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

Joel Robinson

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

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

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

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

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

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

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

WM Residences fills gap in Mordialloc townhouse market

Property News

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There were eight national winners at the annual Stayz Holiday Rental Awards, announced last week.
The annual Stayz Holiday Rental Awards, which began in 2012, champions the leading holiday rental properties across Australia.
The categories including best for pets, romance, families and eco-friendliness. There are both state and national winners.
For some winners, like the Wilsons Promontory retreat Liptrap Loft (pictured above) which took out the people's choice award, it was a repeat appearance among the winners albeit in a different category.
Anton Stanish, the Stayz general manager advised the website had more than 40,000 holiday homes currently listed for rent.
"Each wining property had to meet a range of criteria related to their respective categories, the quality of their property descriptions and photographs, as well as guest ratings and reviews,” he said.
They are quickly<a href="https://www.propertyobserver.com.au/https://www.stayz.com.au/accommodation/qld/gold-coast/gold-coast-waterfront/114270" target="_blank"> included on their website listing enhancing their rental popularity</a>.
Stayz, which began in 2001, has properties in 1,700 plus locations across the country.
In 2013 Stayz was purchased from Fairfax Media by HomeAway, Inc, the Texas based worldwide leader in online holiday rentals, representing about 775,000 paid holiday rental home listings throughout 171 countries.
LIST OF WINNERS:
<ul>
<li>Best for Families: <a href="https://www.propertyobserver.com.au/https://www.stayz.com.au/accommodation/qld/gold-coast/gold-coast-waterfront/114270" target="_blank">Family Oasis on Sheridan</a>, Broadbeach Waters, QLD</li>
<li>Best for Romance: <a href="https://www.propertyobserver.com.au/https://www.stayz.com.au/accommodation/qld/gold-coast/gold-coast-hinterland/135817" target="_blank">Bungalow 6</a>, Carool, QLD</li>
<li>Best for Indulgence: <a href="https://www.propertyobserver.com.au/https://www.stayz.com.au/accommodation/nsw/north-coast/coffs-harbour/61323" target="_blank">Villa Vivante</a>, Coffs Harbour, NSW</li>
<li>Best Property for Outdoor Lovers: <a href="https://www.propertyobserver.com.au/https://www.stayz.com.au/accommodation/nsw/sydney/berowra-waters/106784" target="_blank">The Lower Deck</a>, Berowra Waters, NSW</li>
<li>Best Pet-Friendly Property: <a href="https://www.propertyobserver.com.au/https://www.stayz.com.au/accommodation/nsw/south-coast/culburra-beach/82944" target="_blank">Escape@Culburra</a>, Culburra Beach, NSW</li>
<li>Best Property for Weddings: <a href="https://www.propertyobserver.com.au/https://www.stayz.com.au/accommodation/nsw/southern-highlands/bowral/108277" target="_blank">Rona Lodge</a>, Bowral, NSW</li>
<li>Best Eco-Friendly Property: <a href="https://www.propertyobserver.com.au/https://www.stayz.com.au/accommodation/vic/lakes-wilderness/seaspray/149615" target="_blank">Tree Tops</a>, Seaspray, VIC</li>
<li>People’s Choice: <a href="https://www.propertyobserver.com.au/https://www.stayz.com.au/accommodation/vic/phillip-island-gippsland/walkerville/22270" target="_blank">Liptrap Loft</a>, Walkerville, VIC</li>
</ul>
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jchancellor-FAypfDUnLy

