<p>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.</p>

<p>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.<br />
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.</p>

<p>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.</p>

<p>“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.</p>

<p>“Our fifth project will reflect the best of what we have done so far to create a lifestyle precinct that is second to none.”</p>

<p>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.</p>

<p>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.</p>

<p>“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.</p>

<p>“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.”</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>“S&amp;S Projects continue to elevate the benchmark of luxury with each development," Pezet said.</p>

<p>“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.</p>

<p>“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”</p>

<p>S&amp;S Projects plans to officially launch its latest project at Rainbow Bay in the second half of this year.</p>

<p>“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.</p>


Joel Robinson

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

<p data-end="268" data-start="86">Japandi, an emerging design trend that combines Scandinavian functionality with Japanese rustic minimalism, remains relatively untested in Australia’s residential development market.</p>

<p data-end="545" data-start="270">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.</p>

<p data-end="1014" data-start="547">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 <em data-end="855" data-start="844">wabi-sabi</em> (beauty in imperfection) and the Scandinavian principle of <em data-end="922" data-start="915">hygge</em> (comfort and cosiness), it creates serene, uncluttered and sustainable living environments.</p>

<p data-end="1200" data-start="1016">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.</p>

<p data-end="817" data-start="541">[smartcode_project:default project_id=150787 project_image_fid=366229]</p>

<p>Koya reflects a deliberately scaled approach, with the five-storey form designed to align with the surrounding residential streetscape rather than dominate it.</p>

<p>“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.</p>

<p>[smartcode_project:default project_id=150787 project_image_fid=366243]</p>

<p>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.</p>

<p>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.</p>

<p>“<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.”</p>

<p>[smartcode_project:default project_id=150787 project_image_fid=366230]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project_cta:default project_id=150787]</p>


Japandi-inspired Koya Residences launch in Toowong

<section data-scroll-anchor="false" data-testid="conversation-turn-6" data-turn="assistant" data-turn-id="request-WEB:ca872054-bfe3-4cc5-a2c8-b373d4dfeafb-2" dir="auto">
<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=147685 project_image_fid=359134]</p>

<p>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.</p>

<p>Equitifund Executive Chairman Greg Huxley said the structure provides a level of security not typically seen in apartment developments.</p>

<p>“The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers,” Huxley said.</p>

<p>“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.”</p>

<p data-end="884" data-start="551">[smartcode_project:default project_id=147685 project_image_fid=359135]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=147685 project_image_fid=359137]</p>

<p>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.</p>

<p>Equitifund National Sales Director Ben Hamblett said buyer demand in the area continues to be driven by access to transport and amenity.</p>

<p>“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.</p>

<p>“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.”</p>

<p data-end="1889" data-start="1564">[smartcode_project:default project_id=147685 project_image_fid=359145]</p>

<p>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.</p>

<p>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.</p>

<p><em>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.</em></p>

<p data-end="2131" data-start="1891">[smartcode_project_cta:default project_id=147685]</p>
</section>


Castle Hill apartments offering unmatched buyer protection through dedicated fund

<p data-end="236" data-section-id="18vtkcf" data-start="134">A State-Assessed Rezoning Proposal for the Kurnell Peninsula is now on public exhibition, setting out a plan to deliver up to 4,300 homes alongside new retail, tourism and public open space on a 210-hectare coastal site.</p>

<p data-end="643" data-start="460">The proposal, backed by the Minns Labor Government, would transform a former sand mining area along Captain Cook Drive into a mixed-use precinct delivered over approximately 20 years.</p>

<p data-end="844" data-start="645">In addition to housing, the plan includes more than 7,000 sqm of retail and commercial space, new community facilities and approximately 116 hectares of open space, equating to more than half the site.</p>

<p data-end="844" data-start="645"><img alt="Kurnell" data-entity-type="file" data-entity-uuid="ce1c6567-1df0-4de0-9fe5-a76be0367834" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-13%20at%209.11.51%E2%80%AFAM_0.png?VersionId=dbbTmYaJvROA5fkQbgaxis8cmFwtpB5_" /></p>

<hr data-end="849" data-start="846" />
<h2 data-end="902" data-section-id="ony3l3" data-start="851">Rezoning framework enables mixed-use development</h2>

<p data-end="1094" data-start="904">The rezoning application seeks to amend planning controls under the State Environmental Planning Policy (Precincts—Central River City) and the Sutherland Shire Local Environmental Plan 2015.</p>

<p data-end="1356" data-start="1096">Its primary objective is to enable a broader range of land uses across the site, including residential, employment, tourism and community uses, while also formalising environmental protections and land management outcomes .</p>

<p data-end="1597" data-start="1358">The proposal has progressed through the state-led rezoning pathway after being identified as a project of regional significance, supported by several years of technical studies and agency consultation .</p>

<p data-end="1713" data-start="1599">Development would occur in stages, aligned with the progressive closure and remediation of the existing sand mine.</p>

<hr data-end="1718" data-start="1715" />
<h2 data-end="1768" data-section-id="krwii9" data-start="1720">Master plan structured around three precincts</h2>

<p data-end="1955" data-start="1770">The accompanying urban design report outlines an indicative master plan that divides the site into three primary precincts, anchored by a town centre in the western portion of the site.</p>

<p data-end="2150" data-start="1957">The town centre is planned as the first stage of development, located on land that has already been remediated. It is intended to accommodate higher-density housing, retail, and community uses.</p>

<p data-end="2150" data-start="1957"><img alt="Kurnell" data-entity-type="file" data-entity-uuid="4bfd5873-4847-4105-b220-0a30c96f5573" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-13%20at%209.20.09%E2%80%AFAM.png?VersionId=7aVaSsZLAc6mElSH4g6Ct5bGsNxZcnPL" /></p>

<p data-end="2300" data-start="2152">Additional precincts extend toward Bate Bay and Boat Harbour, with built form responding to environmental conditions and proximity to the coastline.</p>

