Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

Rural Market

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The drought in the Tamworth region continues to have a significant impact on the number of rural properties on the market.
It is also affecting the level of demand from prospective buyers, according to the latest Herron Todd White (HTW) rural report.
The report suggests the short to medium term seasonal outlook which is looking like the dry conditions may continue into winter is also concerning for buyers.
Since the start of 2018, there have been approximately 25 rural and rural lifestyle sales of property in excess of 200 hectares in the Tamworth region, which is down from approximately 48 rural and rural lifestyle properties sold in 2017/2018.
The predominant buyers are in the lifestyle category who have off-farm incomes, with some neighbor-to-neighbour sales also occurring.
With very low on-farm incomes over the past 18 to 24 months, and in some cases over 24 months, sellers are under increased pressure with evidence to suggest they’re needing to reduce asking prices to meet the market, the valuation firm notes.
At this stage, with a low turnover of sales transactions, it is harder to gauge how the drought is affecting rural values. There are a handful of properties purchased in 2016 and 2017 that have been re-listed for sale. When or if they sell will give a better idea of how the drought is affecting land value.
"From the sales that have occurred, it appears that the median hectare rate has steadied and remains firm," said HTW.
"We are yet to see a significant drop in rural land values."
A current $775,000 listing is a 64 acre Tamworth mix-farming property (pictured above). 
Located at<a href="https://www.realestate.com.au/property-mixed+farming-nsw-tamworth-700018078" target="_blank"> 64 Porcupine Lane</a>, it comes with three bedroom house, workshop, tac room, woodshed, and garden shed.
There is a disused piggery and seven paddocks plus five small holding paddocks.
A recently serviced bore with an electric pump provides water to a header tank that supplies eight troughs and there are three dams.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/3/5/tamworth%202.jpg" alt="">
Oakview, a 455 hectare farm in Tamworth, has been recently sold (pictured above).
It was listed for sale with $1.415 million to $1.65 million hopes. 
Situated only 30 kilometres to Tamworth CBD, Oakview at <a href="https://www.realestate.com.au/sold/property-livestock-nsw-tamworth-700006390" target="_blank">701 Mulla Creek Road </a>comes with creek flats, arable slopes, and 3 kilometres of frontage. 
The weatherboard homestead features four bedrooms, separate informal and formal living areas, and covered deck with views.
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j.ballantyne1990-6AQqhLzZaK

Tamworth sees a significant drop in rural land values: HTW rural 

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The NSW Central Tablelands market appears to be tracking as it did throughout most of 2018, where the number of properties being offered to the market appears to have eased and the volume of sales is less than 2017, according to the latest Herron Todd White (HTW) rural report. 
The report suggest whilst the supply of properties has eased, demand for rural holdings remains reasonably strong at present. This demand has been evident at recent auctions where there are still a good number of active bidders contesting.
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"This balance of supply and demand for rural property has buoyed value levels somewhat, despite the present poor seasonal conditions.
"The (fewer) rural holdings that have sold recently indicate that value levels remain strong and the general levels we saw the market climb to in 2017 and 2018 remain in place," says the HTW valuer. 
A 500 acre farm in Gulgong has been recently sold for $440,000 (pictured above).
Situated at <a href="https://www.realestate.com.au/sold/property-lifestyle-nsw-gulgong-7982670" target="_blank">1036 Dunrridgerie Road</a>, the property comprises of 100 acres suitable for cultivation and the rest for graing or lifestyle.
The accomodation comes with three bedrooms, power, phone and satellite TV.
Other features include equipped bore, 6 dams and sheds.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/3/5/kanimbla%20.jpg" alt="">
Kanimbla Grange, a 25 acre property with views over the Kanimbla Valley is currently on the market with $750,000 hopes (pictured above).
Located at <a href="https://www.realestate.com.au/property-other-nsw-kanimbla-700022126" target="_blank">186 Kanimbla Drive, Kanimbla</a>, the cabin style home comes with wood heating and country kitchen.