Wilsons Promontory retreat wins again at Stayz best holiday rental awards

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Share market commentator Marcus Padley doesn't invest in property, saying that he feels that he has enough exposure through his home.
He recently <a href="https://www.smh.com.au/business/comment-and-analysis/when-it-comes-to-property-investment-wheres-the-green-buffer-for-when-times-get-tough-20140904-10ccct" target="_blank">wrote in Fairfax Media</a> that a large part of the long-term wealth accumulation in property has always been the forced saving element.
But following his recent research for a debate on housing versus shares at the recent Home Buyer and Investors show, Padley concluded that the culture in Australian investment property is not to save.
He cites recent APRA numbers that show the banks, or authorised deposit-taking institutions, have $413 billion of loans out to the investment property market, of which $369 billion are interest-only. 
"That's 89% of people who are so confident that their property price is going to go up that they think they don't have to pay off capital," he wrote.
"Of course, you can't blame them, these days the banks don't want to get paid back, they simply want to lend more, which is why the big number on your loan statement is now a big green number, which is how much you can instantly borrow again.
"But if you don't pay off the capital, as 89% of the property investment market obviously doesn't think you have to, property investors are not building that green number, in which case they are not saving; in which case the thesis behind property investment is simply one of speculation on property prices going up.
"Nothing wrong with that - unless, of course, they don't."
He concludes that without paying off any capital there's no "green buffer" against rising interest rates, falling property values, tenant issues or maintenance costs.
He adds that the whole property and bank industry is doing exactly what the equity market industry does: "Presenting positive long-term returns in hindsight to cover up the specific risks of their asset class, to get investors to buy and give a developer a profit, an agent a commission and a bank an interest rate margin."
"As the front page of the newspapers said this week, 'Investors face interest rate shock'.
"At least 89% of them do.
"Ask anyone who's been an estate agent or a stockbroker for 30 years: there's no free money.
"But the bunnies never stop turning up with stars in their eyes.
"Nothing ever changes."
He cites the latest APRA comments on property exposures of ADIs (authorised deposit-taking institutions) that the high proportion of investment lending was APRA's biggest cause for concern in the current market. 
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Interest only property bunnies at greatest risk: Marcus Padley

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When looking for a property it comes as no surprise that some aspects are up for compromise, while others are seen as necessities.
Global real estate portal Lamudi has put together the 10 most crucial factors for those buying a home this year, noting that they requirements today are different from those of previous generations.
They also note that, with fluctuating house prices, cost-sensitivity is high in home buyers.
Here are the 10 points of focus for home buyers:
<ol>
<li>
Energy efficiency Cost of living and the household budget have always been important factors for those on the hunt for a new property. But as the price of amenities such as gas and electricity increase, it is no surprise that buyers now want reassurance about a home’s energy efficiency. 
</li>
<li>
Storage One word: built-ins. To satisfy the needs of the modern household and help homeowners stay well organised, an ample amount of storage space has become a high priority. Built-in storage - including linen closets, wardrobes and even walk-in kitchen pantries - are now a must to attract modern home buyers. 
</li>
<li>
The latest technology Technology is now part of all elements of our lives and our home life is no exception. This can be something as simple as LED lighting, or involve more complicated technology like automated thermostats. These days, many property seekers expect to have the latest gadgets and high-tech features installed before buying.  
</li>
<li>
Security Home security has been completely transformed by new technologies. Features like glass break sensors for windows and doors, and motion-activated lighting for exteriors, are just some of the modern security solutions that are attracting buyers. 
</li>
<li>
Open plan living Bright, open living spaces have become a staple of the modern home. The trend has even reached the kitchen, which homeowners often prefer to combine with the dining area. In fact, a 2012 study in the UK found that the dining room was becoming a thing of the past, with one in three households featuring a combined kitchen-dining area. 
</li>
<li>
A modern kitchen Kitchen design trends have changed significantly in recent years, as popular features of the past decade have started to look dated. Granite is no longer in vogue, with marble countertops and a simple black-and-white color palette giving the kitchen a distinctly modern edge. Here too, buyers are looking for the latest state-of-the-art, energy efficient household appliances. 
</li>
<li>
Entertainment options The modern home is much more than a place to sleep and eat. It is now also a place to entertain and be entertained. As a result, features including game rooms, home theatre systems and outdoor entertainment areas are now highly sought after. 
</li>
<li>
A laundry room It sounds simple enough but several recent surveys have pointed to the importance of a laundry room for new home buyers. According to a recent study of the most popular characteristics for new homes from the National Association of Home Builders in the US, a laundry room is one of the top features of a typical single-family home in 2014. 
</li>
<li>
Smaller homes As buyers have become more cost conscious, the appeal of the traditional McMansion or large home has dipped. Instead, homeowners are willing to sacrifice space for other key features, such as high-quality appliances and overall energy efficiency, as well as easier upkeep. 
</li>
<li>
Location The desire to find the perfect home in an ideal location remains top of mind for most house hunters. Where a property is located is often the number one factor influencing a property seeker’s decision to buy. It seems some things about looking for your dream home will never change. 
</li>
</ol>
Source: Lamudi
{module Which of these factors is most critical to you as a home buyer?}
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jduke-EHk3XBmHkn

