<a href="https://www.apartments.com.au/developers/skymark-group">Skymark</a>'s boutique Cronulla development Solis has secured a 10-year Latent Defects Insurance policy through Resilience Insurance, providing buyers of the 16-residence building on Ewos Parade with structural and waterproofing protection that extends a decade beyond the building's completion.

Currently under construction and due for completion in late 2027, <a href="https://www.apartments.com.au/new-apartments/solis-cronulla-8-ewos-parade-cronulla-nsw-2230">Solis</a> is one of a small number of new developments in the Sutherland Shire to carry Resilience LDI coverage, a distinction that carries increasing weight as buyer confidence in the off-the-plan sector continues to be shaped by how developers stand behind their product.

Latent Defects Insurance, which entered the Australian market in 2022 when Resilience Insurance was approved to offer the cover, protects buyers against major structural or waterproofing defects for ten years post-completion. Unlike traditional statutory warranties, it operates as a first-resort policy, if a covered defect arises, the insurer responds directly, without the buyer needing to pursue the builder or developer through a lengthy claims process.

Resilience Insurance CEO Corey Nugent has noted that the product addresses something fundamental to the new apartment market.

"The overarching feedback from prospective buyers in the new development space is that they want more confidence and assurances around the quality of the build," Nugent says.

"Resilience Insurance Latent Defects Insurance not only gives them complete peace of mind for 10 years, but it shows the developer they are buying from is standing by their product."

[smartcode_project:default project_id=150499 project_image_fid=370898]

For Solis, the Resilience LDI policy adds a meaningful layer of accountability to an already considered project. The development comprises nine two-bedroom and seven three-bedroom residences, including one dual-level three-bedroom apartment, across a five-storey building on Ewos Parade, positioned between Shelly Beach and South Cronulla.

Garden apartments connect directly to private landscaped courtyards, while upper-level homes capture beach views to the east from level four and above.&nbsp;

All 16 residences include at least one balcony or courtyard, and select apartments on the upper floors feature bar areas and secondary flexible living spaces.

Hiba Sander, Managing Director of Skymark, says Solis offers a rare balance, nestled between the quiet beauty of secluded beaches and the lively charm of South Cronulla's esplanade.

"It's a place to choose your pace and live gracefully, seaside'," Sander says.

[smartcode_project:default project_id=150499 project_image_fid=370900]

The architecture, designed by <a href="https://www.apartments.com.au/architects/ida-design-group">IDA Design Group</a>'s Michael Trinh, draws from the natural erosion patterns of <a href="https://www.apartments.com.au/developments/cronulla-nsw-2230">Cronulla</a>'s sandstone headlands, translating the organic forms of the coastline into soft curves, pavilion-style massing, and a material palette chosen for longevity in a salt-tinged environment.&nbsp;

Textured natural stone, soft renders, and timber-look battens reference the tones of the surrounding cliffs, while the building has been oriented to maximise natural light and passive ventilation, with primary living spaces facing north and east to capture morning sun and sea breezes.

"At Solis, our aim was to create architecture that feels quietly confident, grounded in natural materials like stone and timber, and elevated by light and landscape," Trinh says.&nbsp;

"The buildings are designed to sit gently within their coastal surrounds, with expansive glazing and abundant greenery creating a seamless dialogue between inside and out."

[smartcode_project:default project_id=150499 project_image_fid=370897]

Interiors by <a href="https://www.apartments.com.au/architects/hot-black">Hot Black</a> carry the same material language through to every room. Kitchens feature integrated Gaggenau appliances, sculpted stone benchtops, and Lo &amp; Co joinery, while bathrooms feature natural stone, timber, and brushed metal finishes.&nbsp;

Hot Black Founder and Design Director Sophie Safrin describes the intent as one of considered restraint: "At Solis, every detail has been thoughtfully considered to create a timeless coastal retreat, calm, refined, and effortlessly liveable. From natural finishes to seamless indoor-outdoor flow, Solis offers a quiet elegance that's deeply connected to its surroundings.

The landscape, designed by Julian Brady of <a href="https://www.apartments.com.au/landscape-architect/sitedesignstudios">Site Design Studios</a>, treats green space as an integral part of the resident experience rather than an afterthought.&nbsp;

"Gentle curves and layered native plantings mirror the ebb and flow of the ocean," Julian Brady says, "creating a serene connection between architecture and place."&nbsp;

Coco Republic has provided bespoke furniture packages tailored to the project's coastal palette.

[smartcode_project:default project_id=150499 project_image_fid=370899]

Skymark has an established track record in the Sutherland Shire, with a portfolio spanning Cronulla, Woolooware and Burraneer that includes Isla, Sylva, Bask, Shells, Sula and Mist. Securing LDI on Solis reflects a broader shift in how the developer is positioning its buildings to buyers, at a time when Resilience Insurance expects the policy to become mandatory in New South Wales by 2028.

