Gold Coast developer&nbsp;<a href="https://www.apartments.com.au/developers/big-projects">Big Projects</a> has secured approval for its second Mermaid Beach project.

The developer, currently selling <a href="https://www.apartments.com.au/new-apartments/the-frederick-mermaid-beach-2265-gold-coast-highway-mermaid-beach-qld-4218">The Frederick in Nobby Beach</a>, has secured approval for its next project just 1.5 kilomnetres up the road.

The new development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/glenelg-residences-2462-2472-gold-coast-highway-mermaid-beach-qld-4218">Glenelg Residences</a>, has been designed by BDA Architecture and&nbsp;will have just under 100 apartments across an 11-storey building&nbsp;at 2462–2472 Gold Coast Highway, on the corner of Glenelg Avenue just under 300m from the future Mermaid Beach Light Rail stop.

The apartments, a mix of two- and three-bedrooms, will sit above a retail-focused ground plane and under extensive rooftop resident amenities.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" 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/Screen%20Shot%202024-06-11%20at%209.55.04%20am.png?VersionId=z6NV4izeuvhBSSVlY6vK6TPO1LxrFeaG" />

BDA said in its planning submission that the project is intended to support the area’s transition toward higher-density, mixed-use living. “This project offers the opportunity to generate appropriate higher-intensity development within the future Light Rail corridor of <a href="https://www.apartments.com.au/developments/mermaid-beach-qld-4218">Mermaid Beach</a>,” the submission noted.

At ground level, Glenelg Residences will include eight retail tenancies designed to activate the street frontage, complemented by a basement bar offering an additional hospitality element. Above, residents will have access to a rooftop amenity deck featuring an infinity pool, hot and cold plunge spas, day beds, and barbecue facilities.

The architectural approach adopts a restrained material palette of brick, textured concrete, and integrated landscaping, with cantilevered concrete frames and cascading planting intended to soften the built form. BDA described the design as aiming to create “a memorable sculptural mid-rise mixed-use building” that responds to both its coastal setting and urban context.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" 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/Screen%20Shot%202024-06-11%20at%209.55.45%20am.png?VersionId=cpjIVBqcT_sujmo2UMWkVyLcQ7WGJHaQ" />

The approval comes as the City of Gold Coast continues to plan for significant population growth, with regional targets requiring more than 100,000 new high-density dwellings by 2046.

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Big Projects, led by Matthew and John Barrett, is part of a growing cohort of developers that deliver construction in-house, providing a high level of confidence to prospective purchasers.
</section>

[smartcode_project_cta:default project_id=150260]

Joel Robinson

Big Projects secures approval for Glenelg Residences in Mermaid Beach

Sherpa Group is ramping up its investment in the southern Gold Coast by lodging a development application for <a href="https://www.apartments.com.au/new-apartments/flourish-viver-87-griffith-street-coolangatta-qld-4225">Flourish Viveré</a>, a new $350 million project in Coolangatta.

The move comes after the group’s $27 million acquisition of the 2,029 sqm site on the corner of Griffith and Warner Street, last year.

They will develop 194 apartments across a 26-storey tower, which will become Sherpa’s largest project to date.

Viveré will be the next chapter in the Flourish story, following closely behind Amargo, Oasis, and the Avenues in Palm Beach, as well as Symphony in Brisbane, all designed to deliver affordable housing in lifestyle-rich locations, giving locals a real chance to secure a residence close to the beachfront.

The HAL Architect-designed project will offer a diverse range of residences, from one-, two, and three- bedroom apartments to the premium Canopy range to luxury penthouses.

<img alt="Vivere" data-entity-type="file" data-entity-uuid="c85f5a7e-a22f-4745-8def-400adb3c0b35" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-15%20at%209.53.43%E2%80%AFAM.png?VersionId=OY.chur3BPExn1exQ2q8clHqWnW_CaBi" />

“The Gold Coast is undergoing a period of immense growth, with more people drawn to the incredible 
lifestyle that’s available, leading to strong growth in property prices,” said Christie Leet, founder of Sherpa 
Group.

“Our goal at Sherpa is to ensure locals are not priced out of the market in prime locations, which is why we 
created the Flourish collection.

“Flourish Vivere will form the next chapter in our portfolio, and we are so excited to be lodging the DA, marking our first project in Coolangatta.”

