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

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

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

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

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

The apartment price gap drawing Sydney buyers west

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

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

Residential Market

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The latest discounted property of the week from SQM Research is a four bedroom open plan family home in Cairns, north Queenlsand.
The property, 6 Whela Close, Bentley Park, is 18km outside of the Cairns CBD on 684sqm.
It has options to build both a pool and a shed.
It is currently on the market with expectations of over $399,000.
Some $30,000 has come off its earlier price expectations.
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mick.cee-iDmgDDAmu8

Cairns four bedder SQM's discounted property of the week

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The greatest volume of sales across Tasmania is in the mid-price residential market, according to Herron Todd White.
Herron Todd White's October Month in Review said during the second quarter of 2015 the southern suburb of Howrah, located on Hobart’s eastern shore, listed as good examples a circa 1960s, 147 square metre dwelling located on just over 600 square metres for $371,000 and an an older style, 104 square metre unit for $310,000.
"For this same period in the north the greatest number of sales in occurred in Legana. Examples of these sales include a near new, 98 square metre unit for $272,000 a modern, 245 square metre home on just over 900 square metres of land for $395,000, and an older style, 159 square metre home on a lifestyle block for $353,000," it said.
"For this same period in the north-west, the Devonport region is where the greatest number of sales in this sector occurred. Examples of sales include a new, centrally located, 99 square metre unit for $364,000, an older style, 203 square metre home located near to water for $377,000 and a modern, 131 square metre residence on a lifestyle block on the periphery of Devonport for $350,000."
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Mid-price market most popular in Tasmania: Herron Todd White

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GUEST OBSERVER
When investing within off the plan property, landlords and investors should adopt a specific mind set, tailored to the needs and wants of the rental market, to ensure their property will perform successfully.
This requires a defined and detailed list of particular attributes an apartment and/or apartment building should offer, to ensure tenant satisfaction.
Space, space and more space! Tenants love space! Whether it is a spacious living area, a generously sized bedroom (YES, a bedroom that fits a queen sized bed and two bed side tables) or a large sized balcony, look for an apartment that is well designed and offers versatility. Broom closet living should be left to Harry Potter, not to your tenants…
Other than space, tenants also love natural light. Okay, maybe not after a big night out, however, the majority of tenants look for bedrooms and living spaces that offer morning or afternoon light rays. Allow your apartment to be flooded with natural light, as it will only increase its market appeal.
Kitchens, this is an easy one, it must be well equipped. Inclusions should comprise of a dishwasher (or dish draw), oven, stove, sizeable fridge space and dual sink, just to name a few. If you are purchasing an apartment that offers a galley style design, try and include a study bench at the end of the cooking area. Maximise the use of space, the busy professional is known to cook whilst sending emails at the same time. A study area, or study nook is a great way to show the Tenant market that your apartment has a lot to offer.
Offer tenants the bells and whistles, as this will maximise your market appeal. The bells and whistles may include broader aspects of a purchase, such as building facilities like garden rooftops, BBQ areas, gyms, pools, rental car access and entertaining spaces. If you can purchase within a development that offers amenities onsite, tenants feel they are getting bang for their buck.
Building facilities are seen as an attraction and assist in maximising individual apartment appeal. Also, consider extras such as car parking, storage cages and appliance packages, these extras may set you aside from the rest, should you see your apartment become available within a saturated rental market…  
There is always a lot to think about when investing within property, let alone investing within off the plan property, however, if you stick to the basics and account for the needs and wants of tenant’s, you will increase your chances of investment success.
 
Luke Spence, business development manager at Beller and can be contacted <a href="https://www.bellergroup.com.au" target="_blank">here</a>.
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When purchasing an off the plan investment, cater to the rental market: Beller's Luke Spence

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Mark Lewis, director of the Cane Toads films, has finally sold his three bedroom Wategos cottage.
Set high above the beach amid the palm trees beneath the Cape Byron lighthouse, it secured $2,250,100.
There were three buyers at the end, but it took five years to find the chiropractor couple from Gippsland, Victoria <a href="https://www.realestate.com.au/property-house-nsw-byron+bay-113375227" target="_blank">through Unique Estates</a>. 
The buying family who love surfing apparently subscribe to a Paleo diet. 
The 664 sqm Palm Valley Drive last traded at $2.13 million in 2004. It was listed back in 2010 with $3.5 million hopes.
The 1970s house has a large top floor deck for checking out the surf conditions.
This article was first published in the Saturday Daily Telegraph.
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Film maker Mark Lewis sells Byron Bay trophy

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Rural property above $1 million is in high demand in Bathurst at the moment driven by locals, retirees and capital city professionals, according to Herron Todd White.
Herron Todd White's October Month in Review said owning a home in the million dollar price bracket is an aspirational goal for many locals.
"It is unlikely that the drivers of this market segment will filter through to the broader market where the median house price is about $300,000 to $350,000," it said.
"An example of a recent sale is 66 Henry Lane, Emu Swamp which has 28 hectares and a 4-bedroom dwelling. Don’t let the name fool you, there is no swamp and not a lot of emus. The property was previously purchased for $820,000 in 2011.
"The dwelling was extended and renovated in 2013 at a cost of $250,000. The property included many handy extras such as undercover cattle yards, a cattle crush, machinery shed, workshop and a wine cellar. In June this year, it sold for $1.25 million after only 86 days on the market."
 
