Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

Property Hotspot

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EXPERT OBSERVER
Sometimes economic upheaval can be the best thing that happens to a property market. Places afflicted by business closures and industry shutdowns often go into fightback mode and the end result is a net positive.
Newcastle since the closure of BHP in the late 1990s is a great example. So is Wollongong, a city where doom was forecast when Bluescope Steel was downsizing but which these days has a thriving local economy and growth property market.
And Geelong, which has had a number of blue-collar industries close but which has evolved into one of regional Australia’s strongest economies, with a property market which had led Victoria on price growth in the past two years.
In Adelaide, the former Mitsubishi car plant property has been re-purposed as a high-tech innovation precinct, a sector in which the SA capital leads the nation. More recently, the Holden manufacturing facility closed down but that too is being reinvented with modern creative industries.
Sometimes, this kind of supposed adversity can be the best thing that can happen in a local economy and its real estate market.
So now, to the surprise of many, we have resurgence in the Latrobe Valley in Victoria, where the closure of coal-related industries was thought be the death knell for local towns. But, yet again, the opposite is true and now towns like Traralgon and Moe are shaping as the next to join Victoria’s regional property boom.
Yes, there’s a property boom sweeping through regional Victoria. Contrary to the theme of mainstream media, which has created the false impression of decline everywhere, there are thriving and rising markets across the nation – and regional Victoria is at the forefront of them.
Victoria’s Latrobe Valley is a market that many investors would avoid because many of its towns are down-market and the region has attracted mostly negative publicity suggesting economic decline.
But the reality is quite different from the media-driven perceptions. The Latrobe Valley is performing strongly and the real estate market is rising. It’s becoming the latest of the fightback markets of Australia.
Buyer demand has been slowly rippling eastward from Melbourne in the last few years. Sales activity in Cardinia Shire (Pakenham and Officer) and Baw Baw (Warragul and Drouin) has risen strongly, with big price growth. Now, it’s Latrobe City’s turn. 
The Latrobe Valley economy was impacted by the closure of coal-fired power stations but various levels of government have been directing resources to the region to boost the economy and maintain jobs. Numerous small projects to support small business and manufacturing are under way, schools and sporting complexes are being upgraded, a GovHub is being established and unemployment has fallen.
On a larger scale, the Defence Force is relocating its pilot training academy to nearby Sale, the local hospital is being redeveloped in a $217 million project, the Gippsland rail line is being duplicated in several sections and there are plans to establish an electronic car-making factory in the region.
This is drawing the focus from the traditional mining sector and steering Latrobe Valley in a new direction.
Latrobe City is recognised as one of Victoria’s four major regional centres along with Ballarat, Bendigo and Geelong. It is made up of four central towns – Churchill, Moe/Newborough, Morwell and Traralgon.
The City is the residential and commercial hub of a larger catchment of 262,000 people stretching across the Latrobe Valley and Gippsland region. Latrobe Valley is one of the most liveable regions in Victoria, known for its high-quality health, education and community services.
More commonly known for its energy production, the Latrobe region is also a heartland for agriculture, pastoral, papermaking and timber, supplemented by manufacturing and engineering.
Latrobe Valley is serviced by Victoria’s regional train network with V/Line train stations at Trafalgar, Moe, Morwell and Traralgon.
Regional Victoria is now the strongest market in Australian real estate. As the Melbourne boom subsides, regional markets are rising strongly.
Latrobe is a prime example: demand is rising in all four main towns. These markets are very affordable – Churchill, Moe and Morwell all have medians below $200,000. Traralgon, the biggest market with 620 annual sales, has a median house price of $290,000. 
Strong yields and low vacancies, both being hallmarks of a promising property market, are evident across Latrobe City. SQM Research data shows rents have generally risen in the last 12 months. The median rent in Morwell is $240, 8% higher than a year ago and 18% up on the rate of three years ago. Investors can expect rental returns around 6.8% in Churchill and Morwell, and 6.4% in Moe. 
The region can now offer a combination of low prices, low vacancies and high rental returns. 
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

Regional property markets historically defy their economic downturns: Hotspotting's Terry Ryder

<html><body>
EXPERT OBSERVER
Markets in Regional NSW continue to head in the opposite direction to Sydney. While the Sydney market is showing increasing signs of decline (generally speaking – there are exceptions), the cities and towns of Regional NSW are delivering growth markets right across the state.