Kanimbla Grange also features camping, fishing and picnicking spots and frontage to the Cox's River.
A notable Central Tablelands sale in 2018 was that of <a href="https://www.raywhite.com/nsw/blayney/1851346/?lang=en" target="_blank">Farrentoureen, Barry</a>, selling for $4.5 million in July 2018. Farrentoureen is a 407-hectare high rainfall grazing property located 16 kilometres south of Blayney.
This sale analyses to show a strong $9,525 per hectare (excluding buildings) for open arable grazing country. 
"We are aware of several following sales nearby to the south in the Woodstock achieving a price per hectare rate (excluding buildings) of between $7,500 and $8,250 for their typical open arable grazing country components," says the HTW report.
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The most active buyer group throughout 2018 in the Central Tablelands appears still to be local farmers seeking nearby and neighbouring land to expand their existing enterprises, along with out-of-district farmers relocating into the area.
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Another recent sale was Clearview, a 41 acre property at Mudgee for $1.26 million (pictured above).
Located at<a href="https://www.realestate.com.au/sold/property-lifestyle-nsw-mudgee-7988822" target="_blank"> 446 Rocky Waterhole Road</a>, it comes with elevated four-bedroom house, established orchard and quality infrastructure including three large machinery sheds.
The homestead features master bedroom with ensuite, two large living areas, chef style kitchen, and entertaining deck with views. 
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Farm values remain strong in Central Tablelands' rural market: HTW rural 

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Canadian agricultural company Nutrien has offered Ruralco a $469 million all-cash takeover proposal.
Nutrien has offered $4.40 a share for the company, representing a premium of roughly 44 per cent to Ruralco's Monday closing stock price of $3.06
If the deal goes ahead, it would reduce Australia's major farm sector service landscape from three to two players - Nutrien and Elders. 
Landmark, an Australian subsidiary of Nutrien, is a rural services and supplies company with over 200 branches across Australia.
Ruralco, which includes about 500 agricultural selling agency, merchandise and water industry businesses Australia-wide, has entered into scheme implementation arrangement with the North American fertiliser and crop chemical supply business.
Ruralco's board has unanimously recommended the transaction in the absence of a superior proposal, the company said in a statement.
The deal is still however subject to approval from the Australian Competition and Consumer Commission (ACCC) and the Foreign Investment Review Board (FIRB).
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Canada's Nutrien pursuing $470 million Ruralco takeover

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Mackay Sugar’s final tonnage for the 2018 crushing amounted to 4.67 million tonnes compared to 4.97 million tonnes in 2017, according to the latest Herron Todd White (HTW) rural report. 
The report suggests the Percentage of Recoverable Sugar (PRS) was 14.3 compared to 13.37 in 2017.
Dry conditions, through the growing season adversely impacted yield but assisted sugar content.
The price of sugar is low at US$0.29 compared to the most recent peak of US$0.49 in October 2016.
"As had been the case in recent years due to mill break downs, there is no stand over cane," said the HTW report. 
"Growers are now more confident in milling operations and are looking forward to a better crop in 2019.
"In addition to this, Mackay Sugar has received a non binding indicative proposal for recapitalisation from German-based sugar manufacturer Norzducker AG which could result in capital improvements to mills."
Cane farm sales continue at a steady pace, the HTW update noted.
Recent sales activity around the Kuttabul area north of Mackay has occurred due to well established local growers acquiring additional areas. Values remain stable.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/1/14/blue%20ribbon%201.jpg" alt="">
<a href="https://www.realestate.com.au/sold/property-cropping-qld-chelona-7972306" target="_blank">Blue Ribbon</a>, a 487 acre cane farm at Cehlona recently sold for $2.65 million (pictured above).
Located eight mintues to Mackay being South of Mackay, the home comes with three bedrooms plus office, rumpus room, open plan living and kitchen.