The 10 crucial priorities of home buyers: Lamudi

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A Queensland real estate agent faced court on Tuesday on drugs-related charges after police busted an alleged Redlands methamphetamines ring.
LJ Hooker agent Ryan Patrick McCann, of Cleveland, was one of five men charged after police raided six properties on Monday.
McCann, 36, <a href="https://mypolice.qld.gov.au/blog/2014/09/02/drug-charges-cleveland/" target="_blank">faces 34 drugs-related charges</a>. Last year he sold more than $40 million of property, but his LJH web page quickly came down overnight.
McCann was detained for questioning on Monday in relation to allegedly trafficking dangerous drugs, supplying and possession, <a href="https://www.redlandcitybulletin.com.au/story/2527377/cleveland-real-estate-agent-arrested-in-drug-bust/?cs=212" target="_blank">according to the Redland City Bulletin</a>. The Queensland papers reported the estate agent, who appeared in the dock wearing a Scooby Doo T-shirt in court, repeatedly interrupted proceedings, denying he was an addict and was told to sit down and be quiet when he tried to interject.
Defence lawyer David Spiro said McCann was a successful real estate agent who made $100,000 in commissions last month.
He also told the court his client was a drug addict who had only "received commercial recompense" from drugs once, when he had some carpentry work done in return for drugs.
Spiro said the alleged large-scale drug trafficking was “fanciful”.
“There’s only one allegation from the affidavit that my client received commercial recompense for an alleged supply, and that’s the person who provided carpentry services,” he said. “This idea that my client is running a large-scale operation in supply in my submission is fanciful.”
McCann's father, Patrick, a retired real estate agent, who watched proceedings, said he was devastated as his son had worked hard to achieve in the real estate industry.
McCann was remanded in custody until 27 October when he is due to reappear in Wynnum Magistrates court for a committal mention.
Cleveland CIB officers raided a real estate office in Queen Street, Cleveland, before arresting the estate agent at his Raby Bay home.   Forensic search team officers claim they discovered the drug 'ice' hidden inside walls at his bayside home, Seven News reported. Staff at the Cleveland real estate agent's office were locked out of their building while police searched the office.
Magistrate Zac Sarra refused bail on the grounds that McCann was at risk of reoffending.
The court heard McCann, from Raby Bay, had a history of drug taking dating back to 2009 when he was intercepted for drug-related activities while driving. The court heard police had been listening in to McCann's private and business phone calls since 2012.
The LJH real estate agency website said was a 'life member' of the Multi-Million Dollar Captains Club. The Life Member of the Multi Million Dollar Captains Club recognises the top 3% of real estate agents within the LJ Hooker network.
He qualified in the shortest possible time, after he joined LJ Hooker in 2007. He was also listed as a <a href="https://alistrealestateagents.com/?attachment_id=141" target="_blank">2013 Queensland A List agent</a>.
<img src="/images/2014/09/03/mccann-spet-3-one.jpg" alt="">
Ryan McCann. Photo courtesy of alistrealestateagents.com.
Ryan McCann was billed on his homepage website profile as one of Brisbane’s highest profile agents - with endless success stories.
He joined LJ Hooker over three years ago and together this powerful marketing machine has dominated the bayside market with over 70 individual sales last calendar year. McCann sold over $40million of real estate in just 12 months; these figures saw Ryan awarded the runner-up prize at LJ Hooker Queensland State Awards beaten only by the Land and Marketing Division.
His results also placed him in the company’s top 10 performing agents within the country.
Some 92% of MCann’s record sales were repeat or referral based clientele.
As ranked by independent source The Market Tracker, Ryan was ranked the number one agent in the bayside for a record 48 weeks out of 52 for the number of properties under contract and he was placed in the top three for the number of listings, proving that consistency is achievable in sales despite the variation in market conditions.
 