This is particularly evident in the price data. Hotspotting’s location-by-location analysis has revealed 150 Regional NSW locations where median prices have grown 5% or more in the past year, of which 65 locations have increased more than 10%.
In addition to the 150 places with 5%-plus price growth, there are another 67 locations with annual price growth between 1% and 5%.
The growth has been led by seven locations with growth of 20% or more: Crestwood (up 26%) Evans Head (up 23%), Kiama (up 22%), Catalina (up 21%), Berry (up 20%), Soldiers Point (up 23%) and the Shoal Bay unit market (up 31%).
The Newcastle region has been particularly strong on price growth in the past year. The LGAs of Newcastle, Lake Macquarie and Port Stephens all have multiple suburbs with solid to strong median price growth.
The Central Coast is another standout, with 13 suburbs with median price growth above 5%, including Ettalong Beach (up 17%), Kincumber (up 10%) and Wamberai (up 13%).
In terms of locations with rising demand, as measured by quarterly sales activity, our Summer survey has found 53 Regional NSW locations with markets trending upwards. This is slightly below the average of the past two years and is down on the 70 rising markets identified in the Spring 2018 sales survey.
The Queanbeyan-Palerang LGA just outside Canberra is the leading precinct, with five locations with rising demand. Leading locations include Crestwood and Queanbeyan East, where quarterly sales activity has been trending steadily upwards over the past 1-2 years. Crestwood’s median house price has risen 26% in the past 12 months.
The Newcastle region continues to stand out, although Newcastle itself is past the peak in terms of sales activity. There are only two Newcastle suburbs with rising demand but many with plateau markets. The previous strong demand is still delivering significant price growth and a number of suburbs (including Hamilton, Hamilton South, Mayfield, Wallsend and North Lambton) have risen more than 10% in the past year.
Outside Newcastle in neighbouring LGAs, Lake Macquarie and Maitland both have four suburbs with rising demand, while nearby Port Stephens has two. Out in the Hunter Region, Singleton, Muswellbrook and Scone all have increasing buyer activity. Muswellbrook’s quarterly sales have been 41, 52, 57, 74, 60 and 78 in the past 18 months – and its median house price has risen 8% to $305,000 in the past year.
Tamworth is one of the emerging markets. It now has four suburbs with rising demand, including North Tamworth where quarterly sales have been 17, 30, 34, 39, 34, 41 and 45 – with its median house price up 11.5% to $430,000 in the past 12 months.
There are towns with growth markets right across Regional NSW, including Casino, Kyogle, Cooma, Griffith, Parkes, Gunnedah, Cowra, Glen Innes, Inverell, Gloucester, Lithgow, Mudgee, Tuncurry and Broken Hill.
Some significant markets have passed their peaks in terms of sales activity, but still have strong prices. They include the Central Coast, Newcastle, Wollongong, the towns of the Wingecarribee LGA and the Tweed region near the Queensland border.
In the Tweed area, prices have risen strongly in the past 12 months in Bogangar (11%), Casuarina (19%) and Kingscliff (14%).
Terry Ryder is the founder of hotspotting.com.au, ryder@hotspotting.com.au, twitter.com/hotspotting
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Regional NSW rising as Sydney falls: Hotspotting's Terry Ryder

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Many of the Sydney residential markets are showing resilience – refusing to lie down – but the overwhelming weight of evidence is that the big price boom has run its course.
You will note my reluctance to speak about “the Sydney property market” as a single entity. The tendency by media (and many of the attention-seekers, like economists and publicity-obsessed research companies, who feed journalists misinformation) to distil market dynamics for a major city to a single growth figure is really unhelpful and often misleading. 
The Sydney metro area, with over 700 suburbs, has many different markets. They’re not all moving as one. To describe Sydney house price movements as a single figure might satisfy a simplistic media but it tells no one anything useful. 
My latest analysis of sales data reveals there are still a small number of Sydney suburbs with growth markets, a much larger number which I classify as “plateau” markets (have levelled off a little below the peak), a few that show notable consistency of sales over time, and a small but growing number that I categorise as “danger” markets.
That amounts to lots of different scenarios within the boundaries of the Greater Sydney Area. 
If there is any commonality to be found, it’s that the volume of sales overall has dropped in 2016 and that most research sources are publishing data which confirms that the overall rate of price growth has dissipated considerably.
