<p><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.</p>

<p>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.</p>

<p>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.</p>

<p>Resilience Insurance CEO Corey Nugent has noted that the product addresses something fundamental to the new apartment market.</p>

<p>"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.</p>

<p>"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."</p>

<p>[smartcode_project:default project_id=150499 project_image_fid=370898]</p>

<p>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.</p>

<p>Garden apartments connect directly to private landscaped courtyards, while upper-level homes capture beach views to the east from level four and above.&nbsp;</p>

<p>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.</p>

<p>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.</p>

<p>"It's a place to choose your pace and live gracefully, seaside'," Sander says.</p>

<p>[smartcode_project:default project_id=150499 project_image_fid=370900]</p>

<p>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;</p>

<p>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.</p>

<p>"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;</p>

<p>"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."</p>

<p>[smartcode_project:default project_id=150499 project_image_fid=370897]</p>

<p>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;</p>

<p>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.</p>

<p>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;</p>

<p>"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;</p>

<p>Coco Republic has provided bespoke furniture packages tailored to the project's coastal palette.</p>

<p>[smartcode_project:default project_id=150499 project_image_fid=370899]</p>

<p>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.</p>

<p>Sales at Solis are launching soon through Ray White Projects, with an official event scheduled for 11 June. Enquire for more information.</p>

<p>[smartcode_project_cta:default project_id=150499]</p>


Joel Robinson

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

<p>Investors may soon find themselves with fewer reasons to buy established property and more incentives to look towards the new apartment market.</p>

<p>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.</p>

<p>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.</p>

<p>The challenge for investors is that suitable product is becoming harder to find.</p>

<p>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.</p>

<p>Today, the development pipeline looks very different.</p>

<p>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.</p>

<p>That shift has created a shortage of investor-friendly stock, particularly in well-located projects close to transport, employment hubs and lifestyle amenity.</p>

<p>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.</p>

<p>We've rounded up four new apartment developments where investors can still secure a foothold in the market for around $1 million or less.</p>

<h2 data-end="1140" data-start="844">Flourish Soleira</h2>

<h2>Priced from: $1.07 million</h2>

<p data-end="1140" data-start="844">Popular Palm Beach developer Sherpa is soon to officially launch its newest local apartment development, Flourish Soleira.</p>

<p data-end="1140" data-start="844">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.</p>

<p data-end="1140" data-start="844">&nbsp;</p>

<p data-end="1140" data-start="844">[smartcode_project:default project_id=150017 project_image_fid=370964]</p>

<p data-end="1140" data-start="844">Flourish Soliera will comprise 153 apartments across two buildings, connected by a skybridge, the first ever delivered in the suburb.</p>

<p data-end="1140" data-start="844">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.</p>

<h2><strong>Corallo, Palm Beach</strong></h2>

<p><strong>Priced from: $841,500</strong></p>

<p>Nearby Flourish Soleira is Changfa Group's beachfront-inspired Corallo development. They still have some one-bedroom apartments remaining, priced from $841,500.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=112194 project_image_fid=808]</p>

<p>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.</p>

<h2><strong>Corner House, Stones Corner</strong></h2>

<h2><b>Priced from: $880,000</b></h2>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=149098 project_image_fid=330594]</p>

<p>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.</p>

<p>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.</p>

<p><strong>Parkdrive Apartments, Chermside</strong></p>

<p><strong>Priced from: $749,000</strong></p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=152125 project_image_fid=363782]</p>

<p>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.</p>

<p>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.</p>


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

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=150454 project_image_fid=364156]</p>

<p>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.</p>

<p>“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.</p>

<p>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.</p>

<p>The absence of holiday letting within the building has also resonated strongly with purchasers.</p>

<p>“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.”</p>

<p>[smartcode_project:default project_id=150454 project_image_fid=366491]</p>

<p>The strong demand comes amid broader shifts in the high-end apartment market following the Federal Budget announcements in May.</p>

<p>“We were already seeing strong enquiry from high-net-worth buyers, but that has only accelerated since the policy changes,” Bourke says.</p>

<p>“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.”</p>

<p>[smartcode_project:default project_id=150454 project_image_fid=366486]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>&nbsp;</p>

