For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

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<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

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Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

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Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

Rural

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The property long known as Vinden Estate, a 10 hectare Pokolbin holding in the heart of Hunter Valley wine country, has been listed with a price guide of $5.5 million.
It is being marketed by Cain Beckett of Jurds Real Estate, though without reference to its official vineyard name.
The property at <a href="https://www.realestate.com.au/property-lifestyle-nsw-pokolbin-7938122" target="_blank">138 Gillards Road</a> features a luxurious homestead with mountain views.
It has a pool, tennis court, cellar door, restaurant, winery, additional cottage and a boutique vineyard. The bistro recently closed after seven years trading.
The Vindin Brand and business is not being sold as Angus Vinden will retain this and either offer the new owners a leaseback or relocate it
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It was 1990 when his parents Guy and Sandra Vinden purchased the 25 acres of land.
Their first harvest was in 1998.
The range of wines includes the Hunter Valley’s only Alicante Bouschet (a light dry rosé), sparkling Alicante Bouschet, Semillon, SSB, Verdelho, Chardonnay, Merlot, Basket Press Shiraz and Late Harvest Semillon.
It was recently recognised as "dark horse winery to watch" by James Halliday. It was given 5 Star Winery status by James Halliday in his 2018 Wine Companion.
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$5.5 million hopes for Pokolbin estate listed by Vinden family

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The boutique winery Krinklewood Biodynamic Vineyard in the Hunter Valley has been listed for sale by the Windrim family.
They've farmed the Broke Fordwich area for 20 years.
The <a href="https://www.realestate.com.au/property-viticulture-nsw-broke-7939662" target="_blank">59 hectare property near Pokolbin</a> includes a three bedroom colonial homestead and a 19 hectare vineyard. It is expected to fetch around $10 million.
The cellar door and winery is set among Provencal gardens, urns, fountains and is surrounded by animal life, olive trees and the Brokenback ranges.
The property also includes a tennis court, saltwater pool, a stone pool cabana, vegetable garden and small orchard.
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There are three fulltime employees, as well as six cellar door staff. 
Rod Windrim came to the Hunter Valley in 1977 and planted his first vineyard in Pokolbin four years later. 
After years of research and a growing passion for high quality wines, he bought the current property in 1989 focussing on classic Hunter Valley varietals.
The vineyard was planted in 1998, and in 2002 Krinklewood started implementing biodynamic practices, soon becoming fully certified organic and biodynamic.
<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/2017/12/11/krin3.jpg" alt="">
 
Over the past 10 years Rod, and more recently his son Pete, have been frequent educators within Australia in biodynamic viticulture and winemaking. 
“Our family is unified and excited that the time has come to pass on our passion of biodynamic viticulture and love for our beautiful patch of earth at Krinklewood,” Rod said. 
“One of the guiding biodynamic principles is to leave something greater than how you found it, as a legacy and gift to the next generation. With the growth of our brand we believe now is the time to hand over the custodianship to someone who will take it to the next level.”
The southern end of the Broke Fordwich valley has a slightly cooler climate than most Hunter Valley wineries, which allows the vineyard to explore less Hunter specific varietals. 
The white vines are on a flat bed of free-draining loam organic soil which is ideal for producing classic Hunter Valley Semillon, Verdelho and Chardonnay. In more recent years they have added small plantings of Gewürztraminer and Viognier.
A gentle slope of clay-loam organic soil is well suited to classic Hunter Shiraz. Later, the family planted Mourvedre to make Francesca Rosé and introduced a small planting of the Spanish variety Tempranillo.
The new winery, completed prior to the 2017 vintage, includes fully automated brine refrigeration and comes complete with state of the art laboratory, steel tanks, French barrels and automated press. With an annual turnover of $1.4 million, the property has the capacity to produce over 10,000 cases per year.
The Krinklewood Wine Club has been going for 16 years, boasts more than 1800 members, and is responsible for 58% of the vineyard’s sales. The rest is made up of NSW &amp; VIC distribution (15%); cellar door and online (20%) and direct wholesale (7%).
The sale of the property will be managed by Alan Jurd and Cain Beckett at Jurd’s Real Estate, Cessnock.
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jrobinson-rf4aSBido9