The other common feature is that many Sydney areas are hanging tough. Some of the key factors that drove the boom – the strength of the Sydney/NSW economy and the high level of spending on infrastructure – are still in place.
But some of the other influences – the absence of major growth in the decade pre-2013 and the relative affordability it created – has passed into history. There’s no way that strong level of price growth could continue beyond three years, because price becomes an issue for more and more people.
But a lot of Sydney markets are showing resilience – still making good sales and maintaining strong prices, just without the double-digit annual growth of the recent past. This is one of the reasons I’m not expecting any significant decline in Sydney markets in the near future.
But there are exceptions. There are now eight suburbs which I classify as danger markets. They’re all locations dominated by apartments and they’re places where sales rates have dropped markedly at a time when developers are still bringing lots of new supply to the market.
In some of those standout locations, like Parramatta, the rate of sale is a third of the levels of three years ago. Practitioners who claim Sydney can build unlimited numbers of new apartments because the city has a dwelling shortage are deluding themselves and others. There are specific markets in Sydney heading for major oversupply, regardless of the overall supply-demand situation for the metro area as a whole.
The areas showing the most solidity in the face of the overall decline in the market heat are headed by the City of Penrith. There’s still plenty of life in markets out in the far west – and this is typical of the Sydney places investors should consider to achieve growth in coming years.
Sydney’s property boom was caused by a number of core factors, including the overall strength of the NSW economy and the lengthy period without strong growth pre-2013.
But the biggest single factor for me is the high level of spending on infrastructure. Tens of billions of dollars are being invested and that’s generated economic activity and jobs, while improving the amenity and/or accessibility of locations. Transport and medical-educational facilities are the big ticket items.
So the way forward for investors in Sydney is to follow the infrastructure trail – and, in general terms, that means looking west where the second airport is being built, as well as new motorways and rail links.
Municipalities like Penrith, as well as Blacktown and Liverpool, are the most likely beneficiaries.
Buying property that lies in the path of progress has always been a core method of making money in real estate – and that’s one of the keys for investors contemplating the inevitable wind-down in markets in Sydney.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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Parramatta on list of eight danger property market suburbs: Terry Ryder

j.ballantyne1990-6AQqhLzZaK

Where are the first home buyer hotspots? REA's Nerida Conisbee

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Ballarat was the top major city regional performer with 12 percent annual house price growth in 2018, according to the REIV.
It outperformed Greater Geelong which recorded 10.8 percent annual house price growth.
Ballarat is Victoria's third largest precinct, only one hour from Melbourne.
Ballarat has a population of just over 100,000 people, with around 27 percent in rental accommodation, with investors attracted yields averaging 4.4 percent on houses and 5.2 percent on townhouses and units.
Despite the well-documented cooling of inner Melbourne house prices in recent months, Ballarat has been on the radar of buyers with low land prices, from $130,000 to $150,000, and full turnkey house &amp; land packages starting from $410,900.
The strong history of Ballarat provides a sought after niche with period housing, particularly 1900 Victorian-era dwellings.
Ballarat has the benefit of an express train service, with those who commute to Melbourne seeing the trip take around 60 minutes. 
Increasing numbers of new residents to the city has been fuelling demand with Ballarat experiencing 28 percent group within the past 24 months due to growing employment opportunities and the regional lifestyle appeal it offers to many city dwellers.
There's been a heightened infrastructure spend with the Victorian Government spending billions including rail upgrades, relocation of government departments and the hospital refurbishment.
<table dir="ltr" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td>Regional Centres</td>
<td>Dec-18 Quarter</td>
<td>Quarterly Change</td>
<td>Sep-18 Quarter</td>
<td>Annual Change</td>
</tr>
<tr>
<td>Greater Geelong</td>
<td>$555,000</td>
<td>1.80%</td>
<td>$545,000</td>
<td>10.80%</td>
</tr>
<tr>
<td>Greater Bendigo</td>
<td>$352,250</td>
<td>1.80%</td>
<td>$346,000</td>
<td>2.10%</td>
</tr>
<tr>
<td>City of Ballarat</td>
<td>$386,500</td>
<td>1.70%</td>
<td>$380,000</td>
<td>12.00%</td>
</tr>
</tbody></table>
Ballarat is made up of many sub-markets, starting with Ballarat Central.