<p>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.</p>

<p>[smartcode_project_cta:default project_id=150454]</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=139552 project_image_fid=371009]</p>

<p>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.</p>

<p>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.</p>

<p>Pace says the project has been designed to appeal to buyers seeking inner-city convenience without sacrificing space, flexibility, or amenity.</p>

<p>[smartcode_project:default project_id=139552 project_image_fid=371016]</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=139552 project_image_fid=371017]</p>

<p>Landscape architecture studio Acre has introduced a layered rooftop garden designed to soften the urban setting while creating a more communal environment for residents.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=139552 project_image_fid=371025]</p>

<p>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.</p>

<p>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.</p>

<p><sup>*Conditions apply in relation to the deposit match offer.</sup></p>

<p>[smartcode_project_cta:default project_id=139552]</p>


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

<p data-end="181" data-start="0">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.</p>

<p data-end="484" data-start="183">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.</p>

<p data-end="657" data-start="486">Stephen Abolakian, joint managing director alongside Troy, has spent more than two decades in the business, overseeing development, planning, finance, marketing and sales.</p>

<p data-end="806" data-start="659">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.</p>

<p data-end="871" data-start="808">“We know the buyer profile exceptionally well,” Abolakian says.</p>

<p data-end="1097" data-start="873">“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.”</p>

<p data-end="1169" data-start="1099">That buyer has historically been overwhelmingly owner-occupier driven.</p>

<p data-end="1434" data-start="1171">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.</p>

<p data-end="1533" data-start="1436">“Historically, investors have been a much smaller portion of our demand profile,” Abolakian says.</p>

<p data-end="1665" data-start="1535">“We design for owner-occupiers. We don’t design for yield, we design for comfort, amenity, family living and long-term usability.”</p>

<p data-end="1721" data-start="1667">That philosophy extends well beyond apartment layouts.</p>

<p data-end="1966" data-start="1723">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.</p>

<p data-end="2051" data-start="1968">“There was probably a period where having an approved project in market was enough,” he says.</p>

<p data-end="2154" data-start="2053">“There wasn’t as much competition and if you built it, buyers would come. That’s no longer the case.”</p>

<p data-end="2386" data-start="2156">“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.”</p>

<p data-end="2386" data-start="2156">[smartcode_project:default project_id=110379 project_image_fid=311393]</p>

<p data-end="2549" data-start="2388">The shift has forced developers to become more sophisticated in how they approach apartment design, particularly as owner-occupier expectations continue to rise.</p>

<p data-end="2678" data-start="2551">For Hyecorp, that means thinking beyond who the buyer is today and designing for who they may become in five or 10 years' time.</p>

<p data-end="2757" data-start="2680">“People buying now often aren’t moving in for several years,” Abolakian says.</p>

<p data-end="2949" data-start="2759">“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.”</p>

<p data-end="3219" data-start="3163">That thinking also shapes Hyecorp’s approach to amenity, which positions wellness at the forefront.</p>

<p data-end="3219" data-start="3163">[smartcode_project:default project_id=149594 project_image_fid=362634]</p>

<p data-end="3454" data-start="3221">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.</p>

<p data-end="3546" data-start="3456">“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.”</p>

<p data-end="3919" data-start="3669">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.</p>

<p data-end="4005" data-start="3921">“It’s about creating something that feels special without being excessive,” he says.</p>

<p data-end="4112" data-start="4007">“Good gardens, quality apartments, thoughtful amenity. Creating that resort feeling in a metro location.”</p>

<p data-end="4112" data-start="4007"><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" /></p>

<p data-end="4243" data-start="4114">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.</p>

<p data-end="5230" data-start="5149">“We’ve always believed in keeping a lot of the process in-house,” Abolakian says.</p>

<p data-end="5392" data-start="5232">“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.”</p>

<p data-end="5674" data-start="5394">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.</p>

<p data-end="5723" data-start="5676">“There are definitely people waiting,” he says.</p>

<p data-end="5902" data-start="5725">“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.”</p>

<p style="text-align:start">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.</p>

<p style="text-align:start">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.</p>