<p data-end="2490" data-start="2302">The design framework identifies distinct local character areas, with the master plan structured to reflect “unique natural qualities” across the site.</p>

<hr data-end="2495" data-start="2492" />
<h2 data-end="2544" data-section-id="1vitwqn" data-start="2497">Open space forms core of the design approach</h2>

<p data-end="2660" data-start="2546">A key component of the proposal is the allocation of approximately 116 hectares to open space and ecological land.</p>

<p data-end="2676" data-start="2662">This includes:</p>

<ul data-end="2846" data-start="2678">
	<li data-end="2702" data-section-id="d96caj" data-start="2678">Three district parks</li>
	<li data-end="2723" data-section-id="17y6uz6" data-start="2703">Nine local parks</li>
	<li data-end="2741" data-section-id="14hui00" data-start="2724">Sports fields</li>
	<li data-end="2778" data-section-id="ts7psx" data-start="2742">Coastal and ecological corridors</li>
	<li data-end="2846" data-section-id="agduax" data-start="2779">Two kilometres of publicly accessible beachfront along Bate Bay</li>
</ul>

<p data-end="2982" data-start="2848">The urban design report positions this open space network as central to the structure of the development, rather than ancillary to it.</p>

<p data-end="3116" data-start="2984">It is intended to support ecological regeneration, provide recreational amenity and create a connected network across the peninsula.</p>

<p data-end="3342" data-start="3118">The plan includes north–south ecological corridors, expanded wetland systems and pedestrian and cycling links designed to connect residential areas to the coastline and open space areas .</p>

<hr data-end="3347" data-start="3344" />
<h2 data-end="3381" data-section-id="ql66rt" data-start="3349">Housing mix and affordability</h2>

<p data-end="3467" data-start="3383">The proposal includes approximately 4,300 dwellings across a range of housing types.</p>

<p data-end="3563" data-start="3469">This includes high-density apartments, medium-density housing, townhouses and seniors housing.</p>

<p data-end="3688" data-start="3565">Affordable housing provision is identified at approximately 240 dwellings, alongside a smaller component of social housing.</p>

<p data-end="3872" data-start="3690">The master plan emphasises housing diversity, with the intent of accommodating a range of household types and age groups within the development.</p>

<p data-end="3872" data-start="3690"><img alt="Kurnell" data-entity-type="file" data-entity-uuid="d4baba4d-b5b0-4a86-bcad-5d319b036184" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-13%20at%209.11.59%E2%80%AFAM.png?VersionId=udYFz0q8tjEPR3pmKLHRSFRJN4dKakPO" /></p>

<hr data-end="3877" data-start="3874" />
<h2 data-end="3919" data-section-id="rgckdv" data-start="3879">Built form controls and height limits</h2>

<p data-end="3994" data-start="3921">Proposed building heights across the site range from three to 12 storeys.</p>

<p data-end="4173" data-start="3996">These controls are set out within the rezoning application and are intended to manage visual impact, maintain view corridors and ensure compatibility with the coastal landscape.</p>

<p data-end="4387" data-start="4175">Floor space ratios and height limits are applied across different parts of the site to reflect varying environmental conditions and proximity to open space and the coastline .</p>

<p data-end="4543" data-start="4389">Higher density is generally concentrated within the town centre, with lower-scale development toward the coastal edge and environmentally sensitive areas.</p>

<hr data-end="4548" data-start="4545" />
<h2 data-end="4588" data-section-id="1minlda" data-start="4550">Retail, tourism and employment uses</h2>

<p data-end="4688" data-start="4590">In addition to residential development, the proposal includes retail, commercial and tourism uses.</p>

<p data-end="4704" data-start="4690">This includes:</p>

<ul data-end="4896" data-start="4706">
	<li data-end="4775" data-section-id="1jrun76" data-start="4706">Approximately 7,000–9,800sqm of retail and commercial floor space</li>
	<li data-end="4803" data-section-id="10kyifw" data-start="4776">A full-line supermarket</li>
	<li data-end="4830" data-section-id="fz1hdg" data-start="4804">Food and beverage uses</li>
	<li data-end="4896" data-section-id="1aqg2fj" data-start="4831">Tourism accommodation, including hotel and short-stay options</li>
</ul>

<p data-end="5045" data-start="4898">The proposal also identifies employment outcomes, with the development expected to support jobs both during construction and in ongoing operations.</p>

<p data-end="5137" data-start="5047">These uses are concentrated within the town centre and key activity areas across the site.</p>

<hr data-end="5142" data-start="5139" />
<h2 data-end="5172" data-section-id="162x2kt" data-start="5144">Infrastructure and access</h2>

<p data-end="5279" data-start="5174">The proposal includes upgrades to Captain Cook Drive, which provides the primary access to the peninsula.</p>

<p data-end="5362" data-start="5281">These upgrades are intended to improve traffic flow and support emergency access.</p>

<p data-end="5405" data-start="5364">The transport strategy also incorporates:</p>

<ul data-end="5529" data-start="5407">
	<li data-end="5433" data-section-id="fanquy" data-start="5407">Internal road networks</li>
	<li data-end="5469" data-section-id="o6y80y" data-start="5434">Walking and cycling connections</li>
	<li data-end="5529" data-section-id="jgraft" data-start="5470">Proposed public transport routes and bus stop locations</li>
</ul>

<p data-end="5718" data-start="5531">The rezoning report includes detailed analysis of transport, flooding, and infrastructure requirements to support the staged development of the site .</p>

<hr data-end="5723" data-start="5720" />
<h2 data-end="5769" data-section-id="14urh3" data-start="5725">Environmental and cultural considerations</h2>

<p data-end="5923" data-start="5771">The site is identified as having environmental and cultural significance, including areas of ecological value and Aboriginal archaeological sensitivity.</p>

<p data-end="6002" data-start="5925">The proposal includes measures to protect and enhance these areas, including:</p>