Sales at Solis are launching soon through Ray White Projects, with an official event scheduled for 11 June. Enquire for more information.

[smartcode_project_cta:default project_id=150499]

Joel Robinson

Skymark takes out 10-year Resilience Insurance LDI at Solis Cronulla

Investors may soon find themselves with fewer reasons to buy established property and more incentives to look towards the new apartment market.

Proposed changes to negative gearing and capital gains tax concessions would see new and off-the-plan apartments retain access to the tax benefits, while established properties would miss out, creating a clear advantage for buyers purchasing newly built housing.

The policy direction aligns with what many developers have been saying for several years. Australia needs more housing supply, and governments are increasingly looking for ways to encourage investment into new stock rather than existing homes.

The challenge for investors is that suitable product is becoming harder to find.

For much of the last decade, one-bedroom apartments were the cornerstone of investor demand. They offered a lower entry price, strong rental appeal, and were a common feature across most apartment developments.

Today, the development pipeline looks very different.

Across both New South Wales and South East Queensland, developers are increasingly targeting owner-occupiers and downsizers, delivering larger two, three and four-bedroom apartments in response to changing buyer preferences. While one-bedroom apartments still exist, they now form a much smaller portion of many new projects.

That shift has created a shortage of investor-friendly stock, particularly in well-located projects close to transport, employment hubs and lifestyle amenity.

At the same time, rising apartment prices have pushed many new developments beyond the reach of traditional investors. On the Gold Coast and across South East Queensland, it's becoming increasingly difficult to find new apartments priced around the $1 million mark, particularly those offering strong rental fundamentals and long-term growth prospects.

We've rounded up four new apartment developments where investors can still secure a foothold in the market for around $1 million or less.

<h2 data-end="1140" data-start="844">Flourish Soleira</h2>

<h2>Priced from: $1.07 million</h2>

Popular Palm Beach developer Sherpa is soon to officially launch its newest local apartment development, Flourish Soleira.

The one-bedroom apartments in the building were only offered to first home buyers rather than investors, and all of those have been snapped up. The two-bedroom apartments will start from $1.07 million, and the three-bedrooms, still a good investment given the popularity of Palm Beach for owner-occupiers, starting at $2,045,000.

&nbsp;

[smartcode_project:default project_id=150017 project_image_fid=370964]

Flourish Soliera will comprise 153 apartments across two buildings, connected by a skybridge, the first ever delivered in the suburb.

True to Sherpa's booming Flourish brand of apartment projects, Flourish Soleira will have extensive rooftop amenity across both buildings including a&nbsp;wellness centre with gym, work from home, yoga, pilates, a&nbsp;heated pool, private dining rooms, pizza oven and barbecues, basketball court, and golf simulator.

<h2>Corallo, Palm Beach</h2>

Priced from: $841,500

Nearby Flourish Soleira is Changfa Group's beachfront-inspired Corallo development. They still have some one-bedroom apartments remaining, priced from $841,500.

The 105-apartment project on Palm Beach Avenue is otherwise dominated by larger two and three-bedroom residences, many of which are aimed at owner-occupiers and downsizers.

[smartcode_project:default project_id=112194 project_image_fid=808]

For investors, the appeal lies in Palm Beach's continued transformation from a laid-back beachside suburb into one of the Gold Coast's most sought-after residential markets. Residents at Corallo will be within walking distance of Palm Beach's surf beaches, the recreational amenity of Tallebudgera Creek, and the increasingly popular collection of cafes, restaurants and boutique retailers along the suburb's central dining precinct.

<h2>Corner House, Stones Corner</h2>

<h2>Priced from: $880,000</h2>

One of only two Brisbane apartment developments to make the list with prices under $1 million is DeMartini Fletcher's Corner House development in Stones Corner.

One-bedroom apartments start from $880,000 within the 88-apartment development, providing investors with exposure to one of Brisbane's most established inner-south locations.

[smartcode_project:default project_id=149098 project_image_fid=330594]

Stones Corner has long been supported by strong tenant demand due to its proximity to major employment and education destinations. The suburb sits less than five kilometres from Brisbane's CBD and is within easy reach of the Princess Alexandra Hospital, Greenslopes Private Hospital, Queensland Children's Hospital and several university campuses.

The project's location within a walkable urban village environment, surrounded by retail, dining and public transport infrastructure, continues to attract both professionals and healthcare workers seeking accommodation close to work.

Parkdrive Apartments, Chermside

Priced from: $749,000

The most affordable apartments across Brisbane's new and off the plan market are in Chermside where developer AusDev is selling one-bedroom apartments from $749,000, and two-beds from $929,000, at its recently launched Parkdrive development.