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Queensland real estate agent on alleged drug ring charges

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GUEST OBSERVATION
Home median prices rose 4.2% over the quarter to 31 August according to RP Data and this is reigniting the debate over whether prices are now too high.
Price movements over the quarter were +5.0% for Sydney, +6.4% for Melbourne, but around +1% for the rest. It was a surprise to see Melbourne outperforming Sydney during the quarter.
More capitals now have a median price within a stones’ throw of $500,000 including Melbourne, Perth, Darwin and Canberra. Brisbane still looks relatively cheap at $445,000, with Adelaide and Hobart lower. Sydney is the most expensive at $650,000.
This was the strongest winter performance since 2007 says RP Data, though it followed a negative result in May so there is an element of bounce back in the numbers.
Over the year to 31 August, Sydney is up 20.9%, Melbourne is up 15.6%, Brisbane 10.4%, Adelaide 10.6%, Darwin 12.0%, Perth 8.0%, Hobart 8.4%, Canberra 6.0%. In the case of Canberra much of that happened in the last quarter.
Melbourne growth has been surprisingly strong, considering the plentiful supply and the level of new unit construction. It also has the lowest rental yield, being 3.2% on houses, 4.2% on units, which the Economist has used to suggest the market is overpriced (see below).
Over five years, Sydney and Melbourne prices have risen by around half.
According to RP Data research director Tim Lawless, Sydney and Melbourne housing markets are driving these two tier conditions. “Over the latest growth cycle we have seen Sydney dwelling values increase by 27.2% and Melbourne values up by 19.5%. Sydney and Melbourne were also the strongest performing cities during the 2009/10 growth cycle. Since the beginning of 2009, we have seen values rise by a cumulative 50.1 per cent and 46.1% respectively in Sydney and Melbourne. Looking at the remaining state capitals over the same time frame, the next best performer was Perth where values are now 15% higher, followed by Adelaide at 9.9%, Brisbane with 5.3%.”
The inevitable question is what prices will do in the next year?
It seems that the pace of growth must slow down. If it doesn’t then the RBA will be considering raising interest rates, assuming that macro prudential tools to curtail lending are not introduced. And this at a time when the RBA would like to reduce rates in order to lower the exchange rate and stimulate the economy. It is between a rock and a hard place.
According to an article in The Economist (30 August, 2014 edition):
<ul>
<li>Australia has one of the most over priced housing markets in the world. However, this is based on a couple of simplistic measures, being price versus rents, and price versus income.</li>
<li>Measured against rents, they assert that Australia as a whole is 55% overvalued, the only markets exceeding this being New Zealand, Canada, Belgium and Hong Kong.</li>
<li>Measured against income, they assert that Australia is 33% overvalued, the highest figure in the world.</li>
</ul>
Given the disparity of price growth in our cities, this implies that Sydney and Melbourne are way overvalued, while the other capital cities are a little above fair value.
But is this an accurate way to measure under/overvaluation?
Against income, The Economist says that Australia is 33% overvalued. But at the other end of the scale, they also say that China is 38% undervalued.
So should we be selling our Australian houses and rushing to buy in China instead? Few would agree with that, indeed, Chinese buyers are conspicuous in buying Sydney real estate, but the question gets us to focus on the major driver of prices: supply versus demand.
China may well be undervalued by comparison with incomes, but another factor is at work. The market is considerably oversupplied, with plenty of reports highlighting the amount of constructed yet empty apartment space in and around the major cities. So the excess of supply over demand has kept prices lower by comparison with incomes.
In Australia, we have the opposite equation: supply has not kept up with demand, and excess demand is driving prices up. To the extent that demand is supporting prices, there is a good argument to say that our prices are not too high.
Rising prices should be a signal to increase supply. Indeed, levels of new home construction are improving, but not at the pace that would reduce prices. Supply is relatively inelastic, with impediments to new supply including lack of available land (where it is wanted) and planning limitations.
This can easily explain why Sydney prices have been increasing at the fastest pace. Simplistically, the demand is for inner city housing, while supply is most elastic on the metro fringes.
Melbourne is something of an enigma. It has plentiful supply of new land and home packages, especially in the west, and the level of new apartment construction for inner city locations is high enough to cause a lively debate about whether too many are being constructed. If supply is greater than demand, then Melbourne price growth should be subdued. The fact that it continues at a strong pace suggests that demand is growing faster than supply.
Figures of population growth are always a year out of date, but it suggests that inbound population growth is continuing in Melbourne, despite the risks to employment levels in coming years.
Buyers seem to be assuming, reasonably enough, that interest rates are not going to change in the next year. Everyone likes buying into a trend, so growth tends to become self-fulfilling in the short term. While we expect growth levels to moderate in the coming year, we consider the measures used by The Economist to be rather simplistic and that prices are not as overvalued as they report.
Linda Phillips is national research manager with <a href="https://www.propell.com.au/" target="_blank">Propell National Valuers</a>.
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Does Australia really have the most overvalued property in the world?