<ul data-end="6230" data-start="6004">
	<li data-end="6056" data-section-id="1pzyouo" data-start="6004">Retention and regeneration of coastal vegetation</li>
	<li data-end="6100" data-section-id="bjn2vz" data-start="6057">Strengthening of biodiversity corridors</li>
	<li data-end="6148" data-section-id="1bpeyoj" data-start="6101">Protection of riparian systems and wetlands</li>
	<li data-end="6230" data-section-id="lg0cka" data-start="6149">Integration of cultural interpretation and recognition of Indigenous heritage</li>
</ul>

<p data-end="6409" data-start="6232">The urban design report also outlines opportunities for incorporating Indigenous cultural elements into public spaces and landscape design.</p>

<hr data-end="6893" data-start="6890" />
<h2 data-end="6908" data-section-id="w7rk5f" data-start="6895">Next steps</h2>

<p data-end="6997" data-start="6910">The proposal is currently on public exhibition, with submissions open to the community. Feedback received during this period will inform the Department of Planning’s assessment of the rezoning.</p>

<p data-end="7223" data-start="7106">If approved, the rezoning would establish the planning framework for future development applications across the site.</p>

<hr data-end="6893" data-start="6890" />
<h2 data-end="6908" data-section-id="w7rk5f" data-start="6895">What the NSW Government says</h2>

<p>Minister for Planning and Public Spaces Paul Scully said the planned closure of the sand mine and remediation of the Kurnell Peninsula presents an exciting opportunity to transform the area.</p>

<p>“This proposal envisions a vibrant new beachfront community with thousands of new homes, jobs and great open space in the Sutherland Shire. I encourage the community to have their say during the public exhibition period. Feedback from the community will play an important role in the assessment of the proposal.”</p>


Sydney's newest beachfront city: NSW Gov to unlock 4,300 new homes on Kurnell peninsula

<p>A long-awaited transformation of a former industrial site in Holroyd has been given the green light, with the NSW Government approving the $1.2 billion Crescent Parklands masterplan that will deliver more than 1,200 new homes just south of Parramatta.</p>

<p>The State Significant Development approval clears the way for a large-scale mixed-use precinct at <a href="https://www.apartments.com.au/new-apartments/1-crescent-street-holroyd-nsw-2142">1 Crescent Street</a>, replacing an underutilised site with a coordinated residential community anchored by new open space, retail, and commercial uses.</p>

<p>Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> for WA-based developer Tiberius, the approved scheme comprises seven buildings arranged across two precincts. In total, the development will deliver 1,227 apartments, including 201 allocated as affordable housing, alongside approximately 2,500 sqm of retail and 5,000 sqm of commercial space within a mixed-use podium.</p>

<p><img alt="Tiberius’ Crescent Parklands to deliver 1,200+ homes in major Holroyd transformation" data-entity-type="file" data-entity-uuid="1cc82dd2-8184-4b86-8665-90653147820d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Crescent%20buildings.png?VersionId=2ZmVDc_Rfc4AzQ6ShzZJlvdZnACLerVM" /></p>

<p>The project is structured as a masterplanned precinct rather than a standalone tower. Buildings 1 to 4 will rise from a shared podium with shop-top housing, while Buildings 5 to 7 are positioned closer to the northern park interface as residential flat buildings. The built form has been carefully modulated to balance density with amenity, with the design resolving building separation, solar access, and wind impacts at a precinct scale.</p>

<p>A significant focus of the design is the activation of Crescent Street and the integration of public domain. The submission notes that “individual townhouses [were] removed for community based functions to Crescent Street to increase activation and surveillance,” reinforcing a more urban and publicly engaged street edge. Retail, commercial tenancies, and resident amenity spaces are concentrated along this frontage and within the podium to support day-to-day activity.</p>

<p>The landscape strategy underpins the project’s identity, with a network of pedestrian connections, landscaped corridors, and open spaces linking the site internally and to its surroundings. The design prioritises permeability, delivering “increased uninterrupted flow between spaces for pedestrian access” and improved connections through to the adjoining parklands.</p>

<p><img alt="Tiberius’ Crescent Parklands to deliver 1,200+ homes in major Holroyd transformation" data-entity-type="file" data-entity-uuid="19282454-ab2f-4e2c-866f-4b35cf4283d4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Crescent%20masterplan.png?VersionId=JQdWGYI5B5R1lzmK4omYOp_8KLPkT4Bv" /></p>

<p>Buildings within the western precinct are oriented toward the park, shaping a residential offering defined by proximity to open space. The design describes this approach as creating apartments “immersed in nature with apartments facing the park,” positioning the landscape as a central organising element of the masterplan.</p>

<p>The broader architectural response addresses both infrastructure and context, with taller elements capturing long-range views toward Parramatta while setbacks and separation distances mitigate impacts on surrounding residential areas. Sustainability initiatives, including solar optimisation, cross-ventilation, and integrated landscape systems, are embedded across the scheme.</p>

<p>Located approximately one kilometre south of Parramatta CBD, the 3.6-hectare site is bounded by Crescent Street, Woodville Road, and Holroyd Sportsground. It benefits from strong access to public transport, including nearby bus routes and train stations, and sits within a rapidly evolving corridor earmarked for increased residential density. The design also strengthens connections between surrounding green spaces, including Holroyd Sportsground and Parramatta Parklands.</p>

<p>The approval follows several years of planning, including a rezoning process that enabled significant uplift in height and density across the site. With determination now secured, Crescent Parklands is positioned to play a major role in delivering new housing supply within Greater Parramatta’s growth area.</p>


Tiberius’ Crescent Parklands to deliver over 1,200 homes in major Holroyd transformation

Rental Vacancy

<p>EXPERT INSIGHT</p>

<p>The national residential vacancy rate fell from 2.1 per cent to 1.9 per cent in April.</p>