The development is strategically positioned in one of Brisbane's largest employment and retail precincts, placing residents within easy walking distance of Westfield Chermside, The Prince Charles Hospital, St Vincent's Private Hospital Northside and the suburb's major bus interchange.

[smartcode_project:default project_id=152125 project_image_fid=363782]

Already under construction and scheduled for completion in early 2028, Parkdrive benefits from Chermside's ongoing evolution into Brisbane's northern metropolitan centre. The suburb continues to attract significant public and private investment, supporting population growth and underpinning long-term rental demand.

For investors focused on yield and tenant depth, the combination of healthcare, retail and transport infrastructure within close proximity provides a strong foundation for occupancy and rental performance.

Investors to turn to new apartments after Federal Government changes spark hunt for Queensland's best $1 million apartments

A mix of Gold Coast locals, fly-in, fly-out purchasers from Sydney and Melbourne, and Brisbane-based families has driven early sales success at Broadbeach's newest apartment tower, Lumara.

The 26-level project, a joint venture between builder-developer 5Point Projects and Bourke Projects, comprises just 37 luxury residences and is attracting a buyer profile that is looking for exclusivity, above the most amenity-rich suburb on the Gold Coast.

[smartcode_project:default project_id=150454 project_image_fid=364156]

Jamie Bourke, Director of Bourke Projects, says every buyer secured so far intends to use Lumara as a lock-up-and-leave residence, combining holiday use with the ability to work remotely when required.

“The size of the apartments, both half- and full-floor options, and the different zones within the floorplans, lends itself perfectly to dedicated home office setups and multi-generational family holidays,” Bourke says.

That flexibility has become a key drawcard for affluent buyers seeking a second residence on the Gold Coast without sacrificing the ability to conduct business away from their primary home base.

The absence of holiday letting within the building has also resonated strongly with purchasers.

“This type of buyer doesn't need to generate holiday rental income,” Bourke says. “They're paying for exclusivity, privacy and certainty around who their neighbours are.”

[smartcode_project:default project_id=150454 project_image_fid=366491]

The strong demand comes amid broader shifts in the high-end apartment market following the Federal Budget announcements in May.

“We were already seeing strong enquiry from high-net-worth buyers, but that has only accelerated since the policy changes,” Bourke says.

“A lot of those buyers are looking to place more capital into premium lifestyle assets rather than investment-grade stock that has been targeted by the Federal Government.”

[smartcode_project:default project_id=150454 project_image_fid=366486]

Designed by Cottee Parker, Lumara adopts a slender, sculpted form with an emphasis on natural materials suited to its beachfront setting. The architectural approach draws on coastal influences, with a palette of stone, timber and concrete selected for durability and the ability to weather over time.

Apartments are limited to three and four-bedroom configurations, with a maximum of two residences per floor through the mid-levels and a selection of full-floor and dual-level homes in the upper levels. All apartments are oriented to the north to maximise natural light, cross-ventilation and views across the ocean, city skyline and hinterland.

A two-level amenity offering is positioned high within the building on levels 20 and 21, conceived as a sky wellness retreat. Facilities include a magnesium pool, spa, sauna and steam rooms, alongside more social spaces such as a private dining room, resident lounge, workspaces and outdoor barbecue areas integrated with landscaped greenery.

The uppermost levels are reserved for larger-format residences, including several full-floor homes and a dual-level penthouse with its own private wellness features and recreational spaces.

&nbsp;

To give buyers confidence, 5Point and Bourke commenced construction ahead of the apartments launching to the market, a sure-fire way to prove they mean business, and the building will be delivered. They are targeting a 2028 completion date.

[smartcode_project_cta:default project_id=150454]

Locals, interstate holiday makers, drive early sales at Lumara, Broadbeach's newest luxury apartment tower

Often when it comes to purchasing property, the biggest barrier to entry is the deposit. Buyers of established homes typically aim for a 20 per cent deposit to avoid the added cost of Lenders Mortgage Insurance, while most property transactions require around a 10 per cent deposit when contracts are exchanged.

The off-the-plan market works differently, with buyers typically paying a deposit during construction and settling the balance upon completion. As completion approaches at <a href="https://www.apartments.com.au/new-apartments/fabbrica-fitzroy-369-gore-street-fitzroy-vic-3065">Fabbrica Fitzroy</a>, developer <a href="https://www.apartments.com.au/developers/pace-development-group">Pace</a> is making it easier for buyers to secure a residence through a deposit-matching incentive. Purchasers need only contribute a five per cent deposit*, with Pace matching the remaining five per cent.

