Brisbane-based developer <a href="https://www.apartments.com.au/developers/azure">Azure</a> is has been greenlit for its $115 million residential project within the Gold Coast Health and Knowledge Precinct in Southport

Following the acquisition of the site at <a href="https://www.apartments.com.au/new-townhouses/1-clarke-street-southport-qld-4215">1 Clarke Street</a> in October 2025 with development application Lodgement in January 2026, Azure has been granted approval for the 114 terraces which will form the final stage of the wider Lumina development.

“It’s a fantastic milestone for us to receive the green light on our second Gold Coast project,” said Trent Keirnan, Founder of Azure.

“The Gold Coast continues to evolve, with demand for considered, high-quality residences at an all-time high. This project has been thoughtfully shaped to respond to that demand.

“We’ve worked closely with Economic Development Queensland to bring this project forward, and the collaboration has been both proactive and highly considered. Their shared commitment to quality housing outcomes has enabled a streamlined approvals process and a strong result for the precinct.”&nbsp;

Appealing to a wide demographic, the project will deliver a range of two- and three-storey designs comprising a collection of three-bedroom terrace homes as well as one- and two-bedroom apartment-style residences. The designs by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>&nbsp;focus on&nbsp;“urban coastalism”.

Residents will have access to an array of lifestyle amenities, including a resort-style pool with multiple lounging zones and landscaped gardens.

The residential offering will support the thriving Health and Knowledge Precinct, which includes Griffith University, Gold Coast University Hospital, Gold Coast Private Hospital and the new RDX Lumina and Proxima Towers, which are home to a range of health, education and research tenancies, including a 200-place childcare centre.

Azure aims for an off-market release for the project in the third quarter of this year, at the same time as construction is anticipated to start.

Joel Robinson

Azure approved for new townhouse development in Southport

Fortis has secured approval for a 57-room hotel at Richmond Square, marking another milestone in the delivery of the $330 million mixed-use precinct in Melbourne's inner east.

The hotel will occupy Levels 1 and 2 of Carmine House and forms part of Fortis' vision for Richmond Square, a precinct that will bring together apartments, hospitality, wellness and lifestyle offerings between Richmond and Cremorne.

Once complete, <a href="https://www.apartments.com.au/new-apartments/richmond-square-1-wiltshire-street-richmond-vic-3121">Richmond Square</a> will comprise 107 residences across Wiltshire House and Carmine House, alongside the hotel, hospitality venues, wellness facilities and a range of services aimed at both residents and visitors.

[smartcode_project:default project_id=13181 project_image_fid=348529]

The approval adds another layer to what Fortis is creating at Richmond Square, as developers increasingly look beyond standalone apartment buildings and towards mixed-use precincts that provide amenity and activation beyond the front door.

Jordan Winada, Head of Acquisitions (Commercial) Victoria at Fortis, said the approval was an important step in delivering the broader vision for the project.

"Richmond Square has always been about creating a destination rather than simply delivering residential apartments," Winada said.

"As buyer expectations continue to evolve, we're seeing increasing demand for developments that offer convenience, connection and access to high-quality experiences and amenity as part of everyday life.

"The hotel approval allows us to further realise that vision and create a precinct where residential living is complemented by hospitality, services and amenity in a way that is rarely seen in Melbourne's CBD and city fringe."

[smartcode_project:default project_id=13181 project_image_fid=348530]

The hotel will also support a range of optional services for residents of Carmine House, including housekeeping and linen refresh programs, laundry and dry-cleaning services, in-residence food and beverage delivery, grocery and pantry stocking services, and concierge assistance.

The approval comes as owner-occupiers continue to dominate Australia's new apartment market, with buyers increasingly seeking developments that offer convenience, flexibility and lifestyle amenity alongside their homes.

Winada said buyers are now placing greater emphasis on the broader precinct and surrounding amenity when making purchasing decisions.

"Residential amenity is no longer limited to what sits within an apartment building. Buyers are increasingly assessing the broader lifestyle ecosystem surrounding their home and the ways in which a precinct can support their day-to-day needs.

"Richmond Square has been designed to provide that experience through a carefully curated mix of residential, hospitality and lifestyle offerings that work together to create a more connected way of living."

[smartcode_project:default project_id=13181 project_image_fid=348534]

The hotel is expected to open in early 2027, with the operator to be announced later this year.

Further hospitality, retail and lifestyle tenants are also expected to be revealed in the coming months as Fortis continues to shape the offering at Richmond Square.