Krinklewood Biodynamic Vineyard to be sold

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Krinklewood Biodynamic Vineyard, a boutique winery in the Hunter Valley, has sold for $4.85 million having been listed almost three years ago.
It sold with stock for $5.5 million to a city-based buyer.
It was offered for sale by winemaker Rod Windrim and his family. 
The 57-hectare property near Pokolbin sold for significantly less than its 2017 asking price of $10 million. 
The property included a three-bedroom colonial homestead and a 19 hectare vineyard, and was listed by the Windrim family who have farmed the Broke Fordwich area for 20 years.
For over ten years, the vineyard has been certified biodynamic organic, following the family’s implementation of biodynamic practices since 2002.
Set on the banks of the Wollombi Brook, the French inspired boutique offers a tennis court, pool, pizza cabana and parterre garden.
The cellar door and winery is set among Provencal gardens, urns, fountains and is surrounded by animal life, olive trees and the Brokenback ranges.
The property included Chateau Tracteur, the managers accommodation, and temporary workers accommodation.  
Over the past 10 years Rod, and more recently his son Pete, have been frequent educators within Australia in biodynamic viticulture and winemaking. 
The Krinklewood Wine Club has been going for 16 years, boasts more than 1800 members, and is responsible for 58 percent of the vineyard’s sales.
The rest is made up of NSW &amp; VIC distribution (15%); cellar door and online (20%) and direct wholesale (7%).
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Krinklewood Biodynamic Vineyard finally sold

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The Hunter Valley's Adina Vineyard and Olive Grove has been sold by Peter O'Meara, chairman of the Australian Olive Association.
Peter is retiring and selling both the <a href="https://www.realestate.com.au/sold/property-lifestyle-nsw-lovedale-7804306" target="_blank">Lovedale property</a> and the business he and wife Helen have built over the decades.
It fetched around $7 million when sold to JDC Prime.
The 49 hectare Adina estate features a nine-hectare vineyard, modern cellar door, olive processing facility and three luxury accommodation lodges.
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The vineyard produces shiraz, cabernet, sangiovese, semillon, pinot gris and chardonnay varieties.
"The property is considered by many to be the home of the olive industry in the Hunter Valley, not just because of the quality of fruit that is produced from the olive grove, but because it has both the largest and most modern processing plant in the lower Hunter Valley," said the marketing by selling agent Cain Beckett of Jurds Real Estate.
Adina Vineyard is on Lovedale Road.
The property is divided into two adjacent blocks with a total area of 120 acres.
The estate features a modern cellar door, restaurant, tourist accommodation, day spa, olive processing facility, machinery sheds and a wide range of grape varieties.
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The vineyard was established in the 1860s and the modern vineyard planted between 1980 and 2000. It produces semillon, shiraz, chardonnay, cabernet sauvignon as well as other varities including several popular Italian varieties like pinot grigio and sangiovese.
The tourist accommodation side of the business was established in 2006 with architect designed lodges which host up to six adults.
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Adina Vineyard, Lovedale sold for $7 million

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The total land value for the Northern Tablelands region has increased over the 12 month period to 1 July 2016 by 9.5 percent from $7.42 billion to $8.13 billion, according to the latest report from the Valuer-General.
The Report on NSW Land Values at 1 July 2016 found that rural properties showed the highest overall increase of approximately 11.4 percent. Good seasonal conditions together with strong commodity prices for beef and lamb have been the main drivers for strong increases in rural land values in the region. Inverell LGA showed the strongest increase (20.3 percent), while the lowest growth was experienced in the Walcha LGA (7.9 percent).
An Inverell farm currently for sale is <a href="https://www.realestate.com.au/property-mixed+farming-nsw-inverell-7869918" target="_blank">Seven Oaks</a> (above), 280 acres along the banks of the gushing Frazers Creek, at $599,000 through Ruralco.
Residential land values increased by 6.2% overall. The highest increases were in the LGAs of Uralla (12.1 percent), Inverell (7.7 percent) and Armidale (7.2 percent), whilst Walcha (-4.9 percent) and Glen Innes (-2.1 percent) showed a decrease in value.
Commercial land values across the region generally remained steady. The strongest increase occurred in the LGA of Uralla (16.8%). However, commercial land values decreased in the LGAs of Walcha (-5.3) and Glen Innes (-2.4%) reflecting lower demand for commercial property in these areas.
Industrial land values for the region have generally remained steady. The strongest increase was experienced in Uralla (9 percent), with the largest decrease in Walcha (-5 percent).
For more information including interactive online land value summaries for all LGAs and 14 regions covering the state go to <a href="https://www.valuergeneral.nsw.gov.au/" target="_blank">www.valuergeneral.nsw.gov.au</a>.
<a href="https://www.propertyobserver.com.au/images/2017/01/24/nsw-9.jpg" target="_blank">Click to enlarge</a>
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Beef and lamb prices nourishing Northern Tablelands rural prices: NSW Valuer-General