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Locals, investors drive Bathurst $1 million home market: Herron Todd White

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The median house price in Townsville has continued to fall over the past six months, according to Herron Todd White.
Herron Todd White's October Month in Review said affordability concerns continue to dominate the local market with buyers not straying outside their comfort zones, and having lowered their aspirations, only buying properties they regard as affordable based on their current economic circumstances .
"Over the past six months the most active sector has been the $300,000 to $400,000 price bracket with 37% of recorded sales falling within this price range. Of these sales, 53% were priced under $350,000 and 47% priced between $350,000 and $400,000," it noted. 
"Sales within this price range cover a number of suburbs with the middle class suburbs of Kirwan, Mount Louisa, Douglas and Annandale featuring strongly, along with the northern beaches suburb of Bushland Beach. 
"A wide variety of property is available within this range. A typical property at the $350,000 price point entry in the middle class suburbs of Kirwan
and Annandale would be a low set dwelling with three plus bedrooms, two bathrooms, double garage and semi modern fitout on a larger traditional sized lots.
"Douglas and Mount Louisa offer more modern low set homes circa 2000 with four bedrooms, two bathrooms and double garage on smaller 500 square metre lots at around this price entry. At Bushland Beach, $350,000 would buy a modern generally circa 2005 low set 4-bedroom, 2-bathroom home with double garage on 600 plus square metre lot."
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Median Townsville house price continues to fall: Herron Todd White

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Sydney's spring auction selling season has had an early start with high volumes with auction clearance rate less than the same time last year.  
CoreLogic RP Data had noted the number of auctions across Sydney has on occasion been running higher than in Melbourne, traditionally Australia’s busiest capital city auction market.
Auctioneer have noted there has been a drop in the number of bidders per auction to at least half the winter average of six registered bidders.
There is just one conclusion which is that the increased supply has seen some of the steam is coming out of the auction market.
I am a great believer in auction results doing a remarkable job in reflecting emerging residential market trends - so when auction clearance rates are on the rise, prices are generally going up too. And the reverse of course. 
Auction volume and price momentum can be fickle. Take back in the last real boomtime of 2002 when there were record monthly clearance rates in the very high 70%s. There were 2700 auction offerings in November 2002. Just two years later came the quietest November in the past two decades with just the 1400 offerings - and a clearance rate in the lows 40%s.
No doubting we are still in a seller's market for a little while longer, but I'd suggest it worth buyers being adventurous this spring.
Try to seize on the seller's and agent anxiety with a smart pre-auction offer as the volumes ramp up.
Here's a few tips on getting what you want while keeping a cool head. 
1) Think seriously about a pre-auction offer. Just because a home is advertised with an auction date does not mean you have to wait until the auction to bid for it. Don’t try to be too clever by submitting a bid lower than you know the vendor will accept, but make an offer that you believe is genuinely competitive. You are, after all, trying to avoid competing against the likely auction throng.
2) Keep talking to the listing agent in the countdown to auction day. Ask for an indication of the vendor's possibly changing situation and intentions. The agent can’t and won't disclose everything, but you may be able to get some helpful insights.  
2) Make sure you have done all the due diligence on the contract of sale, sought out legal advice, obtained a building and pest inspection and all other checks. With such preparedness you could get the deal done the same day.
3) Query the agent on what settlement terms the vendor may want. If they’ve already purchased their next property, they may want a quicker settlement than the standard 45 days. 
4) Pre-auction offers are unconditional, so it’s important to approach the opportunity from a position of strength. Put the offer in writing; even attach a cheque for the deposit to show the vendor that your offer is serious and that the vendor may be better off not waiting until the auction day.
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Tips for making pre-auction offers in turning property market