A signature of the Flourish developments is the communal rooftop. Flourish Vivere will showcase a private resident’s lounge, outdoor dining with barbecues and pizza ovens, heated pool, fully-equipped gym, and a wellness centre with sauna and steam room.

<img alt="Vivere" data-entity-type="file" data-entity-uuid="c09372cc-aae6-4458-af2e-f291bd19a5e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-15%20at%209.53.49%E2%80%AFAM.png?VersionId=Sc_RLXl5jiff.tnadogXjQJ_WIpDjf3p" />

The project is strategically located to offer a walkable lifestyle, with the Strand shopping centre, cafes, restaurants, shops and the beach, all just a short stroll away.

“We have meticulously planned Vivere to build on the Flourish legacy, creating a truly special project,”&nbsp;Leet added.

“Wellness, lifestyle and community are at the forefront of every decision we make, and that has not 
changed for Vivere.”

With the DA now lodged with the Gold Coast City Council, Sherpa has moved quickly to secure LPS Group as the builder, offering buyers a level of certainty that is rarely seen in today’s market.

Sherpa has delivered 16 residential projects over the past seven years with a pipeline of $1 billion, with more under construction.

Sherpa takes Flourish brand to Coolangatta, lays plans for Flourish Vivere 

S&amp;S Projects is boosting its investment at Rainbow Bay to more than $1 billion after the prolific Gold Coast developer acquired a new site for $20.25 million and immediately laid plans for a new luxury apartment project in the sought-after precinct.

The site, which is the company’s fifth acquisition at Rainbow Bay in the past four years, will be home to the company’s largest project to date after delivering 3 sold-out projects and construction progresses on Radia worth a combined $215m. 
S&amp;S Projects is currently finalising plans for its latest strategic acquisition, a 1,518 sqm site located 209-213 Boundary Street in Coolangatta, with a development application expected to be lodged within weeks.

The luxury residential development will build on the company’s highly successful projects at Rainbow Bay, comprising Flow, Awaken, Esprit and Radia, with Radia currently under construction by Hutchinson Builders.

“We have been unflinching in our commitment to Rainbow Bay and the transformation we have helped drive in this incredible part of the Gold Coast, which is among the city’s most desirable residential locations,” said S&amp;S Projects founder and director Paul Gedoun.

“Our fifth project will reflect the best of what we have done so far to create a lifestyle precinct that is second to none.”

The latest development, which has yet to be named, is proposed to accommodate 88 luxury apartments in a design that will immerse residents in a unique wellness lifestyle that expands on the legacy of S&amp;S Project’s earlier developments at Rainbow Bay.

The development will feature an expansive rooftop garden and wellness centre with a resort- style pool, among a host of lifestyle amenities planned for residents.

“Rainbow Bay, with its beautiful, protected beach and alongside one of the world’s best surf breaks at Snapper Rocks, is the natural wellness heartland of the Gold Coast,” said Gedoun.

“We are taking every advantage to create a truly unique rooftop wellness experience with a natural feel for residents, offering stone features throughout and an underlying theme that emulates a botanical garden.”

The latest acquisition comes as S&amp;S Projects is at the completion of Esprit and construction continues on Radia, which are part of their significant portfolio undertaken by the company at Rainbow Bay since 2022.

The $215 million Radia, which comprises 38 apartments, is currently the flagship development by S&amp;S Projects at Rainbow Bay which is expected to be completed in 2027.

Jayde Pezet, of Pezet Matheson, which has managed sales and marketing for S&amp;S Projects across their Gold Coast portfolio, emphasised the developer’s commitment to continuous improvement and excellence.

“S&amp;S Projects continue to elevate the benchmark of luxury with each development," Pezet said.

“We have worked with S&amp;amp;S on their 4 other projects in Rainbow Bay and their approach reflects a team that is constantly learning, refining, and pushing the standard higher.

“Their hyper-local knowledge and deep expertise within the luxury property sector are what truly set them apart, allowing them to deliver projects that feel both globally sophisticated and authentically connected to their coastal environment”

S&amp;S Projects plans to officially launch its latest project at Rainbow Bay in the second half of this year.

“As we embark on our largest project yet, we have pulled out all stops to create another landmark development that truly reflects the relaxed southern Gold Coast lifestyle,” Gedoun added.