Other features of the property include grey water dam, fertile sandy loam soils, and three bay shed.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/1/14/septimus.jpg" alt="">
Another 345 acre <a href="https://www.realestate.com.au/sold/property-cropping-qld-septimus-7966990" target="_blank">dress circle cane farm in Septimus</a> was sold for $1.7 million in October 2018 (pictured above).
Situated 12 minutes to Mirani, it comes with three separate farms for avocados, macadamias and R2E2 mangoes.
Other features include two three bedroom homes, old lowset cottage, and three bay steel shed. 
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Mackay cane farm sales continue at a steady pace: HTW rural

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Corporate activity in the Tasmania rural scene is heating up as many pension funds, high net worth investors and corporate buyers continue to seek out affordable rural assets with reasonable return parameters, according to the valuation firm, Herron Todd White (HTW).
It noted recent activity can be evidenced by Laguna Bays recent purchase of a number of dairies in the north-west of the state.
It also paid attention to Farmright/PSP’s purchase of Sustainable Agri Funds Cradle Coast dairy asset for a reported $25 million and TRT Pastoral’s purchase of SAF’s King Island Aggregation for $45 million.
"The grazing and dairy space are not the only sectors of corporate interest in Tasmania at present with berries and permanent plantings such as cherries and vineyards also seeing growing enquiry and due diligence as a result of Tasmania’s ever-improving irrigation schemes and security of water, in addition to a lower more attractive price point relative to the mainland, ultimately improving investor returns," the report said.
"Current corporate listings of note in Tasmania include the 21,861-hectare Rushy Lagoon dairy/grazing enterprise with a price tag of circa $70 million and the 8,580 hectare RMS forestry portfolio which both provide great opportunities for corporate level investment in an improving market," Anusg Shaw from the valuation firm noted.
"On a more local front, our recent attendance at AGfest, Tasmania’s largest rural field day, further confirmed the buoyant local attitude in the Tasmanian rural economy which has been backed up by evidence of strong value improvement in many recent smaller local transactions, especially in the irrigation sector."
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Tasmania rural assets becoming a top target: HTW

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The seasonal outlook is dry for Inner Darling Downs farmers, according to the June report from valuation firm Herron Todd White (HTW).
The chance of receiving median rainfall for much of South-East and Southern Queensland is between 25% to 35%, hence there are likely dry conditions ahead, it noted the winter season ahead as per the Bureau of Meteorology which has recently revised their rainfall forecasts.
"Many grazing operators in the Condamine and Moonie areas have banked on receiving some rain given planting on minimal moisture," Stephen Cameron a valuer at Herron Todd White noted.
"With the dry conditions we are seeing the migration of kangaroos also impacting on early fodder crops."
Those operators that have undertaken significant expenses in constructing exclusion fencing or forming part of a cluster group will now be able see the benefits, subject to controlling the kangaroo population within the boundary confines.
The report suggests that, "with a large number of graziers undertaking such development it has been timely for merino graziers, with the Eastern Market Indicator closed at 2,011 ac/clean kg at the end of May".
"This is up 38% from the previous year which will provide a significant boost to wool producers."
The report noted a common question in the market is "how much does a property with exclusion/ cluster fencing add value?"
"It’s a difficult question to definitively answer as there have been only a small handful of sales that have sold with similar fencing.
"It’s further difficult to analyse such sales in a rising market given it is unknown whether the premiums reflect the added value of the fence or broad strengthen in land values.
"Ultimately when property values stabilise we will be able to more accurately analyse the evidence to address this question."
However the HTW report concluded the simple fundamentals to determine the added value over a conventional fence will be reflective by the improved productivity of a property either through increased weaning rates by reduced wild dog attacks and or reduced grazing pressure by kangaroos or damage to crops by wild pigs.
Cameron forecasts that on the market front there will be continued demand for either good quality country or landholder purchasing neighbouring country to secure further scale.