The offer comes as Pace unveils a completed display apartment and townhouse, now available for inspection by appointment ahead of the project's Spring completion.

[smartcode_project:default project_id=139552 project_image_fid=371009]

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/winwood-mckenzie-architecture">Winwood Mckenzie</a> and landscaping by <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a>, Fabbrica draws on Fitzroy’s industrial and manufacturing history, incorporating references to the former Argyle Shirt Factory and Life Savers Confectionery Company that once occupied the site.

The development comprises 85 residences, spanning low-maintenance apartments through to larger-format townhouses with private street access and double lock-up garages, a relatively uncommon offering in Fitzroy’s higher-density apartment market.

Pace says the project has been designed to appeal to buyers seeking inner-city convenience without sacrificing space, flexibility, or amenity.

[smartcode_project:default project_id=139552 project_image_fid=371016]

Inside the residences, Winwood Mckenzie has focused on adaptable layouts and integrated detailing, with features including custom joinery, and concealed storage solutions. The material palette leans into warm, tactile finishes intended to complement the building’s industrial architectural language.

Fabbrica’s rooftop amenity is a key part of the project offering. Spanning around 800 sqm, the communal rooftop includes a private dining room, communal kitchen, lounge spaces, work-from-home zones, and outdoor dining areas overlooking the Melbourne CBD skyline.

[smartcode_project:default project_id=139552 project_image_fid=371017]

Landscape architecture studio Acre has introduced a layered rooftop garden designed to soften the urban setting while creating a more communal environment for residents.

The Fitzroy location also positions residents within walking distance of Brunswick Street, Smith Street, parks, cafés, galleries, and public transport, while remaining only minutes from Melbourne’s CBD. The project has an enviable Walk Score of 96.

[smartcode_project:default project_id=139552 project_image_fid=371025]

Pace, which is also delivering the project as builder, has developed more than 100 projects across Melbourne over the past three decades. The vertically integrated approach has become increasingly common among developers seeking greater control over construction delivery amid broader market pressures affecting the apartment sector.

The strikingly contemporary Gore Street development is now around 70 per cent complete, with purchasers expected to move into their new homes in Spring 2026. A limited number of residences remain available under the current deposit match offer.

*Conditions apply in relation to the deposit match offer.

[smartcode_project_cta:default project_id=139552]

Pace offers five per cent deposit match at Fabbrica Fitzroy ahead of Spring completion

Sydney developer Hyecorp's roots on the Lower North Shore stretch back three generations, and that deep understanding of the market continues to shape where and how it develops today.

From high-rise towers to boutique apartment projects, the family-run developer has built its reputation by focusing on a part of Sydney it knows intimately. Founded by Michael Abolakian in the early 1990s, Hyecorp is now led by his sons Stephen, Troy and Patrick.

Stephen Abolakian, joint managing director alongside Troy, has spent more than two decades in the business, overseeing development, planning, finance, marketing and sales.

Abolakian says the developer's disciplined focus on where it chooses to operate has been, and continues to be, one of Hyecorp's greatest strengths.

“We know the buyer profile exceptionally well,” Abolakian says.

“The demographics between places like Willoughby, Chatswood, St Leonards and Roseville are very similar. There are nuances between suburbs and projects, but culturally and from a buyer perspective, there’s a strong overlap.”

That buyer has historically been overwhelmingly owner-occupier driven.

Unlike many Sydney apartment developers that have traditionally relied heavily on investor demand, Hyecorp’s projects have typically attracted downsizers, upsizers, rightsizers and family owner-occupiers seeking long-term homes rather than short-term investments.

“Historically, investors have been a much smaller portion of our demand profile,” Abolakian says.

“We design for owner-occupiers. We don’t design for yield, we design for comfort, amenity, family living and long-term usability.”

That philosophy extends well beyond apartment layouts.

From landscaping and communal gardens to shared amenities and circulation spaces, Hyecorp’s developments are designed around how people actually live, something Abolakian believes has become increasingly important in Sydney’s apartment market.

“There was probably a period where having an approved project in market was enough,” he says.

“There wasn’t as much competition and if you built it, buyers would come. That’s no longer the case.”

“There’s more supply in the pipeline now, particularly with TOD precincts and low and mid-rise reforms opening up opportunities across Sydney. Buyers have more choice, so if you get the product wrong, they’ll simply go elsewhere.”

[smartcode_project:default project_id=110379 project_image_fid=311393]

The shift has forced developers to become more sophisticated in how they approach apartment design, particularly as owner-occupier expectations continue to rise.

For Hyecorp, that means thinking beyond who the buyer is today and designing for who they may become in five or 10 years' time.

“People buying now often aren’t moving in for several years,” Abolakian says.