S&S buys $20m Rainbow Bay site for fifth beachside apartment project

Japandi, an emerging design trend that combines Scandinavian functionality with Japanese rustic minimalism, remains relatively untested in Australia’s residential development market.

As developers look to differentiate their projects and offer something distinct to buyers, Brisbane-based developer Lantona has embraced the hybrid style for its recently launched Toowong apartment project, <a href="https://www.apartments.com.au/new-apartments/koya-residences-6-josling-street-toowong-qld-4066">Koya Residences</a>, with early response to the design proving positive.

Lantona entrusted Red Door Architecture and interiors practice Luma Design Co with delivering the Japandi brief. The approach blends Japanese minimalism with Scandinavian functionality, emphasising warm, restrained interiors, natural materials and clean lines. Drawing on the Japanese concept of wabi-sabi (beauty in imperfection) and the Scandinavian principle of hygge (comfort and cosiness), it creates serene, uncluttered and sustainable living environments.

These design principles are expressed throughout the Josling Street development, both in its exterior form and across the 40 one-, two- and three-bedroom residences within.

[smartcode_project:default project_id=150787 project_image_fid=366229]

Koya reflects a deliberately scaled approach, with the five-storey form designed to align with the surrounding residential streetscape rather than dominate it.

“Koya is conceived as a building that sits comfortably within its surroundings. Every decision, from material selection to spatial planning, has been guided by long-term liveability and enduring relevance,” the developer said.

[smartcode_project:default project_id=150787 project_image_fid=366243]

Positioned within an established inner-west neighbourhood, the development sits near riverfront parklands and the Bicentennial Bikeway, while remaining within walking distance of Toowong Village and multiple public transport options connecting to the CBD, St Lucia and West End.

Lantona said the location was central to the project’s conception, pointing to Toowong’s balance of green space, transport access and proximity to major education institutions.

“<a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> combines river access, walkability, immediate CBD connection and a strong educational presence. That balance made it the obvious setting for Koya.”

[smartcode_project:default project_id=150787 project_image_fid=366230]

Communal amenity is concentrated on the rooftop, where a shared retreat will include a pool, dining areas and outdoor spaces oriented towards neighbourhood and city views. The design allows for both private use and small gatherings, extending the living environment beyond individual apartments.

Koya enters the market at a time when smaller-scale developments are becoming less common in established suburbs, with many recent projects in the suburb shooting for the sky.

In a nod of confidence,&nbsp;<a href="https://www.apartments.com.au/builders/brisbane-builders">Brisbane Builders</a>&nbsp;has already commenced construction on the building, which is slated for completion in early 2027. Keenan &amp; Byrne is marketing Koya.

[smartcode_project_cta:default project_id=150787]

Japandi-inspired Koya Residences launch in Toowong

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A completed Castle Hill apartment development is returning to market with an uncommon level of financial backing, positioning it as one of the more secure options for buyers in Sydney’s north-west.

Skyview in Castle Hill, originally developed by Top Place and now overseen by capital partner <a href="https://www.apartments.com.au/developers/equitifund-group">Equitifund</a>, is being relaunched following a full remediation process. Central to its repositioning is a substantial financial reserve designed to provide ongoing protection and reduce uncertainty for incoming purchasers.

At the core of this offering is an $11 million bond secured during the project’s remediation phase, negotiated by former NSW Building Commissioner David Chandler. With less than $4 million required to complete the works, approximately $7.2 million remains in reserve, with around 15 years left on the term.

[smartcode_project:default project_id=147685 project_image_fid=359134]

Rather than a typical insurance-backed structure, the remaining funds are held as cash, creating a readily accessible financial buffer should any future building issues arise. The structure is intended to provide buyers with an added layer of certainty, differentiating the development from more conventional apartment offerings.

Equitifund Executive Chairman Greg Huxley said the structure provides a level of security not typically seen in apartment developments.

“The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers,” Huxley said.

“Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind.”

[smartcode_project:default project_id=147685 project_image_fid=359135]

The remediation process has now been completed in full, with no active rectification orders or outstanding directives linked to the project on NSW Government registers. This outcome reflects the broader tightening of building oversight across the state, while also highlighting the project’s transition into a completed, compliant asset.