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

Residential Property

<html><body>
<div id="post-body-4955982737537404109" class="post-body entry-content">
<div>Building Approvals declined by 5.2 percent in May to be 9.2 percent lower than a year ago in seasonally adjusted terms. </div>
<div> </div>
<div>Somewhat optimistically the "trend" result is still recording a rise, but it does appears that the peak of the building approvals boom has now passed. </div>
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<br><div>A couple of observations.</div>
<div> </div>
<div>Firstly, although this was clearly a weaker result than last month's bonanza - one which probably at last signifies the beginning of the end for this construction cycle - the hyperbole in reporting can get overblown.</div>
<div> </div>
<div>There were after all some 19,706 dwellings approved in May (in original terms) - down from a massive 20,612 in April - historically very high numbers, and higher than had ever been seen until the last quarter of 2014.</div>
<div> </div>
<div>Whether or not all of these dwellings all get built is another matter. </div>
<div> </div>
<div>In rolling annual terms total approvals fell to 233,900 down from a peak of 240,130 in October 2015, comprising of 117,300 houses and 116,600 units, townhouses and apartments. </div>
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<br><strong><span style="text-decoration: underline;">City by city</span></strong><br><br><div>At the capital city level, approvals in Melbourne have recorded four very strongly monthly readings in a row, taking annual detached house approvals for the Victorian capital up to a fresh cyclical high of 25,600 (a crunching 57 per cent more than Sydney over the same period). </div>
<div> </div>
<div>This chart is worth noting when folk talk about a so-called "oversupply" in Sydney - a lasting oversupply not quite so easy to achieve at the city level when you are building so few detached houses into romping population growth. </div>
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</div>
<div class="post-body entry-content">
<img src="/images/2016/07/05/BA3.jpg" alt=""><br><br><div>The monthly decline in approvals was driven by huge declines in attached approvals in Sydney (from 3,777 to 2,900) and especially Brisbane (2,500 to 1,062). </div>
<div> </div>
<div>That said, there were some sneaky upwards revisions totaling more than 1,800 additional dwellings to previously reported figures, and three quarter of these related to New South Wales and Queensland. </div>
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</div>
<div class="post-body entry-content">
<img src="/images/2016/07/05/BA2.jpg" alt=""><br><br><div>Overall, although it's a volatile data series it does look as though the unit and apartments approvals boom has passed its peak.</div>
<div> </div>
<div>Approvals in Western Australia have now been trending down since September 2014, which should help to bring the rental market back into equilibrium in due course. </div>
<br><strong><span style="text-decoration: underline;">High rise declines</span></strong><br><br><div>This cycle has been characterised by the approval of greater volumes of 4+ storey dwellings than ever before, with more than 70,300 approved over the past year alone - an astonishing 57 times more than we saw in 1992.  </div>
<br><div class="separator"><a href="/images/2016/07/05/BA6.jpg" target="_blank">Click to enlarge</a></div>
<div class="separator"><img src="/images/2016/07/05/BA6.jpg" alt=""></div>
<div> </div>
<div>The most recent data suggests that high approvals are starting to wane, though, especially in Victoria where a glut of high rise approvals was pulled forward into 2015.  </div>
<br><a href="/images/2016/07/05/BA1.jpg" target="_blank">Click to enlarge</a>
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<img src="/images/2016/07/05/BA1.jpg" alt=""><br><br><div><strong><span style="text-decoration: underline;">The wrap</span></strong></div>
<div> </div>
<div>Overall, another very strong result, but there are now multiple indicators suggesting that the peak of the construction cycle is all about upon us.</div>
<div> </div>
<div>One of these days we'll all be able to say we called it!</div>
<div> </div>
<div>All eyes will be on the Reserve Bank of Australia at 2.30pm, in particular to determine the wording of their policy statement.</div>
<div> </div>
<div>Will an easing bias be reinstated ahead of a possible August interest rate cut?</div>
<div> </div>
<div>
<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
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pwargent-M4siyDbqQY

