Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

Joel Robinson

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Property Hotspot

<html><body>
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
</body></html>

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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