated by the size of the Sydney market, where the median home is allegedly worth $895,000, and the Melbourne market, where the median home value is claimed to be $720,000.
But in Brisbane, Adelaide, Perth, Hobart and Darwin, the median home value is in the $400,000s. Adelaide, for example, is $433,000 and Hobart is $404,000.
And, given that these are medians, it means that half of all recent sales have been at prices below that median figure.
The single number describing Sydney does not in any way recognise the differences between Bondi and Blacktown, or Mosman and Macquarie Fields.
So why is the use and abuse of these numbers so widespread? Because the goal of pontificators is not to inform, but to generate publicity – and the use of these cheap and nasty statistics makes it easy.
It would require some effort to give consumers information worth having.
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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terryryder-YECXbqmri2

Single numbers can't answer for whole city property market

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Real estate abounds with myths and misconceptions, most of them contradicted by the research evidence.
Perhaps the oldest and most enduring of property’s cliches is that you get the best capital growth in the prime inner-city suburbs.
That old furphy is usually stated as a self-evident truth without supporting evidence, or with a few cherry-picked examples that appear to back the theory.
The truth is, superior long-term growth can be found in all manner of places. The key elements driving growth seldom relate to proximity to an icon, like the Sydney CBD.
You’re just as likely to find outstanding growth rates in middle-ring suburbs, the affordable outer-ring areas and in selected regional centres, while some iconic locations have poor growth rates (Surfers Paradise being a standout example).
Cheaper areas often shine because they attract the great mass of buyer demand, thanks to their affordability.
Following four years of strong price growth in Sydney, most suburbs have attractive long-term growth rates (average annual growth in median prices over 10 years), despite Sydney’s below-par performance between 2003 and 2013.
Many now have long-term capital growth averages above 10 percent a year. And the top performers are widely spread across the Sydney metropolitan area.
Inner-city Burwood (median price $2 million) has the same long-term growth rate (10.4 percent per year) as Busby ($640,000), which is out west near Liverpool.
Balmain ($2.17 million) and Canley Vale ($820,000) both have growth rates around 10 percent per year.
Emerton, out west near Blacktown with a median price of $540,000, has a slightly better capital growth rate (10.5 percent) than Eastwood, with a median of $1.87 million (10.2 percent).
Seriously upmarket Mosman (median $3.87 million), has a modest growth average of 6.2 percent, whereas Lethbridge Park (median $520,000) has averaged 10.2 percent, despite its downmarket image and location (part of the City of Blacktown).
St Marys ($660,000), near Penrith, and nearby Tregear ($505,000), have growth rates above 10 percent per year, on a par with Rose Bay ($4.1 million) and considerably better than Gordon ($2.5 million), where growth has averaged 7.6 percent per year.
Islington ($670,000), a suburb of Newcastle, is equal to Hurstville ($1.6 million) in Sydney’s south.
Having some kind of stigma is no barrier to good capital growth.
So it doesn’t surprise me to see new research which refutes one of the most cherished beliefs in real estate – that areas with high crime rates have inferior capital growth.
The report shows that affordable areas attract strong demand, generating above-average price growth, regardless of the local crime statistics. This is particularly so if a cheaper area is undergoing gentrification.
According to RiskWise Property Research, housing in high-crime areas across Australia is outperforming the general property market. This correlates with Hotspotting analysis which shows that low-priced locations, including those stigmatised as “problem” areas, often have strong capital growth.
“The research house discovered high-crime areas, despite expectations, are trumping their safer neighbouring suburbs when comparing their five-year growth to the city’s median,” says RiskWise CEO Doron Peleg.
He says investors commonly attribute too much weight to crime figures and should more objectively analyse the financial risks when making property investment decisions. 
“Our nationwide research actually found gentrifying suburbs with high crime typically deliver strong price growth and outperform the local benchmark. 
“We found affordable high-crime areas with significant gentrification are likely to produce strong price growth, particularly when dwelling prices in the inner and middle rings are unaffordable.” 
In Melbourne, some suburbs significantly outperformed the market. Frankston North, a notable downmarket suburb in the far south-east, delivered growth of 102% over the past five years. 
“Our research shows that suburbs like Frankston North are not outliers and similar results can be found in each of the major cities,” Peleg says. 
“Busby in the western suburbs of Sydney is another example. This suburb consistently endured some of the highest gun violence rates across the city, yet it delivered growth above the median for Greater Sydney.” 
In Sydney, eight of the Top 10 high-crime areas outperformed the market due to very strong demand from owner-occupiers and investors for affordable properties. 
“Together, these high-crime Sydney suburbs delivered outstanding five-year growth of 87% for houses and 65% for units, outperforming the Sydney price growth benchmark,” he says. 
“Brisbane and Gold Coast high-crime areas also typically outperformed the market.” 
While price growth in Adelaide and Perth was below the local benchmark, high-crime areas undergoing significant gentrification delivered strong growth. For example, Prospect in Adelaide outperformed the local housing market with 26% median price increase over the past five years. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Sydney's cheaper suburbs are outperforming the upmarket areas for price growth: Hotspotting's Terry Ryder