“You might have a young couple buying today, but by the time they move in they may have children, older children, or changing lifestyle needs. You’ve got to think about how families evolve.”

That thinking also shapes Hyecorp’s approach to amenity, which positions wellness at the forefront.

[smartcode_project:default project_id=149594 project_image_fid=362634]

While resort-style facilities have become increasingly common marketing tools across Sydney apartment developments, Abolakian says the challenge is ensuring amenities are genuinely usable and appropriate for the scale of the project.

“If amenities are done right, they can materially improve the living experience,” he says, adding however that if you&nbsp;overdo it or get it wrong, you can end up with facilities nobody uses that simply create ongoing strata costs.”

That balance is something Hyecorp is aiming to strike with projects like Roseville Avenue, one of the group's upcoming Lower North Shore developments, which Abolakian describes as bringing a resort-style living experience into a metropolitan setting.

“It’s about creating something that feels special without being excessive,” he says.

“Good gardens, quality apartments, thoughtful amenity. Creating that resort feeling in a metro location.”

<img alt="Hyecorp" data-entity-type="file" data-entity-uuid="13c4c0f3-b1b7-44cf-9344-0b3d1d07797a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-02%20at%2012.14.57%E2%80%AFPM.png?VersionId=9OLWjyj2bYkDV35F78WJnyMSPfc2bJ2z" />

The focus on owner-occupier product comes as Sydney’s apartment market continues to navigate a difficult development environment.&nbsp;For Hyecorp, maintaining an in-house operating model across construction, sales, marketing and development management has become increasingly important in navigating that environment.

“We’ve always believed in keeping a lot of the process in-house,” Abolakian says.

“It creates efficiencies, but it also creates quality control. You can make faster decisions and ensure the end product stays aligned with the original vision.”

Despite the challenges, Abolakian believes demand for quality owner-occupier apartments across Sydney remains strong beneath the surface, particularly across established Lower North Shore suburbs where downsizers continue to seek new housing options close to existing communities.

“There are definitely people waiting,” he says.

“Once some of the broader uncertainty settles, whether that’s the global environment or some of the local economic noise, I think the right projects will perform very strongly.”

Hyecorp currently has three residential developments on the market across Sydney’s Lower North Shore.&nbsp;Audrey, St Leonards, positioned opposite Newlands Park, is nearing completion and preparing to welcome its first residents, with the project now almost sold out.

Hyecorp has also recently launched&nbsp;<a href="https://www.apartments.com.au/new-apartments/celine-chatswood-37-archer-street-chatswood-nsw-2067">Celine Chatswood</a>, an architectural tower, while continuing to deliver&nbsp;<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet Roseville</a>, a more boutique scale of development with just 34 apartments.

Why Hyecorp continues to back Sydney's Lower North Shore apartment market

Residential Property

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Australians are happier, with homes linked to a positive influence on wellbeing, according to the Wellbeing Index for Q3 from NAB Group Economics.
The index noted homes, local community and standard of living as a key driver in wellbeing for the majority of high income earners.
General finances and money was the single biggest detractor to wellbeing in low income earners.
<a href="/images/2015/10/30/Screen%20Shot%202015-10-30%20at%2011.10.30%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/10/30/Screen%20Shot%202015-10-30%20at%2011.10.30%20AM.png" alt="">
The survey of over 2,000 Australians found 23.4% indicated high levels of happiness, up from 22.7 per cent in Q2. The level of Australians recording a low level of happiness fell from 14.9% to 13.4% in Q3.
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mick.cee-iDmgDDAmu8