Approvals decline  for Sydney and Brisbane units: Pete Wargent

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<p>Real estate website onthehouse has compiled a list of Canberra's most affordable suburbs, with Hughes, Curtain and Downer making up the top three affordable suburbs.</p>
<p>The comparison table, below, features median values, capital growth and rental yield.</p>
<p> </p>
<p>Suburb Postcode Dwelling Region Median Value Capital Growth Last 12 Months Rental Yield Median Rent</p>
<p><strong>Hughes</strong> 2605 Units Metro $280,000 9.79% 5.74% $310</p>
<p><strong>Curtin</strong> 2605 Units Metro $292,000 -2.98% 5.49% $305</p>
<p><strong>Downer</strong> 2602 Units Metro $302,500 4.91% 5.52% $320</p>
<p><strong>Lyons</strong> 2606 Units Metro $303,500 4.13% 5.48% $320</p>
<p><strong>Crace</strong> 2911 Units Metro $320,500 5.12% 5.72% $350</p>
<p><strong>Fisher</strong> 2611 Units Metro $337,500 -3.18% 5.02% $325</p>
<p><strong>Theodore</strong> 2905 Units Metro $339,500 -4.28% 5.49% $355</p>
<p><strong>Macgregor</strong> 2615 Units Metro $340,500 -1.06% 5.57% $365</p>
<p><strong>Franklin</strong> 2913 Units Metro $344,000 2.51% 5.49% $360</p>
<p><strong>Ngunnawal</strong> 2913 Units Metro $344,000 -2.28% 5.44% $360</p>
<p><strong>Holt</strong> 2615 Units Metro $347,500 4.87% 5.50% $365</p>
<p><strong>Gordon</strong> 2906 Units Metro $349,000 -3.93% 5.34% $355</p>
<p><strong>Phillip</strong> 2606 Units Metro $350,000 -0.54% 5.35% $360</p>
<p><strong>Palmerston</strong> 2913 Units Metro $352,000 -2.64% 5.46% $370</p>
<p><strong>Melba</strong> 2615 Units Metro $354,500 -1.40% 5.82% $395</p>
<p><strong>Calwell</strong> 2905 Units Metro $357,000 -2.48% 5.41% $370</p>
<p><strong>Isabella Plains</strong> 2905 Units Metro $362,000 -3.75% 5.28% $365</p>
<p><strong>Kambah</strong> 2902 Units Metro $362,000 -0.11% 5.25% $365</p>
<p><strong>Belconnen</strong> 2617 Units Metro $362,500 0.61% 5.26% $365</p>
<p><strong>Watson</strong> 2602 Units Metro $369,000 1.95% 5.28% $375</p>
<p><strong>Casey</strong> 2913 Units Metro $371,500 4.50% 5.47% $390</p>
<p><strong>Harrison</strong> 2914 Units Metro $371,500 0.77% 5.12% $365</p>
<p><strong>Conder</strong> 2906 Units Metro $373,000 -0.28% 5.22% $375</p>
<p><strong>Wanniassa</strong> 2903 Units Metro $373,500 1.67% 4.98% $355</p>
<p><strong>Page</strong> 2614 Units Metro $385,000 1.73% 5.14% $380</p>
<p><strong>Macquarie</strong> 2614 Units Metro $386,500 1.64% 5.10% $380</p>
<p><strong>Hackett</strong> 2602 Units Metro $388,000 4.42% 4.81% $355  </p>
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jchancellor-FAypfDUnLy

Canberra's most affordable suburbs: Onthehouse

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<p>Implementing the Labor government's policy on negative gearing will risk economic recovery as Australia moves from resource investment to other growth drivers such as housing investment, according to the Real Estate Institute of Australia.</p>
<p>REIA president Neville Sanders said a change in negative gearing arrangements will put that at risk economic growth and cut the asset base of Australian households at a time when we need to facilitate further sustained growth in the housing sector.</p>
<p>“Australia’s property industry is the main driver of economic growth and increased employment in the transition away from a decade-long reliance on mining, and whilst it is expected that the weakening Australian dollar will provide a much needed stimulus to a number of sectors, the impact of this is still some time away," he said.</p>
<p>“Providing a stimulus to economic activity outside the mining sector, including the housing and building sectors, was amongst the main reasons for the RBA to keep the official cash rate at record low levels since August 2013.</p>
<p>“The value of building stock owned by Australian households is $5.6 trillion1 (million million). It has been predicted by SQM Research that on a national basis as much as 16 percent could be wiped off this over the three years 2018 to 2020 under the Labor policy."</p>
<p>Laing + Simmons managing director Leanne Pilkington said it is somewhat academic to debate whether this is a price drop of 16 percent or whether prices growth will be 16 percent lower.</p>
<p>"The stark fact remains that household assets across Australia will be devalued by $900 billion," she said.</p>
<p>"This amount is wiped from spending in local economies and off nest eggs."</p>
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jonathanchancellor-7SQnKwU6yx