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One of the great absurdities of real estate research is the notion that you can encapsulate price growth for a major city in a single figure. 
The Greater Sydney area has a population of 4.82 million (2016 Census) and contains over 700 suburbs. They include markets as diverse as Macquarie Park versus Macquarie Fields and Newtown versus Campbelltown.
They’re not all doing to the same thing at any one time, nor moving at the same speed.
But the research houses would have us believe that you can distil all the sales activity in these contrasting places into a single growth figure that makes sense.
It’s crazy to even try, but that’s what they do. And media laps it up, so long as it’s presented in a neat little media release package that makes journalists’ lives really easy.
This may explain why Sydney house prices are growing at an annual rate of 7.4 percent if you believe SQM Research asking price growth index, or 4 percent if you trust the latest figures from Domain, or just 0.1 percent if you think CoreLogic is the bee’s knees in real estate data.
Melbourne house prices are growing at either 8 percent, 11.3 percent or 23.6 percent in annual terms, depending on your source of choice.
The Adelaide is rising, or falling; the Perth market is recovering, or not; and Canberra is up 5 percent or 18 percent – all dependent on which report you read most recently.
In my view, all real estate data is rubbery figures, to some degree.
And it’s adds an extra level of absurdity when economists, the least informed species about residential property on planet Earth, discuss Australian real estate as a single market. They all do it and media reports their misinformation daily – because if they have “economist” in their title they must be credible, right?
The reality is that we have a five-speed market in just the eight capital cities – and within those cities they are many different scenarios playing out.
We never have a situation in a major city where all parts of the market are rising (or falling) in unison.
Generally speaking, cycles start in a central point and ripple outwards gradually. The up-cycles in both Melbourne and Sydney began in the so-called prime suburbs and gravitated outwards over 3-4 years.
It’s a signal that the cycle has almost run its course when the areas with the most sales activity and price growth are in the outer-ring suburbs. We’re at that time right now with both our largest cities, with the Camden LGA one of the few remaining upwardly-mobile markets in Greater Sydney, and outlying areas like the Hume LGA and the Wyndham City LGA the strongest markets in Greater Melbourne.
What’s happening with our major markets makes a lot more sense when you chart them using sales volumes, rather than changes in price measures. 
The latter method is fraught with potential for aberrations, with the results dependent on methodology and other factors, as the figures presented earlier illustrate very clearly.
Sydney house prices are not growing at an annual rate of 4 percent, as Domain would have us believe. Some suburbs are growing more than that, others are at the point in the cycle where they’re not growing at all and some have values going a little backwards. A few areas, particularly those close to over-supplied apartment precincts, will have larger declines in values.
But none of that will be conveyed to real estate consumers – they’ll be given a single misleading figure encapsulating the whole city, only to be contradicted a few days later by a different number from another source.
But the sales activity figures (which we examine every quarter for The Price Predictor Index) seldom lie.
They’re revealing in all sorts of ways. For example, how about this question: when did the Melbourne market peak?
For in the swanky inner south-eastern suburbs such as Hawthorn (median price $2.1 million) and Canterbury ($2.9 million), it was early in 2014.
For middle market areas like Blackburn ($1.3 million) and Oakleigh ($1.2 million) it was the early part of 2015. And outer-ring precincts like Cranbourne ($480,000) and Carrum Downs ($500,000) hit their high points late in 2016 or early in 2017. Other outlying areas arrived at that point towards the end of last year.
It shows the many different market scenarios in play across the nation – and the degree to which economists and other commentators misinform consumers with their one-size-fits-all approach to real estate analysis.
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Property price growth cycles start in a central point and ripple outwards gradually: Hotspotting's Terry Ryder