<p>But these figures mask some serious variances across the country.</p>

<p>CoreLogic has already reported rents turning vertical in some markets, and now SQM Research is seeing the same.</p>

<p>This will eventually feed into inflation figures (although the ABS uses a measure of all rents, not just newly let properties, which will dampen the inflation impact a little).&nbsp;</p>

<p>Sydney&#39;s vacancy rate fell to 3.1 per cent in April, now well down from 3.9 per cent a year earlier, and gradually tightening. And Melbourne saw its vacancy rate drop from 4.4 per cent to 4 per cent in April as confidence returns in the city economy.&nbsp;</p>

<p>[smartcode_project:default project_id=90550]</p>

<p>There are still relatively high vacancy rates in the CBD markets as offices remain only half full, while tenants have often eschewed density over the past year.</p>

<p>SQM believes that household sizes have declined, as people shun living together in groups through the pandemic, which intuitively makes sense.&nbsp;</p>

<p>Almost everywhere else rental markets have tightened dramatically.&nbsp;</p>

<p>Brisbane&#39;s vacancy rate fell to 1.4 per cent from 2.8 per cent a year earlier, and every other capital city is now very tight at under 1 per cent.&nbsp;</p>

<p>Some of regional markets have reached crisis point.</p>

<p>I&#39;ve seen it first hand in Noosa, while SQM noted that the Gold Coast and north coast of New South Wales have often seen rental price hikes of about 30 per cent for houses.</p>

<p>Some parts of Perth are seeing the same.&nbsp;</p>

<p>This again goes to demonstrate how &#39;macro&#39; figures are only so useful for property market participants.</p>

<p>Immigration is effectively &#39;switched off&#39; at the moment, yet many rental markets are now feeling the pain of the preceding credit squeeze on investors, with rental supply approaching crisis point.</p>

<p><strong>ACT case study</strong></p>

<p>There was a bit of a debate some years back, where I suggested to a few economists that Canberra&#39;s property taxes would lead to spiralling rents, making Canberra the most expensive place in the country to find a rental.</p>

<p>My contention was essentially thus:</p>

<ol>
	<li>Economists say property taxes won&#39;t lead to rent increases</li>
	<li>Property taxes ratcheted up apace</li>
	<li>Rents spiral</li>
	<li>Economists say record high rents are actually because of something else</li>
</ol>

<p>Or something like that anyway.&nbsp;</p>

<p>COVID-19 threw in a major interruption to normal service last year, but now the double digit increases for Canberra&#39;s asking rents are hoving back into view.&nbsp;</p>

<p>In September 2014 the median asking rent for a house in Canberra was $465/week, while today it has increased to $690/week and now looks set to spike much higher on SQM&#39;s data series.&nbsp;</p>

<p>As such Canberra will take out the title as most expensive capital city in which to rent this year, eclipsing Sydney and Melbourne, although the jury is still out on the role of property tax.&nbsp;</p>

<p>Asking rents for units increased more modestly from $370/week for $490/week over the same time period, although one suspects that data series has partly been skewed higher by the relatively high number of new units constructed in the nation&#39;s capital.&nbsp;</p>


The national residential vacancy rate fell from 2.1 per cent to 1.9 per cent in April.

pwargent

Large rental price increases across property markets: Pete Wargent

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<p>The latest Real Estate Institute of Queensland vacancy data for the December 2020 quarter shows Brisbane’s inner city rental market is seeing a comeback. </p>

<p>Having rocketed to almost 5% in the June Quarter, rental vacancies in the CBD have eased to 3.3%. </p>

<p>“The market has yet to fully rebound,” Antonia Mercorella, CEO of the REIQ advised.</p>

<p>Rental vacancies around the city’s middle ring remain tight, including Hawthorne (1.4%), New Farm (1.9%), Paddington (2.1%) and St Lucia (1.7%). </p>

<p>Further out into Brisbane’s outer ring and vacancies are even tighter, including Camp Hill (1.3%), Cannon Hill (1.4%), Holland Park (1.2%) and Moorooka (1.3%). </p>

<p>“In the last six months we’ve witnessed some record lows across capital city suburbs; figures we’ve certainly not seen for well over a decade,” Ms. Mercorella noted.</p>

<p>“It’s a similar scenario as you travel around the wider regions of Brisbane including Ipswich, Logan, Morton Bay and Redlands which all have uncomfortably low stock levels around 1%.” </p>

<p>Across the State’s regional areas, Cairns (1.2%), Cassowary Coast (1.1%), Isaac (1.2%), Mareeba (1.5%) and the Whitsundays (1.4%) saw vacancies rise above 1%. </p>

<p>However, for the remaining regional Queensland, rental vacancies have plunged further to record an all-time median low of 0.575% including Bundaberg (0.4%), Fraser Coast (0.6%), Hervey Bay (0.9%), Mackay (0.7%), Toowoomba (0.7%) and Townsville (0.7%). </p>

<p>Rockhampton recorded the lowest rental vacancies for the December 2020 quarter at 0.2%. </p>

<p>“During the pandemic, the Palaszczuk Government introduced a range of measures keeping tenants in place for longer which is part of the reason we have incredibly low rental availability across Queensland,” says Ms. Mercorella. </p>

<p>“We have also seen a significant amount of interstate migration, with renters also moving to Queensland, so all of these factors have contributed to our current tight vacancy rates.”</p>

<p>The popular destination for interstate migration, the Sunshine Coast hasn’t shifted in months, firmly gripped at 0.3%. </p>

<p>Many areas such as Buddina (0.3%), Caloundra (0.3%), Maroochydore (0.5%), Noosa (0.4%) and Sunrise Beach (0.5%) have continued to tighten marginally over the last three months.</p>

<p>The Gold Coast isn’t far behind, with Surfers Paradise, which recorded more than 2,100 vacant rentals at the peak of the pandemic nine months ago, currently at 0.7% stock availability. </p>

<p>“In fact, its rental market has rebounded beyond pre-COVID levels to reach a record low never before recorded,” she said.</p>