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The Lempriere Group is in due diligence to buy Agrium's Landmark agency and trading business.
The deal is estimated to be worth about $1.2 billion, Fairfax Media suggest.
Agrium bought Landmark as part of its acquisition of AWB in 2010 in a $1.2 billion deal. 
Landmark has more than 105,000 clients, representing more than 75 percent of all farms as Australia's largest distributor of merchandise and fertiliser as well as being a major wool and livestock trader. 
The company's revenue to December 2015 was $2.3 billion ranking it among the top three biggest agricultural companies in Australia behind Graincorp and Nufarm.
Ruralco has also been mentioned as a possible contender for part of the Landmark business. 
The fifth-generation Australian business Lempriere Group is partners with the Chinese textile giant Shandong RuYi in 2012, following the joint purchase of Cubbie Station, near Dirranbandi, Queensland.
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jchancellor-FAypfDUnLy

Lempriere Group look at Agrium Landmark acquistion

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<img src="https://counter.theconversation.edu.au/content/63124/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
What will happen now that the rains have come to many parched beef lands of Queensland? Current high cattle prices and renewed pastures suggest optimism, even good times. Perhaps record exports from the world’s largest beef exporter? If only if was that simple.
While an important indicator of Australia beef prices peaked recently, analysts warned export volumes were likely to fall.
High prices for Australian meat has already seen Chinese imports down this year by 30 percent and US imports down 40 percent <a href="https://theconversation.com/free-trade-agreements-fail-to-boost-australian-agriculture-and-food-manufacturing-47576">(</a>largely correcting a recent Australian trade gain<a href="https://theconversation.com/free-trade-agreements-fail-to-boost-australian-agriculture-and-food-manufacturing-47576">)</a>.
Restocking after drought would seem to account for the near record East Australian cattle price.
Unfortunately, eager buyers paying top dollar for a production input take a considerable risk, as was discovered 40 years ago when prices last peaked.
Not only is a cattle price of $6.66/kg on July 27 2016 still short of around $7.00/kg in the mid-1970s. Costs are markedly higher, as are debts.
Indeed, investigations reported by the Queensland Rural Debt and Drought Taskforce show extremely high levels of financial and personal stress. Key financial ratios are in disarray for many enterprises, small and large, family and corporate. Speculating on near-record cattle prices can, at best, buy a little time.
Most worrying are the inadequacies of income to service very high and rising levels of debts, secured by properties that have halved in values. A debt-deflation spiral is clearly underway.
<a href="/images/2016/08/01/image-20160727-5660-4jbhng.jpg" target="_blank">Click to enlarge</a>
<h4><img src="/images/2016/08/01/image-20160727-5660-4jbhng.jpg" alt=""></h4>
<h4>
Land and Debt index Queensland Beef. Figures in the Graph reveal ongoing declines in land values below and rising debts above, all the way to 2015. Later year debts are estimates, because of data difficulties. Bush Agribusiness using ABS and ABARE Data to 2012; McGovern projections from 2013
</h4>
Using projections, survey data and cross checking with those in the industry, it is estimated debt is up 50 percent since 2006. (A disclaimer is needed here as financiers have refused to release needed data, despite all manner of requests including last November at the Queensland Treasurer’s Rural Roundtable.)
Land values went the other way. In Queensland’s western pastoral areas, for example, Queensland’s Valuer General estimates the land market peaked around 2008 and then fell back to around 2005–06 value levels. “This market continues to be subdued, with very few sales transactions”, it reported.
Even initially very sound borrowers now see serious equity destruction. Extensive capital exposures seem to have been little appreciated, all round. Farmer equity below 70% is usually regarded as high risk. Average equity positions of even previously very low risk enterprises are now likely to be markedly declined.
<h4><a href="/images/2016/08/01/image-20160727-5666-1vrtrwi.jpg" target="_blank">Click to enlarge</a></h4>
<img src="/images/2016/08/01/image-20160727-5666-1vrtrwi.jpg" alt="">
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Illustrative Industry Equity positions 
</h4>
Apprehension, deep angst and quiet hope were evident in hearings of the Rural Debt and Drought Taskforce held across Queensland six months ago. The report is now in, but is surprisingly little discussed so far.