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<div>House prices are likely to rise only modestly across Asia-Pacific (APAC) in 2018, with regulatory tightening, rising interest rates and declining affordability acting as a drag in most markets, says Fitch Ratings in a new report.  Monetary tightening in the next few years - globally and within the region - will gradually bring to an end the ideal conditions that have supported housing markets over much of the last decade.</div>
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<div>Click here <a href="https://www.propertyobserver.com.au/images/2018/1/24/fitch%201.jpg" target="_blank">to enlarge.</a>
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<div> <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/1/24/fitch%201.jpg" alt="">
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<div>However, tightening is unlikely to be enough to trigger a sharp correction during 2018, Fitch suggest. Regulators have taken steps to contain price rises in most of APAC's major markets in recent years.</div>
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<div>"There were signs of these steps gaining traction in 2017 in the main hotspots - Australia, New Zealand and China - where price growth slowed from the double- to single-digits. "Several APAC markets will soon start to feel the impact of China's limits on overseas foreign-currency transfers.</div>
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<div>"Australia and New Zealand have attracted particularly strong Chinese investment.</div>
<div> </div>
<div>"Australia has placed its own limits on foreign, non-resident buyers, while we expect New Zealand to introduce restrictions this year. "We forecast house-price growth across Australia's eight capital cities to slow to 2%, from 5% in 2017.</div>
<div> </div>
<div>"Low interest rates and high population growth are likely to support prices, but rising supply, falling rental yields, tighter lending standards, foreign-ownership restrictions, and income growth lagging cost of living increases will dampen price gains.</div>
<div> </div>
<div>"Moreover, stable economic performance and prudent underwriting standards are likely to help contain increases in arrears as mortgage rates rise.' Fitch forecast arrears in most APAC markets to remain below 0.5%.</div>
<div> </div>
<div>"The impact is likely to be slightly more pronounced in Australia and New Zealand as house-price growth stabilises, especially in big cities.</div>
<div> </div>
<div>"Household debt is high in both countries and most mortgages have flexible rates, which leaves borrowers more exposed to faster-than-expected interest rate rises." </div>
<div>
 There global report advised in New Zealand, strong population growth and sluggish housing construction - particularly in Auckland - are likely to result in continued supply shortages, despite regulatory tightening. We expect house-price growth to pick up, but only slightly, to 3.0%. Fitch's Global Housing and Mortgage Outlook includes analysis of house prices, arrears and mortgage lending volumes for 22 countries, including Australia, China, Japan, Korea, New Zealand and Singapore in APAC.</div>
<div> </div>
<div>National house prices are forecast to rise this year in 19 of 22 markets highlighted by Fitch Ratings in a new report, but growth is expected to slow in most markets and risks are growing as the prospect of gradually rising mortgage rates comes into view this year. </div>
<div> </div>
<div>Click here <a href="https://www.propertyobserver.com.au/images/2018/1/24/fitch%204.jpg" target="_blank">to enlarge.</a>
</div>
<div> </div>
<div><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/1/24/fitch%204.jpg" alt=""></div>
<div> </div>
<div>"Arrears are at very low levels in most markets. They will only move in one direction as mortgage rates rise slowly due to higher policy rates and more expensive bank funding from the gradual unwinding of quantitative easing. Floating-rate loans and borrowers refinancing to new rates will be first affected," said Suzanne Albers, Senior Director, Structured Finance, Fitch Ratings. </div>
<div> </div>
<div>"We expect home prices to stabilise in Sydney and Melbourne. However, if corrections are only limited after several years of very high growth, the risk of large price declines in future downturns remains," added Ms. Albers. </div>
<div> </div>
<div> </div>
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j.ballantyne1990-6AQqhLzZaK