BALLARAT CENTRAL Lower Quartile: $255,750 Dec-18 Median: $308,000 Upper Quartile: $475,000 Quarterly Change: 11.60%
LAKE WENDOUREE Lower Quartile: $325,000 Dec-18 Median: $500,000 Upper Quartile: $550,000 Quarterly Change: 12.00%
BALLARAT NORTH Lower Quartile: $201,000 Dec-18 Median: $265,000 Upper Quartile: $299,000 Quarterly Change: -4.30%
BALLARAT EAST Lower Quartile: $237,000 Dec-18 Median: $275,000 Upper Quartile: $310,000 Quarterly Change: -0.50%
WENDOUREE Lower Quartile: $167,750 Dec-18 Median: $199,000 Upper Quartile: $337,000 Quarterly Change: -3.40%
ALFREDTON Lower Quartile: $240,000 Dec-18 Median: $288,750 Upper Quartile: $332,000 Quarterly Change: 8.30%
REDAN Lower Quartile: $228,000 Dec-18 Median: $260,975 Upper Quartile: $310,000 Quarterly Change: 3.40%
SEBASTOPOL Lower Quartile: $203,000 Dec-18 Median: $231,000 Upper Quartile: $259,000 Quarterly Change: 0.40%
BROWN HILL Lower Quartile: $255,000 Dec-18 Median: $284,000 Upper Quartile: $295,000 Quarterly Change: 0.60%
MOUNT CLEAR Lower Quartile: $242,500 Dec-18 Median: $275,000 Upper Quartile: $314,556 Quarterly Change: 0.00%
CANADIAN Lower Quartile: $241,000 Dec-18 Median: $279,500 Upper Quartile: $330,000 Quarterly Change: 3.50%
Source REIV
In mid-2018 the Herron Todd White residential report looked at the prestige market noting it "probably kicks in around the $1 million dollar mark, but things really start to get interesting north of about $1.5 million."
These properties are generally situated in Ballarat Central, Lake Wendouree and Invermay with a smattering in Soldiers Hill, Newington and Buninyong.
<div class="column">
In general terms, $1 million to $1.5 million in Ballarat at present will buy you a large fully renovated period dwelling on a block of circa 1,000 square metres.
"If you have more than $1.5 million to $2 million to spend you will be able to get something on Lake Wendouree," the HTW valuer noted.
"It is at this level that the market is considered ultra-prestige."
"The market is being traded mostly by local high net worth individuals and people new to town who have come from markets where the quantum of cash perhaps doesn’t stretch so far. In general purchasers seem to seek high quality locations, with good sized lots and renovated period dwellings."
HTW noted the main drivers of the market are the economic success of Ballarat as a centre.
"This can be measured by population growth, employment growth and perhaps even tourism growth.
"These three measures have performed very well in the past four years and as a result the prestige market has also shown significant growth.
"With further growth in these areas forecast as well as additional local and state government spending, we consider the future growth prospects for the market to be strong.
A Ballarat Central four bedroom sold for $935,000 in April (pictured below).
<a href="https://www.realestate.com.au/sold/property-house-vic-ballarat+central-128084590" target="_blank">Positioned at 217 Windermere St</a>, the Victorian home comes with four bedrooms, open plan kitchen,  spacious lounge/home theatre and landscaped private rear alfresco area.
Further additions include central heating, reverse cycle air-conditioning and double garage.
Positioned on 869sqm, it is within close proximity to cafes and restaurants, the CBD, hospitals and just minutes to the lake and schools.
<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/2018/5/15/%20ballarat%20central%20.jpg" alt="">
A Lake Wendouree three bedroom townhouse was traded for $625,000 (pictured below).
<a href="https://www.realestate.com.au/property-house-vic-lake+wendouree-128325954" target="_blank">The 1/4 Hotham St home </a>features four bedrooms, open plan living/dining area, Victorian Ash kitchen, and low maintenance courtyard garden.
Other features include custom joinery throughout, ducted heating and vacuum, side access to laundry and secure side access.
It is just a couple of blocks from Lake Wendouree and hospitals in this quiet neighbourly street, stroll to cafes, restaurants and Lake amenities.
<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/2018/5/15/Lkae%20wendouree%20.jpg" alt="">
Another Lake Wendouree home, this time representing the median price is <a href="https://www.realestate.com.au/sold/property-house-vic-lake+wendouree-128860942" target="_blank">18 Burnbank Street</a> (pictured below).
Sold for $525,000 last September the house has increased in value by $120,000 since it's 2016 sale price of $405,000.