<p>The record low vacancies reported across the entire Gold Coast include Arundel (0.6%), Labrador (0.7%), Oxenford (0.1%), Runaway Bay (0.5%) and Southport (0.7%) and in the south, Broadbeach (0.8%), Currumbin (0.3%), Miami (0.2%), Palm Beach (0.3%) and Varsity Lakes (0.6%). </p>
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Bundaberg, Fraser Coast, Hervey Bay, Mackay, Toowoomba and Townsville have seen their rental vacancies plunge to record an all-time median low


jchancellor

Record low rental vacancies across regional and coastal Queensland

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<div id="post-body-2358659028075496425" class="post-body entry-content">
<div>As usual vacancy rates were higher in the month of December at 2.5 per cent or 80,092 vacancies.</div>
<div> </div>
<div>Despite the record high level of building, vacancies were considerably lower than a year earlier, when there were 89,721 vacancies according to SQM Research figures.<br><br>The year-on-year decrease reflects a combination of strong population growth and a very high volume of higher-density apartments still under construction, there being a lag in the completion of this dwelling type. </div>
<div> </div>
<div>Hobart has a record low vacancy rate for any capital city of an extremely tight 0.3 per cent, while Canberra (1.3 per cent) and Adelaide (1.5 per cent) remain tight rental markets. </div>
<div> </div>
<div>Asking rents have increased strongly in Hobart and Canberra accordingly over 2017. </div>
<div> </div>
<div>Perth and Darwin also seem to have turned a corner, with vacancy rates well down from a year earlier, while Melbourne's 2.1 per cent vacancy rate was also well down from 2.4 per cent in December 2016.</div>
<div> </div>
<div>This downtrend wasn't the case everywhere however, with Sydney recording a multi-year high reading of 2.6 per cent in December, up from 2.3 per cent last year. </div>
<div> </div>
<div>The numbers can jag around a bit, but smoothing the figures on a 6mMA basis gives a sense of the relative condition of the rental market in each city and the prevailing trends. </div>
<br><div class="separator"><a href="https://3.bp.blogspot.com/-Piajs6T7H5I/Wl4_t1_nSNI/AAAAAAAAn8U/fmBZ8lYfqc4ko5vIMpvkfWOC5PMiqLASwCLcBGAs/s1600/SQM1.jpg" target="_blank"><img src="https://3.bp.blogspot.com/-Piajs6T7H5I/Wl4_t1_nSNI/AAAAAAAAn8U/fmBZ8lYfqc4ko5vIMpvkfWOC5PMiqLASwCLcBGAs/s640/SQM1.jpg" width="640" height="376" data-original-height="818" data-original-width="1385"></a></div>
<br><div>At the end of the 2017 financial year, New South Wales had a record 64,470 attached dwellings under construction, with the overdue flood of completions doubtless accounting for the jump in December. </div>
<div> </div>
<div>Population growth in Sydney nevertheless remains strong, so it will be interesting to see how the market fares in 2018.</div>
<div> </div>
<div>On that note, the latest building activity figures are due out today, and these will shed further light on completions and the pipeline remaining under construction. </div>
<div> </div>
<div class="separator"><a href="https://3.bp.blogspot.com/-UvrQILlqT8k/Wl5CUZV9A5I/AAAAAAAAn8g/urEYDDEt-ugkqXs6HFmF2TIgKJ5GRZfQQCLcBGAs/s1600/sydney-opera-house-354376_1920.jpg" target="_blank"><img src="https://3.bp.blogspot.com/-UvrQILlqT8k/Wl5CUZV9A5I/AAAAAAAAn8g/urEYDDEt-ugkqXs6HFmF2TIgKJ5GRZfQQCLcBGAs/s640/sydney-opera-house-354376_1920.jpg" width="640" height="426" data-original-height="1068" data-original-width="1600"></a></div>
<div> </div>
</div>
<div class="post-footer"> <span>PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and </span><a href="https://petewargent.blogspot.com/" target="_blank">blogger</a><span>.</span>
</div>
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pwargent-M4siyDbqQY

Rental vacancies down in 2017; but not everywhere: Pete Wargent

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<div>Interesting figures from SQM Research showed rental vacancies in Melbourne rising to 27,070 in October 2020, due to the lockdown.</div>
<div> </div>
<div>That's a vacancy rate of 4.4 per cent, and well up from only 11,882 rental vacancies a year earlier.</div>
<div> </div>
<div>SQM Research reported that the vacancy rate was most acute in Melbourne's CBD, at 10.6 per cent.</div>
<div> </div>
<div>The 6mMA figures showed that rental vacancies in Sydney have begun to level off.</div>
<div> </div>
<div class="x__Entity x__EType_OWALinkPreview x__EId_OWALinkPreview x__EReadonly_0"><img src="https://1.bp.blogspot.com/-HkllQbH-vBk/X7OJT4rBTZI/AAAAAAAA5XY/m7gdK7ltSz4w5rlcQfWM7Izx4QwyDhUfQCNcBGAsYHQ/s1464/SQM1.jpg" data-imagetype="External"></div>
<p> </p>
<div> </div>
<div>Rental vacancies in Brisbane continued to ease lower, down to 6,912 from 7,950 a year earlier.</div>
<div> </div>
<div>More than 400,000 Australians have returned home this year, which might go some of the way to explaining low rental vacancy rates in Perth, Canberra, Hobart, Adelaide, and Darwin, all of which now have tight vacancy rates of under 1 per cent.</div>
<div> </div>
<div> </div>
<div class="x__Entity x__EType_OWALinkPreview x__EId_OWALinkPreview_1 x__EReadonly_0"><img src="https://1.bp.blogspot.com/-lxv8bsS_t5I/X7OKx-nT9GI/AAAAAAAA5Xk/p54r32aOISct4ihncXbRCTHOKA6JEZw4QCNcBGAsYHQ/s1174/cc.jpg" data-imagetype="External"></div>
<p> </p>
<div> </div>
<div>Consumer confidence lifted again to a 9-month high.</div>
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Melbourne rental vacancies rise to 27,000 as lockdown lifts: Pete Wargent