Australian house price growth to slow to 2 percent: Fitch Ratings

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Dwelling prices in inner city Hobart notched up the strongest price growth in Tasmania over the last 10 years, according to recent CoreLogic data.
Hobart inner’s 10-year growth was 34.2% and its median dwelling price was $585,396, according to CoreLogic’s CoreLogic’s Best performing property markets past 10 years release.
Hobart is a relatively small capital city of about 225,000 persons. 
<a href="https://www.propertyobserver.com.au/images/2017/12/1/Hobart10yrsList.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/12/1/Hobart10yrsList.png" alt="">
CoreLogic’s methodology is based on the best performing property markets at an SA3 level (SA3 represents a regional area serviced by major transport &amp; commercial hub with a population of between 30,000 and 130,000 people).
The list of top 5 regions that recorded the maximum growth in property values were all in Hobart, according to the report.
Last year dwelling values rose 12.3 percent, almost five times higher than Hobart's 2.5 percent average annual rate of capital gain over the decade.
Housing prices are low relative to the mainland capital cities, with its median house value at $424,000, some 54 per cent lower than Sydney and 49 per cent lower than Melbourne. 
CoreLogic's director of research Tim Lawless does not think Hobart is going to remain as strong as it has been.
He does not expect double digit growth during 2018.
Suburbanite property valuer Anna Porter has also warned some forecasts have grossly overestimated Hobart's potential growth.
Porter suggests the fundamentals that support market growth are lacking in the country's southernmost state.
"With no major infrastructure projects planned, migration anticipated to be soft, limited job creation and zero economic stimulus there just aren't the drivers there to create strong market movement," she told Fairfax Media.
A two-bedroom apartment in Hobart (postcode 7000) at <a href="https://www.realestate.com.au/property/unit-31-166-bathurst-st-hobart-tas-7000?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">31/166 Bathurst Street</a> (picture above) recently sold for $565,000, close to the median dwelling price.
It previously changed hands for $440,000 in 2012, CoreLogic shows.
A three-bedroom apartment at <a href="https://www.realestate.com.au/property/unit-13-38-patrick-st-hobart-tas-7000?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">13/38 Patrick Street</a> sold in February 2017 for $580,000. It previously sold for $342,000 in 2003.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/12/1/HobartInner.jpg" alt="">
Investor purchasing increased in Tasmania in recent times, and according to the valuation firm, Herron Todd White (HTW) currently represents a 20% to 25% quota of residential property transactions.
Interstate investor activity has also increased, it noted.
"With Tasmanian investors achieving average gross yields of 5.2% and Hobart out performing all other capital cities it seems the returns on offer in Tasmania are capturing more investor attention," a recent report by HTW advised.
Some property market commentators are predicting that 2017 saw Tasmania turn over its highest volume of residential property sales in more than 10 years if property sales continued at the same pace as they have in the first half of this year.
The north has experienced the greatest percentage increase in residential sales volumes when compared to the same period last year.
"This may be as a result of reported stock shortages and capital growth in the south with buyers looking further a field for investment opportunities," HTW's report noted.
The upgrader or second home buyer price bracket is where buyers are most active within Hobart’s residential property market.
Glenorchy and Claremont are experiencing the greatest amount of entry level sales activity. Both suburbs are north-west of Hobart approximately 10 and 15 kilometres respectively north-west of the city centre.
It noted the Museum of Old and New Art (MONA), a popular tourist destination sits within a three kilometre radius of both Glenorchy and Claremont.
Examples of recent sales in Glenorchy include an older style, two bedroom, one bathroom unit in original condition which sold for $225,000 and an older style, dated, three bedroom, one bathroom home with single garage that backs onto Hobart’s show grounds that was purchased for $297,500.
In addition, a three-bedroom house at <a href="https://www.realestate.com.au/sold/property-house-tas-glenorchy-126658902" target="_blank">46 Tolosa Street, Glenorchy</a> sold for $333,000.