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Australian housing is overvalued, Shane Oliver, head of investment strategy and chief economist, AMP Capital, has long maintained.
But he doesn’t think it’s a bubble yet. However the acceleration in price gains means the risks are rising.
"Whilst real house price weakness through 2010 to 2012 saw this diminish, the problem has returned again with a vengeance," <a href="https://www.smsfadviseronline.com.au/columns/item/237-pointing-the-finger-over-high-housing-prices" target="_blank">he wrote on the SMSF Adviser website</a>.
Noting real house prices are 13% above their long-term trend and the ratio of house prices to income in Australia is 21% above its long-term average, he suggests Australia sits at the higher end of OECD countries.
"On the basis of the ratio of house prices to rents, adjusted for inflation relative to its long-term average, Australian housing is 27% overvalued."
Oliver suggests Australian house prices meet the overvaluation criteria for a bubble; but other criteria are less clear.
"Credit growth is a long way from bubble territory.
"Over the year to February, housing related credit grew 5.8%.
"This is up from recent lows, with 7.6% growth in credit for investors leading the charge but pretty tame compared to 2003/2004 when housing-related credit growth was running at 20% plus and 30% for investors.
"Related to this, we have yet to see much deterioration in bank lending standards.
"Similarly, the self-perpetuating exuberance that accompanies bubbles seems mostly absent at present."
Oliver points to four factors:
<ol>
<li>House price strength is not broad-based. Prices in Sydney (plus 15.6% year-on-year) and Melbourne (plus 11.6% year-on-year) are very strong, yet in every other capital city they are up 5% or less;</li>
<li>There has been only one year of strong gains, whereas the surge into 2003 ran for seven years;</li>
<li>Australian’s don’t seem to be using their houses as ATMs at present (i.e. where mortgages are drawn down to fund consumer purchases and holidays); and</li>
<li>We have yet to see property spruikers out in a big way.</li>
</ol>
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Overvalued housing price problem returns with vengeance: AMP Capital's Shane Oliver

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Property Observer stumbled across a hilarious Tasmanian listing that we couldn’t help but share.
The two-bedroom <a href="https://www.realestate.com.au/property-house-tas-invermay-117722419" target="_blank">4 Russell Street, Invermay</a> property looking for $150,000 to $170,000 appears standard enough, until you read LJ Hooker Launceston selling agent Harley Lindsay's copy.
“Looking For Love...” it begins.
And then ensues a call out into the bleak for a “younger male” for the 100 year old home that has “still got it” despite being “a little saggy in areas”.
The 1900s house is on 238 square metres of land.
Here’s the full listing:
Dear Sir/Madam, My name is Mrs Russell, I'm over 100 years old and I'm looking for love. Now don't laugh children, I've still got it. I'm a little saggy in areas but I have extremely good bones and still standing strong. I am seeking the company of a younger male. I like tradesman in utes, particularly builders in bonds singlets. I have been an extremely attractive lady in my time and my beauty can be restored I just know it. I pray everyday that a young gentleman will come along and restore me to my former glory. I have several sisters in this street my age, they have found love and look happier than they have ever been. I have seen too many sunsets alone, yet I have not given up hope. I yearn for someone to share many more with together in the future. So come on boys. Let's get together and show these young ones what timeless, true old fashioned beauty really is all about.
Now that is how you get someone's attention.
YOU MIGHT ALSO WANT TO READ:
<a href="/news/real-estate-advertisements-with-copywriting-flair">Real estate advertisements... with copywriting flair</a>
<a href="/expert-insights/investing/do-atmospheric-late-evening-listings-photos-work">Do atmospheric late-evening listings photos work? </a>
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“Mrs Russell” house seeking singlet-clad “younger male”: A property listing that will make you laugh