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<p>The national residential rental vacancy rate remained stable at 2.1 per cent over the month of November, SQM Research revealed Tuesday.  </p>

<p>The month of November ended with the total number of vacancies Australia-wide now at 78,879, with the vacancy rate slightly below the same time last year at 2.2 per cent.</p>

<p>Capital city vacancy rates remained stable over the month, with the exception of Sydney and Brisbane, which recorded a 0.1 per cent and 0.2 per cent decrease, respectively.</p>

<p>Sydney saw a minor decrease from 3.6 per cent in October to 3.5 per cent in November.</p>

<p>Melbourne’s vacancy rate – the highest in the nation – remained at 4.4 per cent in November. This time last year, Melbourne’s vacancy rate was at a low 2.2 per cent.</p>

<p>The surplus of rental property is most acute in Melbourne and Sydney’s CBDs, with Melbourne’s vacancy rate standing at 9.1 per cent.</p>

<p>Sydney CBD vacancy rate peaked at 16.2 per cent in May 2020 but has declined to 9.5 per cent in November.</p>

<table border="1" cellpadding="1" cellspacing="1" style="width:500px;"><tbody>
<tr>
<td><strong>City</strong></td>
			<td><strong>NOV 2019 Vacancies</strong></td>
			<td><strong>NOV 2019 Vacancy Rate</strong></td>
			<td><strong>OCT 2020 Vacancies</strong></td>
			<td><strong>OCT 2020 Vacancy Rate</strong></td>
			<td><strong>NOV 2020 Vacancies</strong></td>
			<td><strong>NOV 2020 Vacancy Rate</strong></td>
		</tr>
<tr>
<td>Sydney</td>
			<td>24,258</td>
			<td>3.4%</td>
			<td>26,455</td>
			<td>3.6%</td>
			<td>26,161</td>
			<td>3.5%</td>
		</tr>
<tr>
<td>Melbourne</td>
			<td>12,963</td>
			<td>2.2%</td>
			<td>27,070</td>
			<td>4.4%</td>
			<td>26,946</td>
			<td>4.4%</td>
		</tr>
<tr>
<td>Brisbane</td>
			<td>8,629</td>
			<td>2.5%</td>
			<td>6,912</td>
			<td>2.0%</td>
			<td>6,455</td>
			<td>1.8%</td>
		</tr>
<tr>
<td>Perth</td>
			<td>5,200</td>
			<td>2.5%</td>
			<td>1,936</td>
			<td>0.9%</td>
			<td>1,835</td>
			<td>0.9%</td>
		</tr>
<tr>
<td>Adelaide</td>
			<td>1,896</td>
			<td>1.0%</td>
			<td>1,501</td>
			<td>0.8%</td>
			<td>1,543</td>
			<td>0.8%</td>
		</tr>
<tr>
<td>Canberra</td>
			<td>756</td>
			<td>1.1%</td>
			<td>608</td>
			<td>0.9%</td>
			<td>601</td>
			<td>0.9%</td>
		</tr>
<tr>
<td>Darwin</td>
			<td>981</td>
			<td>3.1%</td>
			<td>217</td>
			<td>0.7%</td>
			<td>233</td>
			<td>0.7%</td>
		</tr>
<tr>
<td>Hobart</td>
			<td>159</td>
			<td>0.5%</td>
			<td>204</td>
			<td>0.6%</td>
			<td>192</td>
			<td>0.6%</td>
		</tr>
<tr>
<td><strong>National</strong></td>
			<td><strong>75,947</strong></td>
			<td><strong>2.2%</strong></td>
			<td><strong>74,221</strong></td>
			<td><strong>2.1%</strong></td>
			<td><strong>72,879</strong></td>
			<td><strong>2.1%</strong></td>
		</tr>
</tbody></table>
<p><strong>Asking Rents</strong></p>

<p>Over the month, capital city average asking rents increased 0.4 per cent for houses but decreased 0.2 per cent for units for the week ending December 12, to record asking rents of $540 per week for houses and $408 per week for units.</p>

<p>Most capital cities recorded increases in both house and unit asking rents.</p>

<p>Darwin recorded the highest increase of 6.7 per cent over the month for houses and 4.3 per cent in unit asking rents, followed by Hobart which recorded a 6.4 per cent increase in house rents and 3.3 per cent increase in unit rents.</p>

<p>Melbourne, however, recorded declines in both house and unit asking rents over the month of 0.1 per cent and 1.4 per cent respectively.</p>

<p>Sydney and Canberra recorded rental increases in houses of 0.9 per cent and 3.5 per cent respectively, but a decline in unit rents of 0.6 per cent and 1.2 per cent.</p>

<p><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/sqm-research-december-15.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="448" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/sqm-research-december-15.jpg?itok=L5VVfE-V" width="580"></a></p>