Another three-bedroom house at <a href="https://www.realestate.com.au/sold/property-house-tas-claremont-126929134" target="_blank">1-15 Malabar Road, Claremont</a> sold for $317,500.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/11/22/Claremont.jpg" alt=""> 
Sandy Bay, Kingston and Howrah are areas where upgraders or second home buyers are focusing their attention.
Sandy Bay is popular due to its position immediately south of the city with the Derwent River forming its southern border.
Contained within the suburb are the University of Tasmania campus, casino, private and public schools, local shops and recreational facilities. Recent sales within this price bracket in Sandy Bay include an older style, first floor, renovated, waterfront two bedroom, one bathroom unit with uninterrupted water views and single carport which recently sold for $850,000 and a renovated, four bedroom, two bathroom, period terrace that transacted for $985,000.
Within Hobart’s prestige market a modern Sandy Bay home offering five bedrooms, five bathrooms, indoor pool and double garage with views of the Derwent River recently sold for $3 million.
Similar levels of activity are occurring in the first home buyer and upgrader price brackets of the northern residential market, it noted.
The greatest activity occurring in Launceston’s more affordable suburbs is taking place in Newnham, Invermay and South Launceston.
Newnham is located approximately ve kilometres on the northern outskirts of Launceston and is predominantly residential with the University of Tasmania and The Australian Maritime College located nearby.
Properties that have recently sold in Newnham include a modern, two bedroom, one bathroom unit with one off street carpark which sold for $255,000 and an older style, renovated, five bedroom, two bathroom home with double garage that sold for $270,000.
Within the upgrader residential market segment Riverside, Newstead and Legana are proving to be the most popular with purchasers, HTW said.
Riverside is located along the western side of the Tamar River and is well contained with a shopping centre, public and private schools and sporting facilities. It is approximately a six kilometre commute to the city centre. A modern, four bedroom, three bathroom home with double garage and river views was recently sold in Riverside for $610,000 and a modern, three bedroom, two bathroom unit with river views and double garage sold for $360,000.
A recent notable sale in Launceston was for $1.4 million for a modern, four bedroom, three bathroom home located at Launceston’s Seaport overlooking the Tamar River. 
Sandy Bay ranked among the most expensive localities to purchase a house in Hobart, according to Investor last January.
The property investment firm says that the median price of a house in Sandy Bay stood at $850,000.
This was followed by West Hobart at $675,000 and Tranmere at $597,500.
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="106">
Suburb
</td>
<td valign="top" width="106">
Postcode
</td>
<td valign="top" width="106">
Bedrooms
</td>
<td valign="top" width="106">
Current median price
</td>
</tr>
<tr>
<td valign="top" width="106">
Sandy Bay
</td>
<td valign="top" width="106">
7005
</td>
<td valign="top" width="106">
4
</td>
<td valign="top" width="106">
$850,000
</td>
</tr>
<tr>
<td valign="top" width="106">
West Hobart
</td>
<td valign="top" width="106">
7000
</td>
<td valign="top" width="106">
4
</td>
<td valign="top" width="106">
$675,000
</td>
</tr>
<tr>
<td valign="top" width="106">
Tranmere
</td>
<td valign="top" width="106">
7018
</td>
<td valign="top" width="106">
3
</td>
<td valign="top" width="106">
$650,000
</td>
</tr>
<tr>
<td valign="top" width="106">
Blackmans Bay
</td>
<td valign="top" width="106">
7052
</td>
<td valign="top" width="106">
4
</td>
<td valign="top" width="106">
$535,000
</td>
</tr>
<tr>
<td valign="top" width="106">
Mount Nelson
</td>
<td valign="top" width="106">
7007
</td>
<td valign="top" width="106">
3
</td>
<td valign="top" width="106">
$499,000
</td>
</tr>
</tbody></table>
A four bedroom home at <a href="https://www.realestate.com.au/sold/property-house-tas-sandy+bay-123799882" target="_blank">26 Broadwaters Parade</a> (below) was sold for $870,000 in late 2016.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/01/11/26%20Broadwaters%20Parade.jpg" alt="">
HTW nominated several hotspots in early 2017.
It advised the suburbs worth watching are Moonah, Glenorchy and Berriedale which are all suburbs within a 15 kilometre drive of the Hobart CBD, according to HTW’s February 2017 update. 
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jonathanchancellor-7SQnKwU6yx