Wellbeing linked to homes, community for high income earners: NAB

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As at the week ending 25 October 2015, a total of 240,384 residential properties were listed for sale across the country.
Just over 40% of these (103,852) were situated in one of the 8 capital cities. In comparison to the same period last year, total listings are -2.6% lower nationally and -1.9% across the capitals. Relative to last year, the latest data also shows that the number of new listings being added to the market is lower, despite the number of new properties advertised for sale increasing on a rolling four week basis for the last four weeks.
<a href="/images/2015/10/28/Table.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/10/28/Table.jpg" alt="" width="569" height="126">
Sydney and Canberra are the only two cities where the number of new property listings over the most recent four week period was higher than at the same time last year, albeit by only 0.3% in Sydney, and 3.7% across Canberra. 
This result comes from 9,552 new listings added to the market in Sydney over the four weeks ending 25 October, compared to 9,526 one year ago and 720 residential Canberra properties added to the overall stock available for sale, compared to 694 over the corresponding four weeks one year ago. In all other cities the number of new properties listed for sale are lower relative to last year, with the largest differential seen in Perth (-22.4%), Darwin (-13.6%) and Adelaide (-12.0%). In particular, the data for Perth and Darwin indicates that home owners are likely aware of the weak housing market conditions and are therefore less inclined to put properties up for sale.
In terms of the total stock pool, across the residential capital city markets the results are more varied when compared to one year ago.
There are more listings this year compared to last year in: 
<ul>
<li>Darwin, 1,581 currently, 1,389 last year (+13.8%)</li>
<li>Perth, 19,284 currently, 17,423 last year (+10.7%)</li>
<li>Sydney, 22,564 currently, 21,609 last year (+4.4%)</li>
</ul>
All other remaining capital cities are showing less stock availability this year relative to one year ago:
<ul>
<li>Hobart, 2,494 currently, 2,907 last year (-14.2%)</li>
<li>Adelaide, 7,646 currently, 8,335 last year (-8.3%)</li>
<li>Melbourne, 29,948 currently, 32,574 last year (-8.1%)</li>
<li>Canberra, 2,184 currently, 2,370 last year (-7.8%)</li>
<li>Brisbane, 18,151 currently, 19,288 last year (-5.9%)</li>
</ul>
<a href="/images/2015/10/28/Combined-capitals.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/10/28/Combined-capitals.jpg" alt="" width="694" height="263">
Furthermore, last week we took a look at the current level of housing supply across each of the capital city markets. The analysis compares the absorption of stock by comparing the trend number of properties selling and the availability of stock for sale. The findings show that Perth and Darwin each have 6.8 months of housing supply on the market, the greatest of any capital cities, while stock levels in Sydney, Adelaide and Melbourne indicate less than 3 months’ worth of supply, showing that these housing markets are somewhat healthier than that of Perth and Darwin. On the flip side, Perth and Darwin’s market conditions are more favourable for those looking to buy a property with more choice and vendors becoming more willing to sell below the current list price to secure a sale.
<a href="/images/2015/10/28/National.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/10/28/National.jpg" alt="" width="709" height="269">
 
Across the states and territories, the number of listings is lower than one year ago in all but two regions; Western Australia, where current stock levels are 7.1% higher than they were one year ago and Northern Territory, where the number of listings currently is 14.0% higher than over the same period in 2014. 
At the other end of the scale, the Australian Capital Territory (-8.0%) and Victoria (-6.4%) are the two regions with the largest differential in listing volumes compared to one year ago, however, interestingly new listings across the Australian Capital Territory over the four weeks ending 25 October were higher than one year ago (+3.3%), while across Victoria they were -4.3% lower.
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smiller-vwPjRHTkST

Less stock added to the market than last year: CoreLogic RP Data's Shana Miller

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<div>Sydney house prices rose by a more sedate +3.2% in the September quarter to be up by +21.7% over the year to a median price of $1,032,422 reported Domain.</div>
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<div>This followed on from a much faster +8.4% boom in Sydney house prices over the June quarter. </div>
<div> </div>
<div>Sydney's median unit price increased by a little over $10,000 to $673,182 over the September quarter. </div>
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<div>Meanwhile, Brisbane's median house price increased from $493,227 to $497,143 over the three months to September.</div>
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pwargent-M4siyDbqQY

Sydney boom slows in Q3: Pete Wargent

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It's pretty much a given that if you are developing property, then you will encounter problems.
Over time, I've learnt how to deal with these fun little things that crop up. They used to stress me out and ruin my day, I found myself naturally wanting to jump into action to solve the problem as quickly as possible.
But I've learnt over time to sit with it.
Mulling the problem over from different angles allows other options to come up. This process doesn't need too much time, but sometime it needs a different perspective.
One problem-solving technique you should master as a property developer  is changing perspectives to redefine the problem.
Here's an example.
We received our builder's quote on a multi unit development project and it came in a bit higher than we estimated.
Our client had requested some specific detail in the exterior design that had an impact on the cost that posed risk of over capitalising.
Rather than do the obvious which would be to pare back the design and remove the expensive items, I sat with the issue for a day. We were looking at it from two clear perspectives; cost and design. But were there other perspectives to consider? Yes.
Another perspective I looked at was yield or return. Was the design items going to impact on the end use? Who was the end user?
In this case, it was a tenant because our client was building to hold and lease. One of our goals was to optimise the rental return. Would the upgrade bring in more rent? To be honest, no. The upgrade may make the dwelling a little more appealing but the bottom line was it wouldn't increase the yield.
Another important perspective for Property Bloom was to make our client happy. Whilst our job is to ensure the most efficient outcome, we also want our clients to feel they've participated in the process, if that is important to them - it may not be to some clients but it is to others.
 Our solution was to look at other areas of the development that we could save costs on. We were able to simplify the roof design without any considerable difference in appearance and no difference in function. So the cost savings in the roof trusses and materials allowed us to spend on the upgrades our client really wanted.
Our solution to the problem didn't compromise the project but in fact, enhanced it.
A little perspective can go a long way. 
 