<p>"Rents for units in our two largest cities are still falling, though I note there appears to be a commencement of a reversal in the abundance of listings in the CBD’s of these two cities. They are still very elevated. But we could be starting to see some of the population moving back to the CBD and inner city locations”, SQM’s Louis Christopher said.</p>
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The national residential rental vacancy rate remained stable at 2.1 per cent over the month of November, SQM Research revealed

max.kwok_55688

National rental vacancy rate remains stable: SQM Research

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<p>EXPERT OBSERVER</p>
<p>The national vacancy rate held steady for the third consecutive month, remaining at 2.1 per cent and below the April peak of 2.6 per cent.</p>
<p>A two-speed vacancy rate has emerged as Melbourne entered its first month of heightened stage four restrictions in early August. Elsewhere, other capitals have avoided secondary lockdowns despite minor outbreaks occurring.</p>
<p>Melbourne’s stricter stage four lockdown has disrupted the rental market, with estimated vacant rental listings surging by 20.6 per cent over the month, and a staggering 140.7 per cent higher compared to last year.</p>
<p>In all other capital cities, vacant rental listings continue to see a downward trend in vacant rentals since the April peak.</p>
<p>Vacancy rates across the capitals continued to decline for the fourth consecutive month, except Melbourne, Sydney and Adelaide.</p>
<p>Melbourne has seen a steady rise since April, overtaking Sydney for the first time in the Domain’s vacancy rate series to become Australia’s highest vacancy rate market. Also, vacancy rates in Adelaide and Sydney remained stable over the month but are lower than the April peak.</p>
<p>Sydney’s vacancy rate held steady at 3.5 per cent, now the second highest of all capital cities. This is 50 basis points higher than one year ago. There were an estimated 21,828 vacant rental listings at the end of August, a fall of 0.5 per cent from the previous month.</p>
<p>In Melbourne, vacancy rates surged in August, increasing 60 basis points to 3.8 per cent, the highest rate ever recorded in the Domain vacancy rate series and 220 basis points higher than last year.</p>
<p>This was due to a 20.6 per cent rise in estimated vacancies, with 21,509 rentals sitting vacant by the end of the month. The elevated vacancy rate will continue to put downward pressure on rents in the months to follow.</p>
<p>In Brisbane, the vacancy rate declined 10 basis points to 2.2 per cent. There were an estimated 6679 vacant rental listings at the end of August, a fall of 240 over the month. Year-on-year the vacancy rate remains steady.</p>
<p>Conditions have tightened for Hobart tenants, with the vacancy rate now returning to pre-pandemic levels of March, contracting 10 basis points to 0.6 per cent. This makes Hobart the tightest capital city rental market.</p>
<p>In a small rental market, this represents 28 fewer vacant rentals by the end of the month. Over the year, Hobart’s vacancy rate is still 20 basis points higher than than the extraordinarily tight 0.4 per cent.</p>
<p>In Perth, the vacancy rate has continued its long-term downward trend despite the COVID-19 pandemic shock in April, a sign Perth’s property market is recovering.</p>
<p>The vacancy rate continues to fall, contracting 30 basis points to 1 per cent, and is the lowest vacancy rate recorded in Perth since the inception of the Domain vacancy rate series. This is down from the peak of 5 per cent in June 2017 and down 170 basis points year on year.</p>
<p>The vacancy rate in Canberra continues to fall, declining 10 basis points to 1 per cent, to become the second tightest rental market across the capital cities. Over the year, Canberra is 10 basis points lower.</p>
<p>In Adelaide, the vacancy rate held steady at 0.9 per cent, 10 basis points higher than last year.</p>
<p>Darwin’s vacancy rate continues to see a sharp decline, falling 40 basis points to 1.3 per cent, 210 basis points lower than last year.</p>
<p><strong>NICOLA POWELL </strong><em>is a Senior Research Analyst at Domain</em></p>
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j.ballantyne1990-6AQqhLzZaK

Melbourne's rental vacancy rate surged 20% in August: Domain's Nicola Powell

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<p>The Perth rental market’s vacancy rate has dropped to 1.6 per cent, which is the lowest it has been since March 2008.</p>
<p>REIWA President Damian Collins said a vacancy rate around three per cent is generally considered to create a good balance between supply and demand.</p>
<p>“The vacancy rate has remained below three per cent for 21 consecutive months, which has ensured rents generally started to stabilise after the post mining boom downturn,” Mr Collins said.</p>
<p>“However, with it now sitting below two per cent, we are starting to see the impacts of limited stock, and it is only a matter of time before rents rise. In some areas, agents are reporting rents are already on the move up.</p>
<p>“We are also seeing vacancy rates decline in the regions, with some areas experiencing a vacancy rate lower than Perth, such as Albany and Kalgoorlie which are now at 0.9 per cent.”</p>
<p>In July, there were 3,553 properties for rent on reiwa.com, which is 50 per cent less than what was available in July 2019 and it is creating competition amongst prospective tenants.</p>
<p>“There are a number of factors that may have contributed to lowering the vacancy rate, such as the lack of new supply due to investors staying out of the market, expats returning back to WA, and investors selling their investment properties,” Mr Collins said.</p>
<p>According to reiwa.com data, there were 726,688 searches conducted for rental properties in WA during July demonstrating rental properties are in high demand, with Scarborough the top searched suburb (16,029 searches), followed by South Perth (12,341), Mandurah (11,901), Joondalup (11,792) and Subiaco (11,609).</p>
<p>With the review of the Residential Tenancies (COVID-19 Response) Act 2020 coming up, it’s vital that the government remove all restrictions and limitations for non COVID-19 affected tenants.</p>
<p>“Investors are concerned about returning to the market due to the limitations on their ability to put rents to market and evict tenants who do not pay their rent. While we’d prefer to see the legislation lapse in its entirety, if there is an extension, it must be for the very small number of tenants still affected,” Mr Collins said.</p>
<p>“If we don’t encourage investors back into the market, then the rental shortage will only get worse.”</p>
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Perth's rental vacancy rate drops to 12-year low: REIWA

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<p><span>The national residential rental vacancy rate marginally declined 0.1% in August 2019 down to 2.2% from July, according to the latest data released by SQM Research.</span></p>
<p><span>They found, the total number of vacancies Australia-wide is now at 75,757 vacant residential properties, a decrease of 589 over the month but up 5,310 dwellings over the past 12 months.</span></p>
<p>Sydney, Perth and Adelaide each recorded minor decreases of 0.1% in vacancy rates while Melbourne and Darwin’s vacancy rates remained steady over the month.</p>
<p>Brisbane, Canberra and Hobart on the other hand saw an increase of 0.1% with Hobart still remaining the lowest in the country at 0.6%.</p>
<p><img src="https://www.urban.com.au/images/2019/9/17/SQM%20Rental%20Vacancy%20Rates%20August%20.JPG" alt=""></p>
<p>Over the month, Capital City asking rents declined 0.4% for houses but remained steady for units for the week ending 12 September 2019 to record asking rents of $544 per week for houses and $438 per week for units.</p>
<p>Brisbane continues to be the only capital city to record increases in weekly rents over the month for both houses and units at 0.6% for houses and 0.9% for units.</p>
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National vacancy rates dips in August: SQM Research