Inner Hobart property prices the strongest across Tasmania over 10 years: CoreLogic

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Housing market conditions had generally eased, especially in Sydney, the December RBA minutes indicated.
Conditions had eased in the established housing market, most noticeably in Sydney, where housing prices had declined in prior months and auction clearance rates had fallen, the central bank noted.
 Housing price growth had also eased in Melbourne, but remained relatively strong, with the RBA noting Melbourne prices had been supported by high population growth. 
"Housing prices in Perth and Brisbane had been little changed in preceding months," the minutes advised.
The central bank noted in the eastern capital cities, a considerable additional supply of apartments is scheduled to come on stream over the next couple of years.
The minutes also showed that board members noted housing credit growth had eased a little over the second half of 2017, as growth in lending to owner-occupiers had slowed somewhat and growth in lending to investors had stabilised at a lower level than in the first half of the year.
"The easing in housing credit growth had been accounted for by the major banks, which had been more affected by the need to restrain interest-only lending to comply with the supervisory measures announced earlier in the year," the minutes said.
"Growth in housing lending by non-authorised deposit-taking institutions (non-ADIs) had picked up, although these institutions' share of overall housing lending remained small. 
Members noted that these lenders charged higher interest rates on average than ADIs, which is likely to reflect both the borrower risk profile and higher funding costs of non-ADIs.
To address the medium-term risks associated with high and rising household indebtedness, the Australian Prudential Regulation Authority had introduced a number of supervisory measures earlier in the year and credit standards had been tightened to lower the risk profile of borrowers.
 Growth in household credit had slowed somewhat, but members agreed that household balance sheets still warranted careful monitoring.
It noted dwelling investment was expected to have fallen marginally in the September quarter. 
Dwelling investment had fallen over the preceding year in Queensland and Western Australia, but had remained at a high level in New South Wales and Victoria. 
Residential building approvals had picked up in preceding months, but remained below the levels of a few years earlier, the bank minutes said.
"Together with data on the pipeline of work yet to be done, this suggested that dwelling investment would remain at a high level for the following year or so, but that it was not likely to add materially to GDP growth."
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Sydney and Melbourne property prices had eased, Perth and Brisbane little changed: RBA minutes

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Regions around Sydney and Melbourne recorded the strongest growth in property values over the last 10 years, while the remaining capitals experienced comparatively moderate value increases, according to CoreLogic’s recent analysis of 10-year suburb data.
In fact, for each state and territory, the top five listed areas shows a significant slant towards capital city regions rather than regional housing markets.
In New South Wales, Pennant Hills – Epping located in the Hills District of Sydney top value growth with an increase of 126.2% over 10 years. The region also has the second highest rate of value growth across the country.
<a href="https://www.propertyobserver.com.au/images/2017/11/30/NSWChart.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/11/30/NSWChart.png" alt="">
CoreLogic’s methodology is based on the best performing property markets at an SA3 level (SA3 represents a regional area serviced by major transport &amp; commercial hub with a population of between 30,000 and 130,000 people).
The median dwelling value in Pennant Hills-Epping region was $1,719,229 as of October, according to CoreLogic.
A three-bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-epping-126756418" target="_blank">45 Dunlop Street, Epping</a> (pictured top) sold in November 2017 for $1.75 million. Previously, it transacted in December 2009 for $882,000, according to CoreLogic data.
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/11/30/Epping.jpg" alt="">
Another house, a five bedroom property, at <a href="https://www.realestate.com.au/property/108-boundary-rd-pennant-hills-nsw-2120?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">108 Boundary Road, Pennant Hills</a>, (picture above) sold for $1.45 million in November 2017. It previously sold for $550,000 in 2002, according to CoreLogic data.
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Pennant Hills-Epping region scores highest in home value growth in NSW in 10 years: CoreLogic