Evidence of widespread, serious financial and other problems has led to 14 recommendations, including establishing a reconstruction board, agricultural bank and a Royal Commission. Action was recommended on income, education, mental health and other needs.
In a nutshell, serious responses to major foundational financial problems are needed. Farm and town enterprises are depressed with many (once) “resilient” communities very much on the edge.
Rural Bank recently published research which reinforces the seriousness of the problem. A high number of transactions occurred in a rising market with asset values rapidly moving away from income potential. A significant number of loans involved speculation, on both sides of the agreement.
<h4><a href="/images/2016/08/01/image-20160727-5643-emu4iu.jpg" target="_blank">Click to enlarge</a></h4>
<img src="/images/2016/08/01/image-20160727-5643-emu4iu.jpg" alt="">
<h4>Rural Bank, Queensland North: build to twin peaks highlighted</h4>
Fundamentally, incomes cannot support debts. What on earth was going on when, across Australia, farmland prices and associated debts inflated in the teens each year for almost a decade, while incomes hardly moved?
The subpriming of Australian Agriculture is just one of the questions facing further Parliamentary Inquiries into finance, and Royal Commissions.
<h4><a href="/images/2016/08/01/image-20160728-21569-o0zmg.png" target="_blank">Click to enlarge</a></h4>
<h4><img src="/images/2016/08/01/image-20160728-21569-o0zmg.png" alt=""></h4>
<h4>ABARES land and receipts per ha</h4>
It is time for not just plain talk on rural debt but for effective actions.
Problem loans now need to be re-solved, equitably. Land values need to be re-linked to earning capacity. A sustainable financial basis needs to be re-established across not just beef but other agricultural industries.
A well-constituted reconstruction board is pivotal in rectifying balance sheet stresses, catalysing solvency and brokering prudent inter-generational change.
Reconstruction in Australia’s past has achieved more equitable and higher value resolutions while avoiding fire sale losses, contagion, needless impoverishment and major capacity destruction across economies and communities.
“Political pressures will always favour the provision of liquidity; lasting solutions require a willingness to tackle the solvency issues,” wrote former Bank of England Governor <a href="https://books.wwnorton.com/books/The-End-of-Alchemy/">Mervyn King</a>.
Just maintaining rural liquidity by offering effectively unsecured public finance (such as with Drought and Dairy concessional loan program) despite criticism from Australian National Audit Office and other reports, seems foolhardy. More or slightly cheaper debt to those struggling with major debt overhangs is no real solution.
Doubling up by blaming the implementing state agencies for program design failures and then marketing these as the cornerstone Federal (and perhaps State?) policy is just foolish.
Four points in summary:
<ol>
<li>
Current rural problems are relatively easily solvable, and earlier generations succeeded. Solutions require governments and industries attuned to more prudent financial and monetary thinking.
</li>
<li>
There will always be losses in any correction but good policies, public and private, can contain and sensibly distribute losses.
</li>
<li>
Enterprises, industries and nations that recognise when important trends change and act accordingly can thrive while others stagnate.
</li>
<li>
Problems now evident in beef can affect any sector over-reliant on debt financing. Apt early interventions are far more effective than playing costly catch up.
</li>
</ol>
Unaddressed, problems will only spread. The temptation today is to pass on problems, uncorrected, to the next generation. Alternately, a competent and committed willingness to tackle significant solvency issues will underwrite our future prosperity, individually and as a society.
Mark McGovern is senior lecturer, QUT Business School, Economics and Finance, Queensland University of Technology and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/mark-mcgovern-168" target="_blank">here</a>.
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Crippling rural debt looms as biggest threat to our beef producers

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Mining tycoon Nathan Tinkler’s Richmond Grove thoroughbred stud farm in the NSW upper Hunter Valley is close to a $9.2 million sale, according to The Australian.
It cost around $26 million to amalgamate.
The sale will see billionaire retailer Gerry Harvey secure the last $10 million owed by Mr Tinkler, who was declared bankrupt this year.
Richmond Grove is a 1337ha stud farm amalgamating seven adjoining properties at Sandy Hollow.
According to Neil Cussen, partner with administrator Deloitte, the listing agent Chris Meares has two interested parties.
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Tinkler horse stud close to $9 million plus sale