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Seasonal outlook is dry for Inner Darling Downs farmers: HTW

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GUEST OBSERVATION
Even though Australia has enjoyed 25 years of economic growth, many regional communities have either struggled to recover or never recovered from factory closures, declining commodity prices, or a drop in tourists.
My research, with colleagues from Europe and North America, shows Australian development agencies are reluctant, or do not know how, to reach out and work with other government bodies. They are also less inclined than those in Italy, Germany and Finland to build bridges between government departments or tiers of government. Instead, their solutions are constrained by their own resources.
And unlike in the United States, Australia does not have a well-funded economic development agency able to mobilise significant resources in a practised manner. In the United States, local developers often command multi-million-dollar budgets that come from dedicated sales and other taxes, giving them the capacity to bring about change.
Australia’s local development agencies are starved of funding and too often can offer only limited responses to very complex challenges.
The Productivity Commission says leadership is key to forging a new economic future for these regional communities. But my research shows local leadership, including from business executives, state government and other government agencies, is relatively weak compared with the other countries.
The local leadership gap means Australian regional communities are less able to develop coherent strategies to deal with events like a major plant closure. Even good news, such as the arrival of a new firm, is not guaranteed an appropriate reaction.
Part of the challenge lies in the absence of clearly identifiable leaders with the authority to act. Compared with other countries in my study, it is harder to find who in Australia takes ownership of responding to regional economic shocks.
In Australia, mayors often play a role, but have few powers to bring about change. State policitians can be reluctant to associate with adverse news. Few politicians, for example, saw photo opportunities in the closure of Australian car makers.
In Italy, on the other hand, mayors are pivotal in responding to crises like the closure of a car factory. Our research found Italian mayors reach out to the civil sector in times of crisis – the church, non-governmental organisations, unions and even the media. This is done to influence public opinion, build confidence and mobilise private, public and community resources to ensure the well-being of the community.
Transition towns
The American city of Pittsburgh has transformed from a rapidly declining steel town in the 1970s to a prosperous city with an economy built on medical research and services.
Tampere in Finland shifted from being a 19th-century manufacturing base to producing software for Nokia in the 1990s. After 2010 it shifted again to information technology as Nokia itself transformed. The city has also become a hotbed of tech startups.
There are a few reasons these two communities successfully rejuvenated themselves while many Australian communities have spiralled downwards.
In the United States, local development practitioners are important local leaders because they mobilise the support of political leaders at the state and local level. They also provide the intellectual and financial capital needed to shape a new future.
In Finland, local leadership comes from a network of professionals working across departmental lines. In Tampere, for example, they helped to deploy the technical skills of workers. In other places they have moved workers into new technologies and promising new businesses.
Within a few years Chinchilla in Queensland cycled between a gas exploration and development boom, which pushed up prices, to an equally sharp bust as construction crews moved away, leaving excess housing.
Communities in northern Adelaide have been confronted by the need to map out a new future as the car industry closes. What that looks like and how many workers will be able to transition into the defence sector remains very uncertain.
These are not problems limited to a few isolated economies. The southeastern states struggled economically when the nation was in the grip of a mining boom. Communities in Western Australia joined them as real estate prices and labour force growth lagged in the absence of new mine development.
There are significant leadership deficits within Australia’s regions, towns and communities. These contribute to our failure to promote the vibrancy and resilience of all parts of the nation.
The decision-makers in Australia – largely state and federal politicians – as well as the resources they command, are just too far away from regional centres. Their absence creates a significant gap at the local level.
But all this doesn’t mean that better solutions can’t be found for Australian communities experiencing economic change.
<img src="https://counter.theconversation.com/content/95066/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">We can give more responsibility to local governments. We can empower communities through the sharing of information and knowledge. And we should give them the resources needed to bring about the changes they see as the bedrock of their future.
Andrew Beer, Dean, Research and Innovation, University of South Australia
This article was originally published on <a href="http://theconversation.com">The Conversation</a>. Read the <a href="https://theconversation.com/australian-governments-dont-work-with-each-other-and-its-holding-back-regional-economies-in-trouble-95066">original article</a>.