[smartcode_project_cta:default project_id=13181]

Fortis approved for hotel component of Richmond Square precinct

Having successfully expanded into a new region with its Caloundra apartment development, Sunset by Dusk Group, growing South East Queensland developer Dusk Group is again venturing into new territory.

The developer has lodged plans for a 70-apartment project in the Moreton Bay region, to be known as <a href="https://www.apartments.com.au/new-apartments/sunrise-on-sutton-25-sutton-street-redcliffe-qld-4020">Sunrise on Sutton</a>, named after its prime Sutton Street location, just one street back from Suttons Beach.

<img alt="Sutton" data-entity-type="file" data-entity-uuid="88a9f9ee-6ace-47f5-a0c6-8fb134b27e98" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-15%20at%209.20.42%E2%80%AFAM.png?VersionId=iMXmJ7_BNZAmCt.jjupMSLdV_Qa9zJAK" />

Dusk Group Directors Huw Feeney and Anthony Short seized the opportunity to acquire the near-1,800 sqm amalgamated corner site at Sutton and Ella Streets for their first project in the area.

They have again enlisted MAS Architecture Studio, the architects behind Sunset by Dusk, to design the new eight-storey development.

The building will comprise a mix of one, two and three-bedroom apartments and has been designed to maximise views towards Suttons Beach, Margate Beach and Moreton Bay.

Pending approvals, the project could launch before the end of the year.

<img alt="Dusk" data-entity-type="file" data-entity-uuid="90c0c26c-096c-4ceb-8c58-f8303aea542f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-15%20at%209.20.49%E2%80%AFAM.png?VersionId=nw8bqQtpOrf5nA95tuYhtqdB59YUzmO0" />

The development will provide 111 car parking spaces and 40 bicycle spaces.

Positioned within walking distance of Suttons Beach, Bluewater Square, Redcliffe Hospital and the Redcliffe Paceway, the development will sit within one of the peninsula's increasingly urbanised coastal pockets.

Redcliffe's new apartment market remains exceptionally tight, with Gardner Vaughan Group's One Redcliffe currently the only new apartment development actively being marketed in the beachside suburb.

It's another beach-focused development for Dusk Group, who has seen considerable success at its Caloundra apartment development, <a href="https://www.apartments.com.au/new-apartments/sunset-by-dusk-group-caloundra-5-7-bombala-terrace-caloundra-qld-4551">Sunset by Dusk Group</a>.

Over 80 per cent of the 36 apartments have sold ahead of its early 2027 completion.

&nbsp;

First look: Dusk Group targets Suttons Beach precinct with 70-apartment Redcliffe proposal

Leading Brisbane developer <a href="https://www.apartments.com.au/developers/consolidated-properties">Consolidated Properties Group (CPG)</a> has completed and settled $450 million worth of apartments at Monarch Residences in Toowong, marking one of Brisbane’s most significant and prestigious riverfront residential completions in recent years.

The final apartment at Monarch sold at auction on the 30th May for $4.1m.&nbsp;

The milestone has been marked at a ribbon-cutting ceremony at <a href="https://www.apartments.com.au/buildings/monarch-residences-toowong-600-coronation-drive-toowong-qld-4066">Monarch Residences</a>, with Cr Penny Wolff highlighting the importance of completing major residential projects to boost the city’s much-needed housing supply.

The 224 apartments, delivered across two 15-level towers, are now officially in the hands of owners, including Brisbane downsizers, families and professionals who have traded traditional houses for apartment living. The completion underscores sustained demand for absolute riverfront living in Brisbane’s inner west.

<img alt="$450M Monarch Residences sells out as Brisbane riverfront demand surges" data-entity-type="file" data-entity-uuid="56ae05e9-092f-41f0-98a1-a10984fdd171" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ROBNN_MONARCHLAUNCHEVENT-131.jpg?VersionId=p76J6weGZqseNrE6aOAjmAHUah.y65Gd" />

Monarch Residences was planned and delivered over four years on a 1.2-hectare parcel with more than 130 metres of direct frontage to the Brisbane River, occupying one of the last remaining true riverfront sites of its scale and orientation within close proximity to the CBD. The site has been transformed from an underutilised, derelict block of land, into a thriving residential precinct with Middenbury House at its centre.&nbsp;

Consolidated Properties Group CEO and Chairman Don O’Rorke says the project’s completion represents the culmination of years of careful planning, design collaboration, market conviction and outstanding team delivery.

“We announced Monarch Residences in late 2021 and it’s been one of the most strongly received residential projects in our 45-year history,” Mr O’Rorke said.