Economy cannot withstand labor’s experiment on negative gearing: REIA

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<div class="ms-rteFontFace-5 ms-rteFontSize-2">The Tenancy Unit within Consumer Affairs provides services to tenants and landlords/agent of residential properties in the Northern Territory.</div>
<div class="ms-rteFontFace-5 ms-rteFontSize-2"> </div>
<div class="ms-rteFontFace-5 ms-rteFontSize-2">The legislative responsibilities of tenants and landlords are outlined in the Residential Tenancies Act.</div>
<div class="ms-rteFontFace-5 ms-rteFontSize-2"> </div>
<div class="ms-rteFontFace-5 ms-rteFontSize-2">The landlord/tenant relationship is usually harmonious but difficulties do arise, and sometimes landlords and tenants have different ideas of their respective rights and responsibilities.</div>
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<div>
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<div>Landlords are allowed to pass on the full cost of water consumption provided:</div>
<div>•          the rental premises are individually metered, and</div>
<div>•          the tenancy agreement states the tenant must pay for water consumption.</div>
<div> </div>
</div>
<div class="ms-rteFontFace-5">However, a landlord cannot ask a tenant to pay for charges, levies, rates or taxes, other than a charge payable by the owner or occupier of the premises for electricity, gas or water supplied to the premises.</div>
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<div> </div>
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<div>From 1 June 2015, applications in relation to the <em>Residential Tenancies Act </em> are heard by the Northern Territory Civil and Administrative Tribunal (NTCAT).  Applications are required to be lodged on a NTCAT form.</div>
<div> </div>
<div>This form, as well as advice on NTCAT procedures and processes, can be found on the NTCAT website: </div>
<div> </div>
<div>Northern Territory Consumer Affairs will continue to provide assistance with information and advice on all tenancies matters and notices, excluding Residential Tenancy Applications and processes.</div>
<div> </div>
<div>For more information, <a href="https://www.ntcat.nt.gov.au%20%20" target="_blank">click here</a>.</div>
</div>
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Property 101: NT rental tenancy rights and responsibilities

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<p>I almost choked on my fresh brew of coffee as I read what I and the local agents consider to be low rental data reports, shared last week.</p>
<p>I do completely understand that the author is relying on data provided by Domain head-office; nevertheless, the Domain figures are, in my opinion, far from the true reflection of the current rental market.</p>
<p><em>"Poles apart we may say..."</em></p>
<p>Real Data and live data is what is required now and in keeping with property investor demands and the financial institutions that rely on these. Most can’t and don’t have the resources to call and drive around Sydney, nor do they know where to look.</p>
<p><em>"Relying on property portal listings by agencies; is definitely fraught with  danger..."</em> </p>
<p>The following reported numbers are what I believe reflect the true picture, one that will soon be the demise of many want-to-be investors and those that have this fear of missing out. </p>
<p>NORTHMEAD NSW, 2152</p>
<p>Property portal shows: 34 units available for rent (21/6/2016)</p>
<p>Real Data: reveals closer to <strong>260 units available</strong></p>
<p>CANTERBURY NSW, 2193</p>
<p>Property portal showing: 98 units available for lease (21/6/2016)</p>
<p>Real Data: reveals <strong>360 plus units now on the market</strong> for lease. </p>
<p>PARRAMATTA NSW, 2150</p>
<p>Property portal showing: 217 units available for lease (21/6/2016)</p>
<p>* ONLY A WEEK AGO THE PORTAL DATA REFLECTED "156 Vacancies." <em>On their figures alone, this is an increase of approximately 30 percent in only a week.</em><strong><em>   </em></strong></p>
<p>Real Data: reveals an estimated <strong>number closer to 900 units available</strong> for lease.</p>
<p><strong>Warning and Tips</strong></p>
<p><em>There are more apartment blocks under the final stages of completion. These will have occupation certificates within the next 2-3 months.  We estimate another 300-500 properties to roll onto the rental market in Parramatta in this time. </em></p>
<p>The above mentioned manifestation,  is not confined to Western Sydney.  Many suburbs of Sydney are experiencing similar developments...</p>
<p><strong>Real Data</strong></p>
<p>Real Data is a compilation of information gathered from local area real estate agents, knowledge of buildings under construction and communication with the selling agents and property managers.</p>
<p>Real Data should serve as a warning to people looking to enter the property investment market in Sydney. In particular, people that are looking to purchase property off the plan and in newly built apartment blocks.</p>
<p>We recommend that the investor/property buyer, seeks local real estate advice and looks carefully at the local rental market return trends and availability. </p>
<p> </p>
<p><em><span>EDWIN ALMEIDA</span> is licensee in charge of <a href="https://www.just-think.com.au/" target="_blank">Just Think Real Estate</a>.<a href="https://www.just-thin.com.au/"><br></a></em></p>
<p><em>He is also the creator of <a href="https://www.youtube.com/user/JustThinkProperty" target="_blank">Oz Real Estate.TV</a> and a presenter for <a href="https://propertyinvestingvault.com/" target="_blank">propertyinvestingvault.com</a>.</em></p>
<p> </p>
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ealmedia-arK4DBYLjS