In a market where many buyers remain cautious about apartment quality, initiatives like this are designed to restore confidence, giving purchasers greater certainty and a stronger sense of security in their investment.

Equitifund has since acquired the remaining apartments and is managing their reintroduction to the market. With the works finalised and a significant financial reserve in place, the project now presents with a markedly different risk profile compared to its initial release.

[smartcode_project:default project_id=147685 project_image_fid=359137]

Beyond the added security, the development is positioned in one of Castle Hill’s more established pockets. The Gay Street address places it within close proximity to Castle Towers, one of the country’s largest retail centres, as well as Castle Hill Metro Station, which now connects directly to the broader Sydney Metro network.

Equitifund National Sales Director Ben Hamblett said buyer demand in the area continues to be driven by access to transport and amenity.

“Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre,” Hamblett said.

“There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living.”

[smartcode_project:default project_id=147685 project_image_fid=359145]

The apartments also enter the market at a relatively accessible price point for the area, with two-bedroom configurations starting from $995,000 and rental demand for similar stock reaching around $900 per week. This combination of pricing, connectivity, and completed status is expected to appeal to both owner-occupiers and investors seeking lower-risk entry into the Hills District apartment market.

For eligible buyers, a limited 3.50 per cent p.a. two-year fixed interest rate is currently available through Equitifund’s lending partners, providing an additional layer of affordability.

EquitiCredit Pty Ltd ACN 676 363 769 holds ACL 559289 and provides credit assistance. Finance is arranged through EquitiCredit and funded by its lending partners. Interest rates are subject to change and eligibility criteria apply. Terms, conditions, fees and charges may apply. This is not financial advice and should not be relied upon as such. Prospective buyers should seek independent financial advice.

[smartcode_project_cta:default project_id=147685]
</section>

Castle Hill apartments offering unmatched buyer protection through dedicated fund

Real Estate Boom

<html><body>The RBA will need to be careful not to be too heavy handed when it comes to any measures to limit the real estate boom, Westpac economist Bill Evans has said.

"A repeat of the experience of 2018–2019 when Sydney (–15%) and Melbourne (–11%) dwelling prices deteriorated sharply with the unintended consequence of slowing the economy overall will need to be avoided," Evans said.

"For Australia, a period of very low official rates will always risk financial instability in the housing market," he noted

"The RBA Governor, with good reason, currently sounds relaxed. 

"The emphasis is on housing credit growth where he notes, “investor and business credit growth remain weak.” 

"But the warning that “Lending standards remain sound and it is important that they remain so.” is an addition to earlier statements and really summarises the Board’s approach to the current housing boom," Evans noted after the latest RBA minutes were released.

"The RBA has successfully slowed housing markets in both 2015 and 2017 using these “various tools” without needing to raise rates.

"It seems reasonable that another round of such policies can be expected sometime in 2022 but the authorities will need to be careful not to be too heavy handed," Evans said.
</body></html>

The RBA has successfully slowed housing markets in 2015 and 2017, Bill Evans noted

jchancellor

RBA should not be "too heavy handed" towards real estate market: Bill Evans

<html><body>
EXPERT OBSERVER

For the past 3-4 years, many pundits have forecast that “this year” is the year for Brisbane and the city has not delivered. It has chugged along steadily but there’s been little in the way of major uplift.

But now the Brisbane boom is upon us. Hotspotting research for the upcoming Autumn 2021 edition of The Price Predictor Index shows just how strong markets are across the Greater Brisbane Area.

The number of growth markets in the Greater Brisbane Area has quadrupled since mid-2020, creating the strongest market in the six years of our quarterly surveys. The uplift in sales activity in the past six months has been extraordinary.

[smartcode_project:default project_id=90553]

Our new survey has identified 124 suburbs with rising sales activity, compared to 56 in the previous survey and just 28 in the mid-2020 survey. This means the number of growth suburbs doubled in six months and then doubled again within three months.

The previous best result in the six years of our quarterly surveys was 80 growth suburbs six years ago at the start of 2015.

At the same time, the number of plateau markets is the lowest ever, while the number of declining or danger markets has dropped from 37 eighteen months ago to just five now (we continue to classify some of the inner-city apartment markets as danger markets, with vacancies still high there).