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<p>The inner Brisbane market has reported a sharp rise in rental vacancies, a lift from 2.1 per cent to 4.0 per cent in the December quarter.</p>
<p>But while this may seem a big jump, it’s actually not unusual for this market in the December quarter, the REIQ suggest.</p>
<p>"The 0-5km ring empties of renters in the Christmas/early January period and vacancies rise," said the REIQ chief <span>Antonia Mercorella</span>.</p>
<p>There has been an almost-decade long pattern of higher vacancies in December followed by a fall in the March quarter as the market returns to business as usual.</p>
<p>There was also a fall in the June and September quarters last year too in the inner city.</p>
<p>Brisbane’s middle ring (5-20km) held rock steady at 2.0 per cent from September to the December quarter. This closes out a very stable year for this region. In December 2017 the middle ring was 2.1 per cent, before it bumped up to 2.8 per cent in the March quarter. The June and September quarters were 2.1 per cent and 2.0 per cent respectively. The market forces of supply and demand are well balanced in this section of the market.</p>
<p>Brisbane LGA eased by 0.5 per cent, moving from a tight 2.0 per cent closer to a healthy ranking of 2.5 per cent. For most of 2017 this market averaged around 3.0 per cent to 3.5 per cent. Throughout 2018 it tightened a little as the more affordable middle ring lured tenants away from the central suburbs. But as supply to the inner city apartment market slows, it’s possible we’ll start to see this market tighten again over the coming year.</p>
<p>The Greater Brisbane region tightened from 2.4 per cent to 2.3 per cent.</p>
<p>A combination of factors is triggering investor nervousness in the Queensland rental market as the REIQ is seeing a slowdown in investor activity.</p>
<p>"Local agents in pockets of the southeast corner are reporting falling sales volumes, attributable to the perfect storm of real estate headwinds of tightened lending criteria, the legislation review, and the pending federal election," said <span>Antonia Mercorella.</span></p>
<p>"As federal election campaigning begins to ramp up uncertainty around potential negative gearing adjustments and capital gains tax changes have caused many investors to hit pause on possible buying activity.</p>
<p>"The REIQ is hearing from agents that financing is causing contracts to fall over.</p>
<p>"We’re seeing tightened lending restrictions slowing both investors and first home buyers from getting into the market.</p>
<p>"The State Government’s ongoing review of the Residential Tenancies and Rooming Accommodation Act is adding to the unease, particularly given the types of changes introduced in Victoria following a similar review of its rental legislation.</p>
<p>"Investors are concerned about a loss of control over their asset and worry about unwieldy legislation that will reduce their rights while ramping up concessions to tenants," she said.</p>
<p>Outer Brisbane (Ipswich, Logan, Moreton Bay and Redland) tightened from 2.8 per cent to 2.0 per cent, moving from healthy to tight. This market is being dragged into tight territory by the Redlands, which fell from 4.8 per cent to 1.6 per cent.</p>
<p>Ipswich tightened from 2.4 per cent to 1.8 per cent. Local agents report some jitters from investors who are nervous about the ongoing State Government review of the Residential Tenancies and Rooming Accommodation Act. The population grew from 166,904 in 2011 to 193,733 – a gain of 26,829. This will add to the strain on rental accommodation.</p>
<p>Logan tightened from 3.5 per cent to 2. 4 per cent. This market has moved from healthy into tight and, similar to Ipswich, is partially feeling the impact of population growth. From 2011 to 2016, the population of Logan grew by more than 25,000, or the equivalent of more than 5,000 people a year. With many regions reporting muted investor activity this population growth will push vacancy rates lower.</p>
<p>Moreton Bay held steady at 2.0 per cent, the same as the September quarter. Home to North Lakes, one of the fastest growing SA2s in Queensland, according to ABS data, a stable vacancy rate of 2.0 per cent is noteworthy and indicates a region where supply and demand are well balanced. </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/2/25/REIQ2.jpg" alt=""></p>
<p>The Gold Coast's December quarter vacancy rate saw a jump in the vacancy rate from 1.7 per cent to 4.8 per cent.</p>
<p>Several projects have been completed and added to the rental pool.</p>
<p>The largest of these is JLL’s Smith Collective build-to-rent dwellings.</p>
<p>The precinct has around 1251 dwellings, with first tenants moving in last month.   </p>
<p>Other developments have come online in Varsity, Broadbeach, Miami, Burleigh and Robina.</p>
<p>Agents are indicating that the market is price sensitive and tenants have choice, conditions that are relatively new to this market.</p>
<p>The REIQ signalled the third stand-out result for the December quarter was the Redlands, which tightened from 4.8 per cent to 1.6 per cent.</p>
<p>"This result represents a return to business as usual for this region which historically reports around 2 per cent vacancies," </p>
<p>"The September result of 4.8 per cent was an outlier."</p>
<p class="x_paragraph-one">Local agents report that there has been noticeably less activity in the December/January period than usual.</p>
<p class="x_paragraph-one">Tenants are staying put, one property manager reported, summarising the general consensus on Redlands.</p>
<p>The Sunshine Coast SD (Sunshine Coast LGA and Noosa Shire combined) has tightened and is now firmly classified a tight rental market.</p>
<p>The vacancy rate has dropped from 2.4 per cent to 1.8 per cent. These tightened conditions will continue to exert upward pressure on prices and it is likely we will see some movement in rents if these conditions continue.</p>
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<p> </p>
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