Data and the demise of many want-to-be investors: Edwin Almeida

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<p><img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1"></p>
<p>GUEST OBSERVER</p>
<p>The Queensland government recently launched a call for ideas to shape a revised plan for the future of Southeast Queensland.</p>
<p>The deputy premier and minister for infrastructure, local government and planning, Jackie Trad spoke recently of the opportunities for Southeast Queenslanders to grow communities sustainably and protect the region’s amenity – its environs, facilities, services and values.</p>
<p>This plan will consider consequences for the next 50 years. A 20-year plan will underpin the 50-year vision.</p>
<p>However, a long-term plan can’t properly underpin a vision without engaging many of Southeast Queensland’s stakeholders and visitors. It must also use appropriate futures methods to help look ahead 50 years.</p>
<p>What role for futures thinking?</p>
<p>Professional futures studies tools help to map, anticipate and deepen understanding of complex local and global trends and challenges. Kelvin Spiller’s experience as CEO at Maroochy Shire Council, on the Sunshine Coast, includes a process of “visioning” to establish long-term priorities across the whole city.</p>
<p>Now CEO of Geelong City Council, Spiller believes such visioning is vital for successful local government:</p>
<p>"particularly when there are service implications worth tens of millions of dollars or infrastructure replacement is necessary."</p>
<p>He employs the following steps to bring about change in cities:</p>
<ul>
<li>visioning with stakeholders;</li>
<li>service planning;</li>
<li>asset strategy planning;</li>
<li>encouraging leaders and managers via upskilling and guidance contained in legislation;</li>
<li>gaining a clear understanding of the council, government and community financial opportunities and constraints in relation to the vision as identified by the wider community. Link the infrastructure and social requirements of the vision to the finances available;</li>
<li>managing carefully the expectations, what can be achieved and timelines with the community, key stakeholders and governments; and</li>
<li>regularly refreshing the vision and strategic direction process with key stakeholders.</li>
</ul>
<p>What the plan needs</p>
<p>The plan must consider the pressing and engaging futures that affect the region’s residents. These include the softer social and harder economic and environmental issues and solutions that must cascade throughout cities if we want to achieve sustainability.</p>
<p>Southeast Queensland’s population will grow to 5.3 million people in the next 25 years, according to Trad. This growth has implications for how Queenslanders settle and then relocate in the region given the demographics of age groups and lifestyle changes – for example, work opportunities, career changes and family developments.</p>
<p>One implication of accelerated change is how quickly preferences of Generations X and Y change from wanting co-location options, specialised services and village communities. Each generation is seeking services that match their particular needs.</p>
<p>Futures opportunities up for grabs</p>
<p>In visioning initiatives in the region’s cities, communities have created city visions. These called for the priorities to be areas of community and cultural connection, engagement, openness and environmental sustainability.</p>
<p>A priority is pride in cities, and how we sustain a socially just and connected society across all demographics. Taking care of youth through to the elderly, multiple cultures, the disabled and disempowered requires designing and innovating to meet future health, security, cultural, education and social needs.</p>
<p>Uniting people around behaviours that help maintain and enhance the quality of our ecosystems, pristine air, water, food and energy requirements will remain of vital importance.</p>
<p>Our economic interests include prospects for jobs and prosperity – not simply in creating wealth, but also in creating opportunities. Transport and technology challenges, the new digital economy and our knowledge economy factor highly.</p>
<p>Our capacity to connect regionally to globally is also critical. Economic hotspots around the globe are shifting, as are the cities, mega-cities and cultures we network with.</p>
<p>Questions remain</p>
<p>The plan’s strengths are in thinking about issues dealing with infrastructure and land use. Yet, in proposing the plan’s revision, some questions about “softer” issues remain unanswered:</p>
<p>1  In considering long-term consequences, will the plan help the creation of innovative futures networks that empower hard-to-reach communities alongside policymakers, businesses, NGOs, consultants and universities? And will it legislate for more and better community engagement standards by cities in the region?</p>
<p>2  Given the projected population growth and accelerating pace of technological and climate change, will the plan encourage cities to develop city-wide visions and community plans to help them consider the opportunities and challenges ahead?</p>
<p>What issues will the plan translate into strategy and actions to tackle regional challenges? Will these include health, education, policing and encouragement of jobs that create sustainable futures?</p>
<p>Answers to these questions will depend largely on how stakeholders, community members and interested persons respond to the <a href="https://www.shapingseq.com.au/about-shaping-seq" target="_blank">call for feedback</a>.</p>
<p><em><span class="fn author-name">Colin Russo is f</span>uturist, University of the Sunshine Coast and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/colin-russo-267108" target="_blank">here</a>.</em></p>
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Queensland’s 50-year vision for its southeast must take heed of all region’s future needs