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Australian governments don't work with each other and it's holding back regional economies in trouble: Andrew Beer

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The Southern Queensland market continues to exhibit strong market signals broadly across the region, according to the valuation firm, Herron Todd White (HTW).
The demand has been "exceptionally strong" for assets that demonstrate quality country, scale and position, it suggests.
The golden triangle between Roma, Taroom and Wandoan has continued to show strong demand from broader market interests but particularly local graziers seeking additional country.
The locality was one of the first to show the firming in market trends post the 2008 downturn, demonstrated by the likes of Windrush which sold to a neighbour in mid-2015 reflecting $2,655 per hectare.
In the past month HTW have seen the two strong auction results being:
<ul>
<li>Two Up, a 1,054.65 hectare mostly Brigalow scrub holding with five kilometres of frontage to the Dawson River. The property contracted under the hammer to a local grazier for reportedly $3,935 per hectare ($1,592 per acre);</li>
<li>
<a href="https://www.realestate.com.au/property-livestock-qld-wandoan-7944594" target="_blank">Myola,</a> a 1,409.24 hectare holding to the south of Wandoan within the Gulugaba district, being a dominant Brigalow, Belah with softwood scrub influence, was contracted under the hammer for reportedly $3,760 per hectare ($1,522 per acre).</li>
</ul>
Myola (pictured below) is selectively cleared and established to improved Buffel pastures, and watered by share bore supplying eight poly tanks through 63 milimetre blue line pipe and servicing numerous troughs and yards.
It has been subdivided into seven main grazing paddocks.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/6/myola%201.jpg" alt="">
Both blocks were considered to appeal to a wide market segment of landholders wanting to move into better quality finishing country. Alternatively, the holdings were of a scale that could be absorbed into an existing local grazing operation.
"The rain prior to the auctions has no doubt improved their saleability given the significant dry periods prior.
"The rain over the past month has the potential of creating sub area markets have given we are now leading into cooler and traditionally drier periods.
"This is because the rain was not as widespread as some may think. With most seasonal events there are winners and there are those who miss out.
"Unfortunately, the south-western area of the state has not shared in the same volume of rain, especially in comparison to their northern neighbours. Rain has been particularly patchy in the districts generally west and south of Charleville."
HTW noted for those thinking there was going to be a rush of listing for country in the west, they don’t expect to see any significant run of country hitting the market.
"We are aware there have been some potential vendors waiting for an improvement in seasonal conditions that may now take the opportunity to list.
"An interesting trend for 2017 actually saw a 350% increase in the sales rate within the Paroo Shire, albeit from a low base."
In the area, HTW have seen a number of larger corporate companies exiting the market and these properties primarily acquired by local and interstate grazing operators.
"In this market, we have also observed a number of speculative special interest purchasers who have acquired country at a premium with the sole intention of establishing a carbon project.
"Within the Paroo Shire alone there have been some 1.055 million Australia Carbon Credit Units (ACCUs) issued by the Australian Government Clean Energy Regulator through 39 projects.
"The projects in the Shire are all registered under the permanent native forests through assisted regeneration from in-situ seed land use modelling.
"The methodology effectively promotes the revegetation of the lands by reducing stocking pressure.
"In most cases, the existing grazier has opted to encumber part of their property (circa 10% to 30%) to access cash flow through the sale of ACCUs over normally a contracted term of 10 years.
"On the other hand, we have seen cases where the country has been purchased by specialist interest purchasers who want to fully realise the cash flow benefits by registering a project over a larger area and some encumbering the whole property."
The report noted whilst the contracted sequestration of carbon is achieved, there is the significant financial benefit.
"However, by registering such agreements, there is a legal liability incurred plus ongoing management of the carbon project over its permanency period which can be either 25 or 100 years.
"The question that should be considered when either entering into these agreements or buying a property with a project is what impact the project has on the asset.