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Tonight's episode of Location Location Location Australia proves that relaxing retreats aren't always so relaxing to purchase.
Airing tonight at 8:30 on the Lifestyle Channel, the episode follows Veronica's efforts to help couple Julian and Nazreme, two correction officers.
The couple are looking for a rural property where they can raise their baby Lincoln close to his two half brothers in New South Wales' Camden.
They're after an "architecturally interesting" house with four or more bedrooms and two bathrooms, with a minimum of one acre of space. 
Their maximum budget of $1 million has Veronica doubting that they can get the rolling country estate they're after.
Meanwhile, Bryce is helping out serial renters Briony and Max, IT professionals who live in North Melbourne. The couple is after a sea change, and want to make their weekend getaways permanent. 
They're keen on Phillip Island, and are after a three to four bedroom house with plenty of outdoor space where they can entertain. Briony and Max don't mind a home they have to renovate, and they have a budget of $400,000. 
As always, tonight's episode promises to showcase the compromises buyers must make on their quest to find a new home.
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jrichardson-uRX5hFdKfN

Location Location Location tonight: Semi-rural retreats

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That first picture of your property understandable needs to be one of the best.
It should be inviting and presentable, the type of photo that makes your prospective buyer just want to click on it. Of course, it must also stand out – when a buyer is browsing through tens, if not hundreds, of similar listings it makes sense that yours needs to command attention.
Real estate photographers and real estate agents are increasingly becoming savvy on how to make that first listings picture pop. While some are making careful choices not to include the front façade in a listing, which makes sense if it’s not much to look at, others are playing with another factor to make them stand out – taking the photos by night.
We’re talking almost full darkness. While plenty take beautiful photographs in the sunset, or when it’s a bit darker to show off the lights of the property (for instance, this<a href="https://www.realestate.com.au/property-house-qld-pullenvale-117619943" target="_blank"> this Pullenvale, Queensland listing</a>, picture above, which plays beautifully with light on the exterior), it’s rarer but often effective to see a house in the late evening.
This South Australia, Northgate property at 5 Kingston Parade is a three bedroom, two bathroom offering for a price guide of $1,049,000 to $1,149,000. It’s being <a href="https://www.realestate.com.au/property-house-sa-northgate-107656001" target="_blank">marketed through Refined Real Estate Plympton</a>.
They made the decision to shoot the brightly-lit up façade in the dark. It matches its name – also called Lightsview – and does actually work to show off the modern lines of the house. Included in the listing is a shot of the home in the light and, comparing the two, we think it’s a wise decision to have used the evening shot as the main listing image.
Shooting the rest of the house at night works for some rooms, although it would’ve been nice to see some inviting sunshine in the garage shot.
Coupled with some descriptive copywriting, that invites you to “Enjoy stunning views of the sweeping city skyline, in the warmer months have a sip of champagne whilst sitting in your spa, alternatively, cosy up with a glass of red next to the huge roaring feature fire,” we think they’ve done a great job at conjuring up a luxury lifestyle with this listing.
<img src="/images/2014/08/26/nothgate%20aug%2026%20one.jpg" alt="">
<img src="/images/2014/08/26/nothgate%20aug%2026%20two.jpg" alt="">
From Spins &amp; Co Residential – Brisbane, a very wise decision was made to include the night-time shot on the listing as the main image. The six bedroom, four bathroom offering, <a href="https://www.realestate.com.au/property-house-qld-upper+brookfield-116644851" target="_blank">654 Upper Brookfield Road, Upper Brookfield</a>, benefits hugely from careful decisions are the light in the photographs. The palatial, stunning façade seems to lose something of its grandeur in the day-time listing.
The rest of the house has been, very thoughtfully, photographed during daylight hours, easily showing off the airy rooms and beauty of the gardens. It really does seem to have been a decision that pays off in terms of the presentation of this home.
<img src="/images/2014/08/26/upper%20brookfiled%20aug%2026%20one.jpg" alt="">
<img src="/images/2014/08/26/upper%20brookfield%20aug%2026%20tow.jpg" alt="">
This Queensland<a href="https://%20http:/www.realestate.com.au/property-house-qld-balmoral-117734083" target="_parent"> listing for 35 Ryan Avenue, Balmoral </a>through Place Bulimba has the main image being of the swimming pool in the night. While the sky is very blue, to the point of being questionably real, the property shines through the dark.
It’s a good choice of image as well, running with the pool, as the actual front façade shot doesn’t quite do the home justice.
It’s up for auction on September 18.
<img src="/images/2014/08/26/balmoral%20aug%2026%20one.jpg" alt="">
Another <a href="https://www.realestate.com.au/property-house-qld-buderim-117093903" target="_blank">Queensland offering, at 4-6 Pacific View Parade, Buderim</a> also uses darkness to great effect in its main photo. Clearly the shoot took place over a late-afternoon and evening, with some lighter than the others, but the cosyness that this property is given from the gloom, coupled with bright lights, is clear.
Looking for $1,175,000, the five-bedroom, four-bedroom property is noted as being under contract. We think the dimness really suits the resort-style home, allowing it to show off some pretty fancy light fittings.
<img src="/images/2014/08/26/buderin%20aug%2026%20one.jpg" alt="">
However, this home’s night time shot is a little questionable. <a href="https://%20http:/www.realestate.com.au/property-house-qld-gatton-117260795" target="_blank">The Gatton, Queensland listing at 72 Highway Avenue</a> could really do with some lights towards the front of the driveway, or a different angle for the photo, particularly for their main image. In fact, some of the other day time shots might actually have been preferable.
<img src="/images/2014/08/26/gatton%20aug%2026%20one.jpg" alt="">
<img src="/images/2014/08/26/gatton%20aug%2026%20two.jpg" alt="">
{module When do you think the best time is to take a feature image for a home?}
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Do atmospheric late-evening listings photos work?