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GUEST OBSERVER
Ever fancied a tree change or a sea change or any kind of change - where you set your sights a few hours away from the capital cities? It's an increasing phenomenon for both investors and home owners.
What makes regional properties so attractive to investors is how affordable they are. They boast a much better entry price than their city counterparts. As capital cities such as Sydney and Melbourne become more expensive in terms of both property and lifestyle we're seeing a small exodus of renters and lower income earners to regional centres such as Newcastle or Geelong.
As these areas boost their infrastructure and local economies, this in turn further encourages population expansion. It's not even just regional centres but also major towns. Certainly several experts have noticed the imminent expansion out to the country and regions driven in part by the sky rocketing prices of Sydney and Melbourne.
All of this means that well-chosen regional centres are an exciting proposition for the canny investor.
Buying in regional areas come with a whole new slate of potential risks you may not have thought of.
However, buying in regional areas come with a whole new slate of potential risks you may not have thought of. In cities you may have to contend with strict council planning permissions, aircraft noise or lack of parking. But property investors in rural or regional areas can possibly be up for anything from feral cats to flooding and fires and drought. Let's run through a few of the usual and unusual pitfalls to consider:
 
Flood Zones: With a rapidly shifting climate, flood areas themselves are changing across Australia. There are even parts of Sydney that are identified as flood zones. Other regional centres have a history of flooding - parts of the coastal plains on the South Coast, such as Thirroul - being notable examples. Then there can be once-in-a-lifetime, catastrophic floods, like the floods which swamped Brisbane and Queensland a few years ago.
Scour through the local government records and ask to see the flood zone map for your property. While the council has the responsibility for flood prevention, in certain circumstances the property owner does too. Flood insurance will also add to the cost of the property. 
 
Soil: It's critical to do soil tests for any property you buy in regional or rural areas. The type of soil that your property is situated on can incur extra costs for earthworks and land retention. Hire a professional engineer to carry out tests. They will look for things like contaminants, and if the property is on a large rock. All these things will affect the foundation the house is built on and also affect any plans to subdivide and add new buildings. 
Fire danger: This is part and parcel of the harsh landscape of Australia. Bush fires have become more menacing and frequentin recent times. So it’s crucial you check with the local council and ask to view the bushfire prone map. This will tell you how dangerous the area you're buying into is and how susceptible to fires. You'll need to consider insurance and there may also be bushfire construction compliance codes you need to meet which will add to the cost of building the house and perhaps limit what you can do with it. 
 
Crown Roads: Crown roads are an infrequent oddity that can catch regional property owners by surprise. Essentially crown roads are long dormant roads that run through properties. They are usually not even visible nor are they roads in the strict sense. They are more like old worn out tracks and are often only visible on survey maps. Nonetheless they can cause all kinds of headaches for the owner of the property.
Crown roads mean that members of the public are allowed to drive through the property provided they stay on the road. It can be difficult to develop or renovate your property as the crown road cannot be moved and you'll find yourself working around it. And trying to get rid of the crown road is legally difficult and can be highly expensive or both. Not to mention how crown roads can create bad blood with neighbours in battles over access. 
So to avoid the trauma and stress of a crown road check out the survey maps to any property thoroughly.
Utilities: How well connected is the property for water, gas, electricity and heating? If it is somewhat self-sufficient by using systems such as rain water tanks or solar panels – then commission a report and find out the average rain levels or sunlight. Also it’s worth checking out the worst case "what ifs"... For example, what if the roads to the town are all flooded, can the property cope on its own for a few days? What kind of emergency utility back-ups do you have in case of natural disasters?
Area development: What kind of industries may move in next door? This can be anything from highly disruptive operations like coal seam mining to abattoirs and fruit harvesting. It's worth investigating the local economy generally. Country and regional areas are highly affected by any sudden changes to the local industry; for instance, if a large plant closes down or a new rural cattle station opens up. This will have a flow on effect to the economy and the population growth. 
Environmental protection: You'll definitely need to investigate your land management responsibilities. This covers a whole raft of things from pest or weed control, to land degradation, removing trees or building and maintaining fences, native vegetation and health issues. Both the state government and local government may have different requirements form you the landowner. So take care to find your what your responsibilities are and factor in any potential costs. 
So, to sum up, just as much, if not more research is required when buying into regional and rural property markets. There are a slate of highly variable differences to consider that can affect whether your investment is really viable. So, to paraphrase John Williamson - do give us a home among the gum trees but check that the plum trees aren't going to fall on the house.
 SAM KHALIL is founder and director of <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
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Tips for buying property in rural or regional locations: DPN's Sam Khalil