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<p>Eight residential property owners have banded together to sell their homes together for around $9 million.</p>
<p>The homes in the Melbourne suburb of Cheltenham have been dubbed the 'Bayside 8'. According to Savills this is the largest bayside consolidated development site opportunity ever to be offered to the market.</p>
<p>Zoned General Residential 1, the 375-389 Bay Road property comprises eight adjoining sites, totaling 4715 square metres, with 135 metres frontage to Bay Road, located directly opposite a retail shopping strip and just down from Southland.</p>
<p>Savills marketing agent Julian Heatherich said the owners had considered the location and size of the property, with main road frontage, within 300 metres of the proposed new Southland railway station, and just down the road from Westfield Southland shopping centre and Bayside beaches, would make an exceptional multi-unit residential development site.</p>
<p>"Developers have been very keen, not simply because of the availability of a site, but because of the certainty provided by policies and zonings designed to offer higher density housing to a growing Melbourne population in locations with significant established amenity," he said.</p>
<p>"Owners, particularly those in the sand belt and surrounding bayside suburbs have become savvy vendors and developers have been happy to oblige with purchases that have often returned more than the individual owners could have hoped for.</p>
<p>"The location would appear to be perfect for higher density development with the new station at Southland - due for completion next year according to PTV - a major consideration."</p>
<p>Savills has sold over 120 residential properties in newly-rezoned areas over last 24 months in suburbs across Melbourne, including the first known example of this type of consolidation sale, when three neighbours in Bent Street, Bentleigh sold their adjoining homes to a China based developer for $5.76 million in June 2014.</p>
<p>The property is for sale via expressions of interest closing Wednesday, July 6 at 2pm.</p>
<p><strong> </strong></p>
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Eight owners market one acre Cheltenham site