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The UK-based economist Jeremy Lawson, a former senior economist at the Reserve Bank of Australia, has warned that Australian housing prices are as much as 30% above fair value, The Australian Financial Review reported today.
Lawson, the senior international economist at Standard Life, repeated the much uttered concern that the high debt-to-income ratio leaves households much more vulnerable to income and interest rate shocks.
His biggest fear for the Australian economy is a sharp slow-down in Chinese growth.
“[It is] reasonable to assume that future house prices will grow in line with real household ­disposable income as the commodity boom unwinds,” he told the AFR economics columnist Chris Joye.
“That would imply overvaluation of between 20% and 30%,” he said.
Mr Lawson said the high household debt-to-income ratio in Australia leaves the country exposed should there be another economic shock offshore.
Mr Lawson ­criticised fiscal policy settings, ­suggesting the RBA’s organisational ­culture was insular and said there was a bias towards big banks in the financial system inquiry panel and argued low interest rates are pushing house prices out-of-line with fundamentals.
“Overall financial conditions have probably been too loose and that has undermined longer-run financial ­stability,” he said.
“Part of the problem is that rates are being relied on to do too much work.
"Given the risks, I would like to see the RBA and APRA make much more active use of ­macro-prudential instruments.
"That way you can have both low rates to support the overall economy while maintaining tighter credit conditions for riskier sectors.”
The RBA has repeatedly suggested there are no signs of a price bubble as annual housing credit growth of over 6% is not a concern.
Lawson told Joye it was dangerous for the RBA to focus too much on the credit growth rate rather than the amount of credit.
Housing credit growth is more than twice wages growth and has pushed the household debt-to-income ratio to over 150%.
Jeremy Lawson interrupted his time at the RBA between 2001 and 2008 with a year advising Prime Minister Kevin Rudd in 2007.
Late last year Lawson suggested that if house prices nationwide were to jump by another, 10% during 2014, and underlying inflation remains around the middle of the RBA's target band, the central bank could face some uncomfortable choices.
His suggestion was the RBA conjunction with the Australian Prudential Regulatory Authority (APRA), could deploy macro-prudential tools such as lowering maximum loan-to-valuation ratios on mortgages.
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