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Called Charlie, a two-bedroom apartment at <a href="https://www.realestateview.com.au/Real-Estate/511-2-mcgoun-street-richmond/Property-Details-buy-residential-9596556" target="_blank">511/2 McGoun Street</a>, Richmond (above) designed by Rothe Lowman architects sold at weekend auction. 
The unit, which is currently tenanted, sold under the hammer after coming with price guidance of upwards of $500,000 through Russell Cambridge and Sam Davenport of Biggin &amp; Scott. It earns a rental of $2,390 per month. It sold at $575,000.
A two-bedroom unit on <a href="https://www.realestateview.com.au/Real-Estate/202-8-balmain-street-richmond/Property-Details-buy-residential-9603320" target="_blank">202/8 Balmain Street</a>, Richmond - marketed with a price range of $500,000-$550,000 by Peter Perrignon and Edward Lloyd of hockingstuart - sold at $585,000.
A two-bedroom apartment with sunny north-facing living areas at <a href="https://www.realestateview.com.au/Real-Estate/306-120-palmer-street-richmond/Property-Details-buy-residential-9596318" target="_blank">306/120 Palmer Street</a> was up for auction last weekend with a price estimate upwards of $500,000. The listing through Allan Cove and Russell Cambridge of Biggin &amp; Scott was passed in.
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Charlie, Richmond apartment sale at $575,000

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The annual Spring selection auction by Ray White Surfers Paradise saw more than $22 million in Gold Coast property change hands.
Thirty properties were auctioned with 141 registered bidders.
RWSP group CEO Andrew Bell, who has more than 14,000 auctions under his belt, said competitive bidding drove many sales well over the reserve.
“Collectively, properties that sold under the hammer achieved more than $1.5 million above their reserve prices,” he said. 
The RWSP Group recorded its third highest sales month in history in September, with $96 million in sales across its Gold Coast offices.
“Month after month we are seeing serious and competitive bidding at our in-room auctions which has allowed us to gain momentum heading into peak selling season.”
Previous highs were in the latter part of 2007, at the peak of the Gold Coast’s last property boom.
Bell said this reflected increased market share, resurgence of the local property market and success of the auction format.
“Auctions represent approximately half our sales, but it is this method of sale where we are seeing the most significant price growth,” he said.
Bell said his agency was also seeing the return of the owner-occupier market on the Gold Coast.
While the very top end of the market was slowly gaining traction, the $1-$2 million sector was seeing much activity, he added.
Ray White Surfers Paradise is the largest office in the Ray White Network and services the residential, prestige, commercial, industrial and marine sectors.
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Buyers snap up properties worth over $22 million at Ray White's Gold Coast auction

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<img src="/images/2015/11/NEW_RAMS_LOGO.jpg" alt="">
 
When you’ve found a property you’d love to call home, offering the right amount and negotiating well will give you a great chance of success. 
To determine how much to offer, use your understanding of the local market as a guide. Research how much similar homes nearby have sold for recently and consider how their features compare.
The way you place an offer depends on whether the property is for sale at auction or privately.
At auction, the bid is the offer. Prospective buyers bid competitively during the auction and, as long as the reserve price is met, the highest bidder buys the property.
In a private sale, you make an offer either verbally or in writing to the seller’s agent. This should include the offer amount; a proposed settlement timeframe; and any conditions you have for the sale to proceed.
Your offer may be subject to receiving finance approval or obtaining satisfactory inspection reports. These reports might include a building inspection report, which gives a general overview of the property’s condition; a pest inspection report, which identifies damage by termites or vermin; or a special-purpose report, which provides estimates of costs to repair major problems and recommends repairs and maintenance that should be completed. 
The agent will put your offer to the seller and they may accept or decline, or come back with a counter offer. Offers and counter offers may go back and forth several times before you reach an agreement.
NEGOTIATION TIPS
* Try to appear positive and confident but not overly keen or the agent may think they can get more out of you. 
* Unless the market is hot and the owner is already considering other good offers, it’s usually best not to offer your top price upfront. Offering slightly less will give you room to negotiate.
* Don’t let the agent know how much you can afford to pay or they may try to push you for more. You may be able to get a lower price for the property if you keep your upper price limit to yourself.
* Try to learn as much as you can about the vendor’s situation as this may give you bargaining power. They may accept a lower price for a shorter settlement period if they’re in a rush to sell, for instance.
After you’ve agreed the price and details, you’ll exchange contracts and pay a deposit to the vendor which is held on trust until settlement day. The deposit is often 10% of the property’s value. Some states have a cooling-off period after the exchange during which you can change your mind but you’ll forfeit your deposit. There is no cooling off period at an auction.
Quick tip: Before making an offer, review the contract for sale and ideally have a lawyer check over it. The contract includes details about the property and documents such as a zoning certificate, the property title, and any mortgages held over the property. After the contract has been reviewed any changes to the contract can be requested before exchanging.
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR <a href="https://ad.doubleclick.net/ddm/clk/297184278;124283081;m" target="_blank">FREE FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297184960;124283082;l" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
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