The northern precincts continue to be market leaders in Brisbane. The Brisbane-north precinct and the Moreton Bay Region jointly have 51 growth suburbs, including 31 in the Moreton Bay region, which is a record to any LGA across Australia in the six years of these surveys.

This means that three-quarters of the ranked suburbs in the Moreton Bay Region have rising sales activity, a circumstance that makes strong price highly likely in 2021.

The Brisbane-north precinct, which has 20 growth suburbs, continues to impress as one of the strongest of the city’s sectors.

But the growth momentum is occurring throughout the Brisbane metropolitan area, with Ipswich City in the far south-west an exception.

Logan City in the far south has 17 growth suburbs, providing further evidence of the gathering recovery of markets in this precinct.

Brisbane-south (13), Brisbane-inner (11), Brisbane-easts (12), Brisbane-west (7) and Redland City (8) all have substantial numbers of suburbs with rising trajectories. But Ipswich City, with only five growth suburbs, has yet to feel the positive momentum being felt elsewhere in the Greater Brisbane Area.

It doesn’t surprise, therefore, that Brisbane markets have been performing well on price growth, with three-quarters of suburbs across the metropolitan area recording uplift in their median house prices in 2020.

In the most recent quarter, 76% of suburbs had some level of price growth.

With inner-city apartment markets still struggling with high vacancy rates, growth has been less prolific among the unit markets: 56% of the suburbs with unit markets have had growth in their median unit prices in the past year.

House price growth has been spread across the Brisbane metropolitan area, but the upper end of the market has been leading.

St Lucia in the popular western suburbs has lifted its median house price 36% to $1,525,000, while Yeronga in the inner southern suburbs has grown 38% to $1,045,000. The sough-after inner city suburb of New Farm has increased 20% to $1,750,000, while Highgate Hill is also up 20% to $1,200,000. And the most expensive of the eastern bayside suburbs, Manly, has increased 20% to $945,000.

The housing market in inner Brisbane, in contrast to the apartment market, is generally travelling well. In addition to New Farm and Highgate Hill, West End is up 15%, Woolloongabba 10%, Bardon 8% and Coorparoo 7%.

The western suburbs are doing well, led by St Lucia (36%), Fig Tree Pocket (up 18%), Sherwood (13%) and Toowong (12%). All have median prices above $1 million.

The northern suburbs also are out-performing. Inner northern suburbs with median prices above $1 million are growing, including Grange (14%), Ashgrove (13%), Ascot (8%) and Clayfield (9%).

Further north in the middle-ring suburbs, growth suburbs include Nundah (15%), Banyo (12%), Chermside (14%) and Sandgate (11%), while others like Chermside West, Kedron and McDowall have grown 8-9%. These are places with median house prices in the $600,000 to $800,000 range.

The equivalent suburbs in the south are also displaying solid growth, headed by Holland Park (12%), Tarragindi (10%) and Upper Mount Gravatt (11%). Several others are up 8-9%.

Several outer-ring precincts are also doing well. In the Moreton Bay region in the far north, growth suburbs include Eatons Hill (13%), Caboolture South (8%), Beachmere (9%) and Bellara (7%) – mostly locations with median house prices under $500,000. Given the number of suburbs with rising sales activity, we expect price growth to accelerate in this area.

In Logan City in the far south, Underwood is up 12% to $615,000, while suburbs with medians in the $400,000s and $500,000s are showing solid uplift in the 7-8% range, including Daisy Hill, Loganholme, Shailer Park and Waterford.

Terry Ryder is the founder of hotspotting.com.au

ryder@hotspotting.com.au

twitter.com/hotspotting
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For the past 3-4 years, many pundits have forecast that “this year” is the year for Brisbane and the city has not delivered