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<div class="page" title="Page 1">GUEST OBSERVER</div>
Lending: Total new loans (personal, business, housing &amp; lease) fell by 1.4 percent in April after rising by 1.3 percent in March and rising by 2.1 percent in February. Total lending is down 6.9 percent on April 2015. In trend terms lending fell 0.1 percent in April to be down 4 percent on the year.
Within personal fixed finance commitments, loans for new cars were up by 30.5 percent on a year earlier while loans for used cars were up 20.5 percent. Loans for residential blocks of land were down by 6.4 percent on a year ago.
Rural loans lift: In the year to April, loans to the Agriculture, forestry and fishing sector were up by 11.5 percent to $23.3 billion – a 61⁄2 year high and just off the record high of $23.5 billion.  The lending figures have implications for finance providers, retailers, and companies dependent on consumer and business spending.  
What does it all mean?
When you consider how low interest rates are, the fact that lending is still struggling to push ahead of the highs recorded 71⁄2 years ago is quite remarkable. Businesses and consumers are more inclined to pay down debt rather than take on new commitments showing that the global financial crisis is still affecting the collective psyche.
But there are some stand-out areas. Aussie consumers are keen to update their rides, borrowing a record $15 billion over the past year to buy new or used cars. And in the business space, loans to the rural sector totalled $23.3 billion over the past year, just below record highs. Record car affordability is boosting car sales. And keen global interest in Australia’s food and beverage products are driving interest in the farm sector.
<a href="/images/2016/06/10/Screen%20Shot%202016-06-10%20at%201.18.54%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/10/Screen%20Shot%202016-06-10%20at%201.18.54%20PM.png" alt="">
If businesses do start taking on debt with more gusto, this should be a precursor to increased spending on equipment and therefore more investment. For the Reserve Bank, this is the last shoe to drop. The economy is running at the fastest pace in 31⁄2 years, consumer spending is above-normal, housing is strong and the job market is improving. If business investment starts lifting then rate hikes will finally be taken off the agenda What do the figures show?
Lending Finance
Total new loans (personal, business, housing &amp; lease) fell by 1.4 per cent in April after rising by 1.3 per cent in March and rising by 2.1 per cent in February. Total lending is down 6.9 per cent on April 2015. In trend terms lending fell 0.1 per cent in April to be down 4 per cent on the year.
<a href="/images/2016/06/10/Screen%20Shot%202016-06-10%20at%201.20.34%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/10/Screen%20Shot%202016-06-10%20at%201.20.34%20PM.png" alt="">
Housing finance: The seasonally adjusted measure of construction and new purchases rose by 0.1 per cent in April while alterations &amp; additions fell by 0.5 per cent. Home loans are up 7.9 per cent on a year.
Commercial finance: The seasonally adjusted series for the value of total commercial finance commitments fell 3.3 per cent. Revolving credit commitments fell 5.0 per cent and fixed lending commitments fell 2.8 per cent. Business loans are down 14.4 per cent on April 2015.
Personal finance: The seasonally adjusted series for the value of total personal finance commitments rose 5.0 per cent. Revolving credit commitments rose 14.2 per cent, while fixed lending commitments fell 0.9 per cent. Personal loans are up 2.0 per cent over the year.
Within personal fixed finance commitments, loans for new cars were up by 30.5 per cent on a year earlier while loans for used cars were up 20.5 per cent. Loans for residential blocks of land were down by 6.4 per cent on a year ago.
Lease finance: The trend series for the value of total lease finance commitments fell 1.6 per cent in April 2016 and the seasonally adjusted series rose 0.4 per cent, after a fall of 7.8 per cent in March 2016. Lease loans are up 2.9 per cent on the year.  What is the importance of the economic data?
Lending Finance is released monthly by the Bureau of Statistics and contains figures on new housing, personal, commercial and lease finance commitments. The importance of the data lies in what it reveals about the appropriateness of interest rate settings, confidence and spending levels in the economy.
<a href="/images/2016/06/10/Screen%20Shot%202016-06-10%20at%201.21.43%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/10/Screen%20Shot%202016-06-10%20at%201.21.43%20PM.png" alt="">
What are the implications for interest rates and investors?
The latest lending data precedes the May interest rate cut, so we will need to wait a few more months to see how both the rate cut and Budget measures have affected lending. Business lending has eased over the past five months from 8-year highs. The pull-back in lending is something to monitor, and serves to keep rate cuts on the agenda.
Craig James is the chief economist at <a href="https://www.comsec.com.au/default.aspx" target="_blank">CommSec</a>.
 
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