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Solving a property development problem using perspective: Jo Chivers

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Ben White, one of the sons of Brian and Rosemary White, of the family who founded the Ray White group, has listed his harbourfront apartment in Darling Point.
The renovated four bedroom apartment has polished floorboards in the Easthaven complex where there is a shared pool and boat ramp.
<a href="https://www.realestateview.com.au/Real-Estate/21-and-22-35a-sutherland-crescent-darling-point/Property-Details-buy-residential-9600364" target="_blank">Set on Sutherland Crescent</a>, the Ray White Double Bay agent James Keenan expects around $3 million at its October 27 auction.
Ben sits on the Ray White family board. Ben’s passion is finding ways for rental property managers to change their industry from its cottage industry heritage to giving landlords a new level of service. He's been active at the Agents and Property Managers Association, which has become the <a href="https://www.apmasphere.com/" target="_blank">Apmasphere</a> industry website. 
This article was first published in the Sunday Telegraph.
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Ben White lists Darling Point apartment 

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Dwelling values across Sydney are up by a 'healthy' 4.6% over September quarter while figures remain flat over the month, according to CoreLogic RP Data.
In the October Housing Market Update video, CoreLogic RP Data research director Tim Lawless said Melbourne's strong clearance rates are helping it to overtake Sydney as the nation's best performer.
Watch the update <a href="https://www.propertyobserver.com.au/https://vimeo.com/141744155" target="_blank">here</a>.
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Dwelling values across Sydney up by 'healthy' 4.6%: CoreLogic RP Data

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The Australian Bureau of Statistics (ABS) released housing finance data for August 2015 earlier this week.  
The data broadly showed a further pick-up in owner occupier lending and a slowing in investor lending. It is important to reconcile this against numerous reports that many mortgagees have been quick to advise their lenders that their properties which were formerly investment properties are now in fact owner occupied. 
This is due to the fact that most lenders are now charging a premium for investment mortgages.
<a href="/images/2015/10/09/Chart-11.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/10/09/Chart-11.jpg" alt="">
 
The above chart details the components of those borrowing over time. What’s immediately noticeable is that while there has been a recent surge in lending to investors, over recent months there has been a clear fall in lending to this cohort. 
While investment lending is slowing, owner occupier lending is rising however, there has been very little bounce in lending to first home buyers. For the most part the rise in owner occupier lending is being fuelled by an escalation in both refinances and borrowing for new loans to non-first home buyers. Again, it is important to note some of these figure may be being affected by re-classifications of mortgages.
<a href="/images/2015/10/09/Screen%20Shot%202015-10-09%20at%203.59.33%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/10/09/Screen%20Shot%202015-10-09%20at%203.59.33%20PM.png" alt="" width="785" height="305"> 
In August 2015, owner occupiers committed to $20.8 billion worth of housing finance, a 6.1% rise over the month and a 26.5% year-on-year rise.  Looking at the components of owner occupier lending there was $1.7 billion in lending for construction of dwellings, $1.2 billion in lending for purchase of new dwellings, $6.4 billion in refinances of established dwellings and $11.5 billion for purchase of other established dwellings. 
The 6.1% monthly rise in owner occupier lending was largely fuelled by a 10.4% rise in lending for purchase of established dwellings however, each component rose.  Refinances have typically been the greatest source of growth in owner occupier lending however, they recorded the slowest growth of any segment over the month.  Looking at year-on-year changes, lending for construction of dwellings rose 0.5%, lending for purchase of new dwellings rose 17.6%, refinances of established dwellings rose 26.7% and purchase of established dwellings increased by 32.6%.  
Over the coming months we will be watching closely to see whether the growth in owner occupier lending can be maintained, particularly in the face of falling population growth and no real increase in activity from first home buyers.
<a href="/images/2015/10/09/Chart-31.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/10/09/Chart-31.jpg" alt="">
 