terryryder

A Brisbane real estate boom, at last: Hotspotting's Terry Ryder

<html><body>
EXPERT OBSERVER
Australian is on the cusp of a national real estate boom. And I do emphasise “national”.
We haven’t had a genuine national real estate boom in Australia since the one from 2001 to 2004, when all the major markets experienced strong price rises.
The one that drove Sydney and Melbourne prices higher from 2013 to 2017 was not a nationwide phenomena, as few other locations around the nation shared that price uplift.
But right now forces are building which will generate growth in most major cities and towns across the nation. They will be boosted by new events which will energise economies, including infrastructure spending and increased activity in the resources sector.
We currently have a remarkably strong situation with markets across Australia – everywhere, in fact, except the two biggest cities, which are so often the exception rather than the rule.
The new price data from CoreLogic suggests that all capital cities except Sydney and Melbourne had price growth in September, while most regional market jurisdictions also recorded growth. The September figures continued the stubborn performance of markets since February when the pandemic first started to impact Australia.
Many of our capital cities have recorded some level of house price growth in most months since February. Canberra has had growth in each of the past seven months and Adelaide has had uplift in six of the seven months.
Regional markets around Australia are pumping strongly, with vacancies ultra low, rents rising and buyers outnumbering sellers. People at the coal-face of these markets, including buyers agents, valuers and selling agents, have been reporting very competitive markets for several months – and the data supports those views.
So I would argue that significant sections of the nation already have notable up-cycles under way, particularly those where the virus has been got under control early, local economies are strong, consumer confidence is good, vacancies are low, first-home buyers are active and the Exodus to Affordable Lifestyle is having an impact.
Some locations have most or all of those factors in play. Those places include Perth, Adelaide, Hobart, Canberra and regional centres like Ballarat, Bendigo, Albury-Wodonga, Orange, Newcastle, the Sunshine Coast, Mackay, Rockhampton and Townsville.
Of the 15 major market jurisdictions in Australia – eight capital cities and seven state/territory regional markets – 11 have house prices higher than at the start of 2020, led by Regional Tasmania (up 7.1%) and Darwin (up 6.6%), as well as Hobart, Canberra, Regional NSW and Regional South Australia (all up 4-5% since the start of the year).
Twelve of the 15 jurisdictions have house prices higher than a year ago. For apartments, 11 of the 15 locations have prices higher than a year ago.
This means there is a groundswell of positive factors, a rising tide of markets – particularly outside the two biggest cities, which is where two-thirds of Australians live.
Against that background, there are positive forces building which will turbocharge the situation and create a national property boom.
We have seen that local economies and property markets have charged out of lockdown phases with considerable exuberance. We can also get a message from New Zealand, where the economy has continued to emit positive signals and property prices have been rising strongly right across that country.
The more our local economies return to normal, with Melbourne recovering and state border restrictions easing, the more we will see improved confidence and rising market activity.
But the big looming factor is the upcoming infrastructure spend – and, partly as a by-product, considerable uplift in the resources sector.
It is clear that federal and state governments intend to generate an infrastructure-led economic recovery and are willing to go deep into budget deficit to achieve it.
Few things supercharge economies and real estate markets like big infrastructure projects, be they motorways, rail links, hospitals or energy facilities.
Infrastructure developments create economic activity and jobs – and the energises property markets. These projects also improve the amenity of the locations that are directly impacted by the new projects.
A by-product of the infrastructure-inspired recovery will be a new resources boom, with that sector already busy servicing overseas demand.
Another big factor which will drive prices higher is the extraordinary shortage of real estate in most locations in Australia. Vacancy rates of 1% and lower are the norm now and it’s putting upward pressure on rents. Developers have been building less in the past 2-3 years and investors have been largely on the sidelines for the past 18 months in particular. The rental stock the market needs has not been created at the required levels.
At the same time, vendors have been reticent – which means that buyers outnumber sellers in many locations.
Recently we have seen economists from the major banks and other institutions recanting their March-April forecasts of real estate prices dropping 10%, 20% or 30% - and are now suggesting much more moderate outcomes. Westpac is now predicting boom-level price growth starting in mid-2021.
While they and others are becoming increasingly bullish for their predictions, they’re still getting it wrong. Prices may be nudging downwards, generally speaking, in Melbourne and Sydney but they are rising in most other places. And the big uplift will come much sooner than the economists expect.
We’re starting to see media reacting to the change in sentiment, although well behind the game as usual. Here are some of the headlines from the past week:
<ul>
<li>Top End of housing market will lead recovery – The Australian</li>
<li>Housing bears face extinction as forecasts turn bullish – Financial Review</li>
<li>Regional house price rises on the way – Financial Review</li>
<li>House prices bounce in September – ABC News</li>
<li>Houses emerge stronger over September as Sydney and Melbourne declines soften: Property Observer</li>
<li>Are we nearing another property boom? – Smart Property Investor</li>
<li>Victoria set for big summer of sales post-lockdown – Australian Property Investor</li>
<li>Huge sign the property market is heading up again – Yahoo Finance</li>
</ul>
This is significant because mainstream media is reluctant to present positive scenarios about the housing market.
I note also that Simon Pressley of Propertyology – who I think is the best real estate research analyst in Australia - is also predicting a property boom.
He writes in a report published last week: “Make no mistake, property markets in large parts of Australia will be booming by summer! Several locations in different parts of the country have already produced double-digit capital growth over the first 9-months of this calendar year and there are umpteen others with fast growing momentum.
“Anecdotal evidence from research conducted by Propertyology suggests that property markets are already booming in locations such as Noosa, Canberra, Orange, Dubbo, Burnie, Bendigo, Mildura, Mount Gambier, Coffs Harbour and Karratha. That’s ten towns in seven states and territories.
The cast of thousands who, during the March-April national lockdown, were forecasting a real estate Armageddon score an epic ‘Fail’.”
Terry Ryder is the founder of hotspotting.com.au ryder@hotspotting.com.au twitter.com/hotspotting
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terryryder-YECXbqmri2