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<p>The Queensland city of Mackay is approaching the bottom of the market for houses while remaining in decline for units, according to valuation firm Herron Todd White's recent property clock.</p>
<p>Mackay was at the same stages in the April clock as well, which looked at its fringe suburbs.</p>
<p>There are quite a number of fringe suburbs and rural townships scattered in most directions from Mackay. These fringe areas all received good solid market gains through the period 2010 to 2013 on the back of a very strong Mackay residential market. The main attraction was affordability, with a lot more bang for your buck in these areas. Towns such as Sarina and its surrounding beach towns to the south and Marian and Mirani in the Pioneer Valley were good performers as the market moved out of Mackay. </p>
<p>However, since 2014, the Mackay market has fallen significantly on the back of a weakened resource sector and the heavy reliance the Mackay residential market has on the mining industry. The market in Mackay generally has fallen between 20% and 30% with weakening demand for both sale and rental properties and rising vacancy rates. While this downturn has seen values fall, it has presented some great buying opportunities in terms of value levels not seen in Mackay for more than 10 years. </p>
<p>This fall in property values in Mackay has had a huge influence on sale numbers and values in the fringe areas. The big wave that rode out of Mackay in the boom times has definitely receded. The relative affordability now experienced in Mackay has meant these fringe areas had to reposition price points to compete. Towns such as Marian and Sarina have seen significant price falls sometimes greater in percentage terms than seen in Mackay City. </p>
<p>Property Observer looked up a few recent property sales in some of the fringe suburbs of Mackay such as Sarina and Marian, from www.realestate.com.au:</p>
<p>The median price of houses in Sarina is $299,600, according to CoreLogic RP Data. There was no recent data for units.</p>
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<div class="column">
<p><span>The four-bedroom house at </span><a href="https://www.realestate.com.au/property-house-qld-sarina-121472326" target="_blank">95 West Street Sarina Qld 4737</a> last traded at $292,000.</p>
<p><img src="/images/2016/06/09/Screen%20Shot%202016-06-09%20at%208.25.21%20AM.png" alt=""> </p>
<p>The median house price in Marian was $420,000, according to CoreLogic RP Data. <span>There was no recent data for units.</span></p>
<p><span>A four-bedroom house at </span><a href="https://www.realestate.com.au/property-house-qld-marian-122061830" target="_blank">25 West Street Marian Qld 4753</a> traded for $386,000. </p>
<p> <img src="/images/2016/06/09/Screen%20Shot%202016-06-09%20at%208.31.33%20AM.png" alt="" width="550" height="349"></p>
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prateek24-ezbwHMbNAk

Resources boom over, fringes around Queensland's Mackay seeing price falls: HTW

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<p>The penthouse 8/27 Billyard Ave Elizabeth Bay has been sold at $8.55 million pre-auction.</p>
<p>It was once owned by one of Sydney's most glamorous businesswoman, Karin Upton Baker who vacated it four years ago.</p>
<p>The dormer pied-a-terre was listed by the veteran developer Phillip Wolanski through R&amp;W.</p>
<p>The Billyard Avenue, Elizabeth Bay penthouse was sold by mortgagees at $5 million two years ago.</p>
<p>It's two week's in a row for Elizabeth Bay as the top selling property for the week ending May 29 was a three bedroom waterfront unit on the avenue's harbourside. </p>
<p>The property, 3/28 Billyard Avenue, Elizabeth Bay, sold for $7 million through Peter Starr at McGrath Estate Agents.</p>
<p>The median price for an apartment in Elizabeth Bay is $755,000, according to CoreLogic</p>
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Elizabeth Bay penthouse sells at $8.55 million pre-auction

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<p>The REIV has released Melbourne's most affordable suburbs according to their median price.</p>
<p>The lowest median comes from Wyndham Vale, 31 kilometres southwest of the Melbourne CBD.</p>
<p>You can get a <a href="https://www.realestate.com.au/property-house-vic-wyndham+vale-122551150" target="_blank">three bedroom home at 4 Bligh Place</a> (above) in Wyndham Vale, which is available for between $330,000 and $350,000.</p>
<p><br><img src="/images/2016/06/03/image2.jpg" alt=""></p>
<p>Cranbourne also have a few offerings for lower than the median price, with a<a href="https://www.realestate.com.au/property-house-vic-cranbourne-122644442" target="_blank"> three bedroom home with pool</a> (above) on the market for $330,000.</p>
<p><strong>The REIV’s median reveals Melbourne’s most affordable suburbs</strong></p>
<p>1. Wyndham Vale - $350,000</p>
<p>2. Cranbourne - $366,500</p>
<p>3. Sunbury - $370,000</p>
<p>4. Werribee - $380,000</p>
<p>5. Pakenham - $383,000</p>
<p>6. Hoppers Crossing - $410,000</p>
<p>7. Tarneit - $415,000</p>
<p>8. Craigieburn - $417,000</p>
<p>9. Frankston - $426,000</p>
<p>10. Mernda - $427,000</p>
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