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Home values in Melbourne’s outer south-western region of Wyndham led value growth in all of Australia over a period of 10 years, according to CoreLogic RP Data.
Dwelling values climbed by 129.9% over the past decade in the Victorian suburb.
<a href="https://www.propertyobserver.com.au/images/2017/11/30/WyndhamCoreLogic.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/11/30/Wyndham1.png" alt="">
<img src="https://www.urban.com.au/images/2017/11/30/WyndhamCoreLogic.png" alt="">
Regions around Sydney and Melbourne recorded the strongest growth in property values over the last 10 years, according to CoreLogic’s recent list of the best performing property markets in the past 10 years.
CoreLogic’s methodology is based on the best performing property markets at an SA3 level (SA3 represents a regional area serviced by major transport &amp; commercial hub with a population of between 30,000 and 130,000 people).
The median price of dwellings in Wyndham was $540,644, according to CoreLogic data.
A three-bedroom house at <a href="https://www.realestate.com.au/property/6-juliana-ave-wyndham-vale-vic-3024?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">6 Juliana Avenue, Wyndham Vale</a> (picture above) sold in November 2017 for $525,000. It previously transacted for $285,000 in 2004, CoreLogic data shows.
A four-bedroom house at <a href="https://www.realestate.com.au/property/12-fatham-dr-wyndham-vale-vic-3024?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">12 Fatham Drive, Wyndham Vale</a> sold for $460,000 in November 2017, according to CoreLogic data. It previously sold in January 2015 for $300,000, showing impressive growth in just under three years.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/11/30/Wyndham-2nd.jpg" alt="">
Before that, it sold for $315,700 in 2009, which was a shade higher than its sold price in 2015.
The decade saw growth in every state, but very limited growth in WA.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/11/30/CHART.jpg" alt="">
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Melbourne's Wyndham leads price growth in all of Australia over last 10 years: CoreLogic

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The region in Adelaide from Prospect to Walkerville has shown the strongest growth in home values in South Australia over the last 10 years, according to CoreLogic’s latest data.
All the top five regions listed under South Australia showed a consistency in their growth numbers — between 30 and 40% — as per figures in CoreLogic’s Best performing property markets past 10 years data. 
<a href="https://www.propertyobserver.com.au/images/2017/11/30/SA10years.png" target="_blank">Click to enlarge</a>
 <img src="https://www.urban.com.au/images/2017/11/30/SA10years.png" alt="">
CoreLogic’s methodology is based on the best performing property markets at an SA3 level (SA3 represents a regional area serviced by major transport &amp; commercial hub with a population of between 30,000 and 130,000 people).
The median price of dwellings in Prospect - Walkerville was $697,216. 
A four-bedroom house at <a href="https://www.realestate.com.au/property/36-york-st-prospect-sa-5082?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">36 York Street, Prospect</a> (picture above) sold for $700,000 in July 2017, according to Corelogic data. Previously, it sold for $295,000 in 2006. 
A two-bedroom house at <a href="https://www.realestate.com.au/property/2-le-hunte-ave-prospect-sa-5082?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">2 Le Hunte Avenue</a> in Prospect sold for $615,000 in July 2017. It previously sold for $518,000 in 2012 and $368,000 in 2006.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/11/30/Prospect.jpg" alt="">
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prateek24-ezbwHMbNAk

Prospect-Walkerville scores SA's highest 10-year growth in home values: CoreLogic

<html><body>
Western Australia lags behind rest of the nation in price growth of dwellings over the last 10 years, with only Serpentine-Jarrahdale growing in double digits, according to the latest CoreLogic data.
With a 10 year growth of 17.5%, Serpentine-Jarrahdale has outperformed the rest of WA, with every other region of the state recording growth of less than 5% over the decade.
The data also highlights just how weak the housing market in Perth has been over the past decade.
<a href="https://www.propertyobserver.com.au/images/2017/11/30/Serpentine.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/11/30/Serpentine.png" alt="">
CoreLogic’s methodology is based on the best performing property markets at an SA3 level (SA3 represents a regional area serviced by major transport &amp; commercial hub with a population of between 30,000 and 130,000 people).
The median price of dwellings in Serpentine-Jarrahdale was $406,775, according to CoreLogic data.
A four-bedroom house at <a href="https://www.realestate.com.au/property/18-mcneil-gr-jarrahdale-wa-6124?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">18 Mcneil Grove, Jarrahdale</a> (picture above) sold for $410,000 in December 2016. Previously, it traded for just $33,500 in March 2002, Corelogic data shows.
Another house in Jarrahdale, at <a href="https://www.realestate.com.au/property/5-brady-rd-jarrahdale-wa-6124?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">5 Brady Road</a>, sold for $285,000 in July 2017, having previously changed hands for $280,000 in April 2009.
The growth in value was just $5000 in eight years, a good example of the weakness in the WA market.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/11/30/Jarrahdale2.jpg" alt="">
 
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