Australia on the cusp of a national real estate boom: Hotspotting's Terry Ryder

<html><body>
Australian house prices are rising again with two exceptions: unit markets in Sydney and Melbourne. Declining unit prices are being driven by high levels of supply, problems in the rental market and foreign students not returning.
However, these declines are now fairly modest at a capital city level. In Melbourne, apartment prices are down 1.2% while Sydney is down 0.2% since the start of the pandemic. It is likely they will return to growth in the coming months.
At a suburb level, the impact of poor rental market conditions is more apparent, and prices have dropped considerably.
Topping the list for capital city unit market price declines is Carlton in Melbourne’s Inner North where the median price for units has dropped 22% over the past 12 months, reflecting the weak student rental market. It is possible declines in Melbourne’s Highett and Ormond are being driven by a similar trend.
Gungahlin, in the red-hot Canberra market, is surprisingly showing big declines in prices, down 20%.
Surprisingly weak conditions are also being seen in parts of the recovering Perth market. Mandurah, Mount Lawley and Fremantle units are all seeing price declines in excess of 10%.
In Sydney, high development areas such as Sydney Olympic Park and North Ryde are topping the list for price declines.
Probably the biggest surprise is Melbourne CBD, which has seen the most dramatic rise in vacant apartments in Australia. At present, prices remain steady.
While prices are well down on last year, housing market conditions are improving, and this will flow through to unit pricing over the next 12 months. For many of these markets, renters will also return, which will support values.
For now, if you are someone who is looking for an affordable property or consider yourself a counter-cyclical buyer, be prepared to take on a bit of risk and these areas may be worth a look.
Australian luxury property defies the downturn and global trend
We are continuing to see strong conditions for luxury properties around Australia. On realestate.com.au, views per listing for $10 million-plus properties have increased from 1,800 prior to the pandemic to more than 4,500.
Some of this may be to do with people being stuck at home and dreaming about beautiful homes, but price growth is now occurring, suggesting at least some of this search activity was from serious buyers.
While luxury is having its moment in Australia, globally it isn’t uniformly the case as shown by the latest Luxury House Price Index from Knight Frank.
Global gateway cities such as Paris, London, Hong Kong and New York are all seeing declining prices at luxury price points.
This is a little bit surprising given there seems to be a flight to safe assets more broadly and property, particularly in these markets, is generally seen to be very safe.
It may have more to do with how COVID-19 has impacted these markets, suggesting high net worth buyers may be looking at certain locations for health reasons, rather than to park their cash.
This certainly holds true for the city that is topping the list in Knight Frank’s report – Auckland. New Zealand has been one of the least impacted countries in the world in terms of COVID-19 infections and has also seen the biggest increase in luxury house prices over the past 12 months.
It also holds true, although to a lesser extent, in Australia. Melbourne luxury homes have still experienced a price increase, but at only 0.2% it is far less than Sydney and Perth at 2.3% and 2.2% respectively.
 