The three bedroom one bathroom home is set on 549 sqm and is located less than 400 metres from Lake Wenouree itself.
<img src="https://www.urban.com.au/images/2019/1/18/Wendouree.JPG" alt="">
An example of the median sale price in Sebastopol is <a href="https://www.realestate.com.au/sold/property-unit-vic-sebastopol-129925826" target="_blank">4/3 Verdon Street </a> (pictured below).
The property, sold in early December, is currently tenanted at $235 per week.
Sold for $231,000 the two bedroom, one bathroom townhouse saw an increase in price of $36,000 from it's January 2015 sale price of $195,000.
Situated within walking distance of a supermarket, shopping &amp; public transport, the townhouse features a one car garage.
<img src="https://www.urban.com.au/images/2019/1/18/Sebastopol.JPG" alt="">
An example of the median price in Mount Clear is <a href="https://www.realestate.com.au/sold/property-house-vic-mount+clear-128592462" target="_blank">946 Geelong Road</a> (pictured below).
Set on 557 sqm, the three bedroom one bathroom home sold in late July for $268,000.
Last sold in November 2011 for $197,000, the property has increased in value by $71,000 over the past 7 years.
Located in between the Ballarat CBD &amp; Federation University, the property is close to schools, super markets &amp; recreational facilities.
<img src="https://www.urban.com.au/images/2019/1/21/Mount%20Clear.JPG" alt="">
</div>
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Ballarat ranked as Victoria's top regional performer with 12 percent 2018 house price growth: REIV

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EXPERT OBSERVER 
Despite the well-documented cooling of Melbourne house prices in recent months, down almost two percent over the June quarter, Melbourne’s median house price is still an eye-watering $882,082 according to Domain’s latest research. For the vast majority of first-time buyers, whether owner-occupiers or investors, that puts Melbourne property ownership way out of their financial reach.
So where else can these hopeful buyers get a foothold into the property market?
Reventon has been securing property for clients in Geelong for a number of years now. However, land prices have appreciated over $150,000 in the last two years, making it difficult for investors and first home buyers to continue purchasing in Geelong.
For those buyers who purchased an investment property or family home in Geelong one to two years ago, they now have generated enough equity in their property to look at their next investment purchase. But where should that be?
Ballarat is the next hotspot. Land prices are low, from $130,000, making it affordable for first home buyers and investors alike to purchase. We have seen a significant increase in land value over the last three months’ alone, and this is likely to continue alongside the growing market demand.
So why is Ballarat my top pick?
1. Affordability – With land prices averaging between $130,000 -$150,000, Ballarat land is at a far lower price point than in any of the major capital cities or in Melbourne's outer suburbs. Full turnkey House &amp; Land packages start from $410,900, again still very affordable.
2. Transportation – Ballarat has the benefit of an express train service. Those who work in the city can commute to Melbourne in around 60 minutes, which is faster than many outer suburban commutes. 
3. Population growth – Increasing numbers of new residents to the city are fuelling demand. Ballarat has experienced a massive growth of 27.9 percent within the past 24 months due to growing employment opportunities and the regional lifestyle appeal it offers to many city dwellers.
4. Infrastructure spend – The Victorian Government has committed to spending billions of dollars on infrastructure investment in the Ballarat region. This spending includes:
o Road infrastructure projects - $7 billion
o Rail upgrades - $551.7 million
o City transformation and relocation of government departments - $47.8 million
o Health investment including hospital refurbishment - $461 million
o Private sector investment is also contributing to the creation of thousands of new jobs
5. Lifestyle - Ballarat has so much to offer in the way of lifestyle, cultural, culinary, sporting and entertainment options. It is Victoria's third largest precinct and only one hour from Melbourne.
6. Low stamp duty - Due to the current low base land price, average stamp duty is only around $3,200, adding to the overall affordability for buyers. This is far lower than duty paid for higher priced locations and especially apartments, where investors now have to pay full stamp duty on an off the plan purchase, which equates to 5.5 percent or $27,500 in stamp duty payable on a $500,000 apartment, even more for foreign buyers once additional taxes are added.
7. Rental Demand – Ballarat has a population of just over 100,000 people, and around 27 percent of its occupants live in rental accommodation, so plenty of demand, especially for new properties. Ballarat’s vacancy rates are low also, at around 1.1 percent.