Switching the focus to the investor segment, there was $13.6 billion worth of commitments to investors in August 2015. The value of lending to investors was -0.4% lower over the month but 12.0% higher year-on-year. It was also the first time in 13 months that the value of new lending (excluding refinances) was greater to owner occupiers than it was to investors.
Over the month there was $0.8 billion in lending for construction of dwellings and $12.7 billion in lending for established housing. Over the month, lending for construction of dwellings fell -22.0% while commitments for established housing rose 1.4%. Year-on-year lending for construction of new homes is -2.5% lower and lending for established homes is 13.1% higher.
The data appears to indicate that there is a change occurring in the mortgage lending market. Whereas investors and owner occupier refinances have been the primary drivers of growth lately, it seems as if this is now tilting to owner occupier new loans starting to dominate. Given that investment mortgages generally now have a higher interest rate than owner occupier mortgages, it may be playing a role in the tilt towards owner occupier lending. 
Furthermore, value growth has been strong for more than three years in Sydney and Melbourne and investors may be becoming concerned about the longevity of the boom while growth outside of these cities has been sedate. 
Once you also consider a record high pipeline of residential construction accompanied by a record low rate of rental growth and historical low yields perhaps a growing number of investors are looking towards other forms of investment they perceive as less risky at this stage in cycle. It’s still early days for the slowdown in investment lending but we, along with the RBA and APRA, will be watching closely to see whether the slowing in investment lending and the rise in owner occupier lending persists over the coming months. 
It is also going to be interesting to see what impact this has on overall demand for housing over the coming months in lights of evidence of a bit of a softening in the Sydney housing market.
Cameron Kusher is research analyst for CoreLogic RP Data. You can contact him <a href="https://blog.corelogic.com.au/author/cameron-kusher/" target="_blank">here</a>.
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Owner occupier housing finance commitments take a step up: Cameron Kusher

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Soaring residential property prices in Sydney are driving people across the boarder to take advantage of Queensland's comparatively affordable market.
The trend is tipped to continue, according to an industry leader, Brookfield residential properties general manager, Lee Butterworth, who noted the phenomenon was a usual part of the property market cycle and had occurred several times in the past. 
“When we see Sydney and Melbourne residential prices start to peak there is usually a flow-on effect that positively impacts the Queensland market within the following 18 months,” he said. 
“We are starting to see that now and I believe it will continue to gain momentum throughout 2015.
"What you can get for your dollar in Brisbane is superior in terms of size and location to many markets interstate and buyers see the value that our property represents.”
One such buyer who has bought in Brookfield’s prestigious Portside Wharf development on the Brisbane River at Hamilton is Sydney based, Brisbane bound, Tenille Kelly.
Ms Kelly has packed up her home in Cronulla and moved to Brisbane to avoid "living in a shoe box".
The 35 year old revenue manager has purchased a two bedroom plus study apartment on the second level of Pinnacle at Portside Wharf complete with river views and a car space - something she said she could never have afforded in Sydney. 
"Looking at apartments in Sydney is scary," she said. 
"It came down to pricing and what I could get in Brisbane in terms of apartment size, views, quality finishes and location was far better than anything I could afford in Sydney so it was absolutely worth the move."
"Thanks to the affordability of the market here, I now have plans to purchase an investment property in the precinct in the next 12 months."
Ms Kelly said when she started to investigate the Brisbane market she looked at several areas including West End and Fortitude Valley.
She said the fact that Portside Wharf and the greater Northshore Hamilton urban renewal development had a vision and a master plan played a huge factor in her decision on where to purchase.
"For me, being able to see where the area was headed and what it would look like in 15 to 20 years was really important," she said.
"The future plans include plenty of parks and open space so you know it will retain its feeling of openness and not end up an industrial area."
Portside Wharf is home to 40 retailers and six residential buildings. It is located six kilometres from the CBD and 15 minutes from the domestic and international airports and with easy access to major roads and public transport including the CityCat.
Prices in <a href="https://portsidewharf.com.au/pinnacle/" target="_blank">Portside Wharf's latest stage Pinnacle</a>, which is now more than 75% sold, start from $610,000.
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Property affordabilty lures Sydneysider to Brisbane‏

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Property investors have been warned of a looming oversupply of new units either in the pipeline or currently developed within the popular CBD region of Wollongong, according to Herron Todd White.
Herron Todd White's September Month in Review noted demand for units was previously driven by locals however the "Sydney spill over" from investors and self managed superannuation funds is putting pressure on the local market.
"The combined effect of a recent retreat by several of the main stream lenders to the SMSF market together with an increase in interest rates could put downward pressure on rental returns and potential stock over-supply," the report warned.
"Well located 2-bedroom CBD units are presently commanding prices in the high $500,000 to $620,000 mark, and 3-bedroom units in good locations fetch over $800,000 up to $1 million in some cases."
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Wollongong's looming oversupply of new units: Herron Todd White

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The first BankSA branch is for sale in Port Adelaide.
The heritage-listed property is currently being used as a home, but has functioned as a serviceman’s club for WWII soldiers, Formby's restaurant, after its early days as a bank branch.
The five bedroom, two bathroom premises have a grand entrance leading into a ballroom-sized hall. It has original timberwork, ornate ceilings and leadlight.
Ray White Port Adelaide agent Nick Psarros says the 1906 property has potential as a live-in business.
It has a commercial kitchen with the old vault being used as a wine cellar.
It has $750,000 hopes.
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