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Apartment buyers must strike while the iron is hot: REA's Nerida Conisbee

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<img src="https://counter.theconversation.edu.au/content/78252/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Imagine in the years ahead that you were to come across a photograph of the Melbourne streetscape from 2017.
Two things would immediately signify it as being from today – the number of cranes across the skyline and at street level, the construction hoardings glistening with glamourous promise. 
Melbourne is now experiencing the most dramatic real estate boom in living history – this feverish development has seen 13,000 new apartments constructed each year for the past two years with plans for another 22,000 over the next few years.
And like that photograph of the 2017 streetscape, one can also take another kind of record, a typographic snapshot. Fonts can tell us something about a time and a place. Within the real estate industry, this is centred around branding – and more specifically those ubiquitous logos weaved throughout our urban landscape.
In an age when each individual building demands a logo as much as an address, and often these congeal (8 Breese, 85 Spring Street) or fill us with an aspiration to be somewhere else (West Village, Haus), the end result is a seemingly never-ending array of marks all jostling to dazzle us with their glamour and aspiration. But is this massive explosion of logos a new thing? 
The clearest way to see any of these connections is to look across other periods of economic boom. The oversupply of livestock in the 1870s is one such time. During this period the plentiful supply of cattle necessitated that the ownership of herds be strongly signified and differentiated in the marketplace. At that time the most effective way to do this was through branding – quite literally, a hot iron branded seared into the rumps of the livestock. 
By the latter half of the 19th century the simpler alphabetical brands had all been used up so the designs became increasingly complex and idiosyncratic. These plentiful livestock brands began to do odd things – letters would be turned upside down or flipped, there would be strange little icons of hats, anchors, fish, shields, glasses and other even more abstract shapes. 
When placed alongside the embellished brands extolling the contemporary real estate boom, some strong design similarities become clear. It seems that the imperative to produce a distinct identity seems to bridge 140 years with ease. These design similarities hint at the underlying economic cycle, boom followed by bust. 
<img src="https://cdn.theconversation.com/files/170711/width754/file-20170524-5782-1uz33bn.png" alt="">
<div class="enlarge_hint"> </div>
The top line are real estate brands from 2016 whilst the bottom line are cattle brands from 1870. Apartment brands from left to right: Nest at the Hill (Doncaster); Queens Place (CBD); Reflections (North Melbourne); Capital Grand (South Yarra)Author provided
<h2>Who we are and want we want</h2>
The logos that festoon the hoardings across our streets tell us a great deal about who we are, and more specifically, what we want. Script typefaces (those based on handwriting) tell us that we are in an age where people yearn for the authentic, the handmade, a personal connection. The use of fonts, patterns and symbols as well as specific colours may offer us an insight into what cultural shorthand is being used to speak to many prospective buyers. 
It is that supreme marker of modernity – sans serif fonts - that above all others expresses our shared contemporary notions of style and urbane aspiration. These fonts, such as “helvetica”, do not use the ornamental ends of letters that serif fonts, like the one you are reading on, include. We take in and process all of these factors in the split second that we consume a logo.
Logos, and the typefaces from which they are composed, have always spoken of the times we live in – including the reflection of economic and social patterns. The mechanised efficiencies of the early 20th century were met by a geometric simplicity in letterforms, whilst the 1970s sexual revolution coincidentally saw spacing between letterforms become very intimate, coupled as it was with the advent of phototypesetting, a process soon superseded by computers. 
Booms have a habit of producing an oversupply. And this oversupply calls for some kind of unique differentiation. Differentiation calls for creativity. This is where branding comes in. Trying to tell a herd of cows apart in the 1870s is perhaps no easier than trying to differentiate the often generic architectural forms of apartment developments built today. 
<img src="https://cdn.theconversation.com/files/174655/width754/file-20170620-24868-uwcoc8.jpg" alt="">
Brands of the cattle boom (black) contrasted with contemporary real estate (white) Author provided
The old marketing adage “the more generic the product, the more you differentiate by brand” certainly appears to be at work here. This is but one comparison across two localised economic booms but the same pattern could be expected to appear whenever there is an “over stimulation” in a highly crowded marketplace. 
What this frenzy of logos does show us is that despite the world of brands being fixated on the “now” it too has a “then” – one that I am sure we will see again some time soon.
<a href="https://theconversation.com/profiles/stephen-banham-172590" target="_blank">Stephen Banham</a> is Lecturer in Typography, RMIT University and author for <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
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