"There is likely to be a reduction in the productivity but there may also be liability risks incurred as well as the cost to manage the carbon area or project over the permanency period.
"How the market treats encumbrances created by a carbon project on a grazing business is currently uncertain and won’t be fully qualified until the contract period expires.
"When this occurs there will be less focus on the short-term financial benefits and a greater consideration of the ongoing impacts and costs to the business operation without a financial return. In this modern age, there is no such thing as free money."
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Speculative buyers snapping up Paroo Shire land for carbon projects: HTW

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<h1><a class="source" href="https://commons.wikimedia.org/wiki/File%3AAerial_view_of_the_Darling_River.jpg" target="_blank">Given the </a><a href="https://www.propertyobserver.com.au/http://www.abc.net.au/news/2018-02-15/murray-darling-basin-plan-changes-blocked/9448280" target="_blank">outraged reaction from some state water ministers</a><a class="source" href="https://commons.wikimedia.org/wiki/File%3AAerial_view_of_the_Darling_River.jpg" target="_blank"> to the disallowance of an </a><a href="https://www.mdba.gov.au/basin-plan-roll-out/basin-plan-amendments/basin-plan-amendments-northern-basin" target="_blank">amendment</a><a class="source" href="https://commons.wikimedia.org/wiki/File%3AAerial_view_of_the_Darling_River.jpg" target="_blank"> to the </a><a href="https://www.mdba.gov.au/basin-plan" target="_blank">Murray Darling Basin Plan</a><a class="source" href="https://commons.wikimedia.org/wiki/File%3AAerial_view_of_the_Darling_River.jpg" target="_blank">, you would be forgiven for thinking that a heinous crime had been committed against farmers in upstream states.</a></h1>
In fact, what happened was that the Senate voted for the Basin Plan to continue unchanged, rather than allow a modest increase in the water available to farms in the Murray Darling’s Northern Basin.
NSW water minister Niall Blair reacted by declaring that his state “will now start the process of withdrawing ourselves from the plan”, while his Victorian counterpart Lisa Neville <a href="https://www.sbs.com.au/news/vic-declares-murray-darling-plan-over" target="_blank">angrily declared</a> that “the plan is over” (despite Victoria not even being in the Northern Basin).
The political friction is generating a lot of heat, but precious little light. The debate could use a few more facts, so here they are.
First of all, the amount of water involved in the amendment represents less than 1% of the average annual surface water extractions allowed by the Basin Plan. This is roughly equivalent to a single day’s irrigation use throughout the basin during the growing season.
In other words, irrigators already use huge amounts of water, and ensuring that environmental water recovery on the Darling River is not reduced by 70 billion litres will make very little difference to irrigators.
Second, the delivery of the environmental water target of 390 billion litres in the Northern Basin, rather than 320 billion litres as proposed in the amendment, will be undertaken with full compensation. In other words, no individual irrigator will be made worse off by allowing the original target to be delivered. No one is “taking water” from anyone.
Third, let’s just reiterate that no one has changed the Basin Plan, so the “loss” of 70 billion litres simply represents 70 billion litres less in diversions that farmers were hoping to receive in future, but now won’t.
Meanwhile, there is <a href="https://www.mdba.gov.au/basin-plan-roll-out/proposed-adjustment-sustainable-diversion-limits" target="_blank">another amendment under consideration</a>, to be decided by May 7, that will potentially allow farmers across the Basin to divert an extra 605 billion litres from the river. These amendments are political compromises and not part of the scientific and economic assessments that led to the Basin Plan.
Fourth, the <a href="https://www.mdba.gov.au/sites/default/files/pubs/S%26E-economic-modelling-report-KPMG.pdf" target="_blank">claims</a> by the Murray-Darling Basin Authority that the reduction in the environmental water recovery will save 200 jobs does not bear scrutiny. Jobs in agriculture have everything to do the weather, with commodity prices and the value of the Australian dollar, and very little to do with environmental water recovery. We should not spend hundreds of thousands of dollars on a consultant to get an “answer” that does not pass proper peer review in academic journals if we want good public policy outcomes.