8. Rental Yields – Investors are attracted by attractive yields, which are averaging 4.4 percent* on houses and 5.2 percent on townhouses and units,* which compares favourably to Melbourne’s ever-dropping yields as house prices increase.
So, there are my eight sizzling reasons why Ballarat is Victoria’s next property hotspot. For those looking to secure their first property in the region, my advice is to move sooner rather than later...
Chris Christofi is the Founder and CEO, Reventon, a company he built from the ground up in 2005
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Why Ballarat is Victoria’s next sizzling hotspot: Chris Christofi

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The Hotspotting columnist Terry Ryder has nominated Langwarrin, as “the nation’s most consistent market” in his latest report.
Langwarrin is a suburb of Melbourne, located 42 km south-east from Melbourne's central business district.
Property Observer went to <a href="https://www.propertyobserver.com.au/terry-ryder/87612-australia-s-most-consistent-property-market-hotspotting-s-terry-ryder" target="_blank">check it out</a>. 
A recent sale in Langwarrin was a Rubida Drive three bedroom house which has been sold for $550,000 (pictured below).
It was listed by Andrew Guerin from Harcourts Langwarrin.
Located in the Lang Park Estate, the <a href="https://www.realestate.com.au/sold/property-house-vic-langwarrin-128761254" target="_blank">24 Rubida Drive</a> house comes with three good-sized bedrooms, formal lounge room, separate family living area, spacious kitchen with the gas cook.
Other features include large grassed rear yard, gas wall heating, split system A/C, security doors and single garage.
It is close to local shops, schools, public transport and parks.
<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/2018/8/6/24%20rubinda%20drive%20.jpg" alt=""> 
Another recent sale was an Anthony Street three bedroom house which was sold for $641,000 last month (pictured below).
It was sold by Robert Anderson and John Walsh from Barry Plant Frankston.
Set on an 838sqm allotment, <a href="https://www.realestate.com.au/sold/property-house-vic-langwarrin-128739070" target="_blank">14 Anthony Street </a>comes with expansive living, dining &amp; meals zones, versatile studio/office, kitchen with stainless steel appliances and undercover alfresco area.
Additional features include ducted heating, split system cooling, and a single lock up garage.
It is only moments to Lloyd Park, Langwarrin Park Primary and The Gateway Shopping Centre.
<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/2018/8/6/14%20anthony%20st.jpg" alt=""> 
A North Road two bedroom unit has been sold for $410,000 (pictured below).
It was sold by Ange Sarailis from Purplebricks.
Set at the rear of a 2013-built complex,<a href="https://www.realestate.com.au/sold/property-unit-vic-langwarrin-128756846" target="_blank"> Unit 5/200A North Road </a>consists of two carpeted bedrooms, living area, tiled dining/kitchen and private north-west facing pergola-covered deck.
It is close to local North Rd corner shops and 4-min walk to Bus 771 to Frankston shops and Station.
<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/2018/8/6/200a%20north%20rd.jpg" alt="">
A new offering is an Allington Place four bedroom house priced at $649,950 (pictured below).
It has been listed by OBrien from Jared McGovern.
Located at <a href="https://www.realestate.com.au/property-house-vic-langwarrin-129007058" target="_blank">27 Allington Place</a>, it comprises of four bedrooms, study, two separate living rooms, two separate dining/ meals areas as well as breakfast bar to the kitchen.
Extra features include solar electricity, ducted heating, split system heating/cooling and two separate backyards.
It is situated a short walk to the Langwarrin Plaza as well as nearby to Woodlands Primary School, public transport and both the Peninsula Link and Western Port Hwy.
The suburb's median house price sits at <a href="/news">$613,000</a> and its median unit price sits at<a href="/news"> $446,750</a>, according to CoreLogic. 
<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/2018/8/6/27%20allington%20palace.jpg" alt="">
A Cedar Street four bedroom house has been listed for $650,000 to $700,000 (pictured below).
It has been offered by Jamie Universita and Michael Spring from Eview Group - Universia Spring Estate Agents.
Situated in the heart of Leafy Langwarrin,<a href="https://www.realestate.com.au/property-house-vic-langwarrin-128972158" target="_blank"> 43 Cedar Street </a>house features four bedrooms, huge designer kitchen, open plan living with high vaulted ceilings, and spacious lounge.dining.
Additional features include ducted heating, split system cooling, inground pool, and single carport.  
<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/2018/8/6/43%20cedar%20rd.jpg" alt="">
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