Fifth, and finally, it’s time for some maths. The Basin Plan that was passed in 2012 had, on average, a surface water diversion limit (that is, the total amount that farmers and other water users were allowed to take) of 10,873 billion litres per year. Before surface water diversions were controlled in the mid-1990s, the average annual surface water diversions in the Basin were 10,684 billion litres per year. Between 2000-01 and 2014-15, the average was 7,956 billion litres per year.
In other words, the water limits allowed by the existing Basin Plan represent an increase, rather than a reduction, on what water users have been taking, on average, for the past 30 years. For this reason alone, we should be very careful about letting them have even more.
Politicians and vested interests are playing fast and loose with the facts. Let’s be clear, the Basin Plan will not keel over because of this disallowed amendment. But it will die if the irrigators who have already received billions of dollars of taxpayers’ money, and who have billions allocated for them in the forward estimates, stop the Basin Plan from delivering on its original intentions.
It’s time our federal government stood up and defended the national interest and faithfully delivered on the original intent of the Basin Plan, and actually increase stream flows in the Basin by 2,750 billion litres per year.
<img src="https://counter.theconversation.com/content/91913/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">As <a href="https://theconversation.com/the-murray-darling-basin-plan-is-not-delivering-theres-no-more-time-to-waste-91076" target="_blank">we and our colleagues argued earlier this month</a>, that means establishing a truly independent scientific and expert body to evaluate the Basin’s health and what has been delivered in terms of increased net stream flows with the Basin Plan. It also means an end to further infrastructure subsidies and efficiency projects until the full facts are publicly known and scrutinised about what public benefits they provide.
<a href="https://theconversation.com/profiles/quentin-grafton-1941" target="_blank">Quentin Grafton</a>, Director of the Centre for Water Economics, Environment and Policy, <a href="http://theconversation.com/institutions/crawford-school-of-public-policy-australian-national-university-3292" target="_blank">Crawford School of Public Policy, Australian National University</a> and <a href="https://theconversation.com/profiles/john-williams-142565">John Williams</a>, Adjunct Professor Environment and Natural Resources, Crawford School of Public Policy, <a href="http://theconversation.com/institutions/australian-national-university-877" target="_blank">Australian National University</a>
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/states-dummy-spit-over-the-murray-darling-basin-plan-clouds-the-real-facts-91913" target="_blank">original article</a>.
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States' dummy-spit over Murray-darling Basin Plan

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Hassad Australia has announced the sale of 18,000 hectare in three large aggregations — Raby Station in NSW, and Glendale and Ungarra aggregations in South Australia.
Fifteen family operators will be acquiring individual parcels of land from all three aggregations.
Landmark Harcourts agent Phil Rourke, <a href="https://hassad.com.au/raby-stud-nsw/" target="_blank">who sold historic Raby at Warren</a>, confirmed it sold to a consortium of local buyers, who would integrate parts of the 9,782 hectare property into their existing operations.
Hassad Australia also sold a dry land cropping aggregation spanning more than 3,000 hectares in South Australia’s mid-north for $16.2 million. 
Located 29 kilometres north-east of Clare, the Glendale Aggregation is suited to growing wheat, barley, canola, lentils and legumes, as well as grazing livestock. 
CBRE Agribusiness’ Danny Thomas and Phil Schell negotiated the sale of Glendale Aggregation, comprising 12 semi-contiguous landholdings totalling 3,263 hectares. 
The sale was one of three properties divested by Hassad Australia – the others being Raby in New South Wales and the Ungarra Aggregation in South Australia.
The sales also follow the earlier transaction of properties in Victoria and Queensland.
The divestments are in preparation for the next phase of the company’s investment strategy that will see further investment in lamb and grain marketing. 
The Glendale Aggregation sold to a number of local adjoining and nearby farmers in South Australia’s mid-north farming region.
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