"We are incredibly grateful to the outstanding team who helped bring Monarch Residences to life. A special thank you to Hutchinson Builders and their hardworking labour force for delivering a development of exceptional quality that our residents will be proud to call home for many years to come.

“Brisbane City Council and Titles Queensland also played a huge role in getting residents into their homes early through the pilot programs they ran to speed up the approval processes. They understand the challenges of the housing industry and are doing something about it.”&nbsp;

[smartcode_project:default project_id=113455 project_image_fid=211466]

Consolidated Properties Group Head of Residential, James MacGinley said Monarch Residences showed what could be achieved when private industry and government worked together to deliver new housing for Brisbane.

“Monarch Residences has delivered more than 200 new apartments in Brisbane’s inner-west at a time when additional housing supply is critically important,” MacGinley said.

“It’s fantastic to see residents now moving into this landmark riverfront development, which reflects the strength of collaboration between Council and the project team throughout delivery.

“All government agencies played a significant hand in achieving a fast-tracked outcome for Monarch Residences with Brisbane City Council, Urban Utilities, Energex and Titles Queensland assisted to remove hurdles to achieve settlements.”

[smartcode_project:default project_id=113455 project_image_fid=302326]

With Monarch Residences now complete, CPG has launched River Living, a bespoke on-site property management service designed to enhance the resident experience. The service will support all future CPG residential projects, including the recently announced <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> in Yeerongpilly and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a> in Newstead.

The completion also marks the opening of a prized leasing opportunity at the heritage-listed Middenbury House, built in 1865 and which has been carefully restored and integrated into the broader masterplan.&nbsp;

CPG said the adaptive reuse of the landmark riverfront residence presents an opportunity to introduce a complementary boutique tenancy that respects the site’s historic significance while activating the riverfront frontage.

[smartcode_project:default project_id=113455 project_image_fid=211495]

Colliers Director of Residential Andrew Scriven said the move-in phase highlights continued demand for completed premium riverfront apartments in Brisbane.

“Residents are now experiencing firsthand the scale, craftsmanship and irreplaceable riverfront position that Monarch offers,” Scriven said.

“Opportunities to secure a brand-new, completed residence on Brisbane’s absolute riverfront are exceptionally rare. Combined with the proven track record of Consolidated Properties Group and Hutchinson Builders, combined with a design vision brought to life by some of Australia’s leading architects and designers, Monarch represents a unique opportunity to purchase a home of enduring quality and prestige.”

Monarch Residences was designed in collaboration with Melbourne-based architect Wardle Studio, alongside leading national practice Cottee Parker, with construction delivered by Hutchinson Builders.

[smartcode_project_cta:default project_id=113455]

Consolidated Properties Group sells out Monarch Residences as Brisbane riverfront demand surges

An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

First look: HSN, Rebel, advances Woolloomooloo precinct plans

Spring Market

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EXPERT OBSERVATION
The outlook for the property market is expected to be quieter this Spring compared to previous seasons, but buyers are still there, according to home loan lender, ME.
I shared my spring property predictions:
The property market notoriously blooms in spring with a flurry of listings and buyers preparing to pounce.
But this season will be different: the property market will quieter due to the impact of COVID-19, particularly in Melbourne.
Despite some more listings this Spring and record low interest rates, economic concerns will dampen demand.
Plenty of challenges remain including high levels of unemployment, job insecurity and lower immigration, impacting people’s willingness to transact in property.
Many Australians are also on home loan repayment pauses. The gradual end of this type of support will be a critical juncture for the property market going forward.
Demand: first home buyers pounce, dreams of a sea or tree change to become reality
In terms of demand, buyer activity is expected to be overall lower than previous spring buying seasons, but buyers are still there and have a strong appetite for potentially bargain buys.
ME has seen an influx of first home buyers and expects this to continue. Potential for price falls, reduced investor activity together with historically low interest rates and government support are propelling first home buyers into action.
COVID-19 has also led to a re-assessment of life priorities. New remote and flexible working arrangements have made buying in regional areas a more feasible and affordable lifestyle option, and as such we may start seeing more buyers making their move this Spring.
According to ME’s latest Quarterly Property Sentiment Report, 45% of respondents said they were more likely to consider buying in a regional area, to save money and improve their lifestyle − rising to 60% of first home buyers.
Supply: A rush of fresh real estate listings on the horizon
The fallout of the COVID-19 pandemic and lockdowns has caused a short supply of stock. However, this Spring we may see an increase in listings come onto the market. I don’t foresee new stock overwhelming current demand, but certainly anyone listing will be met with a high degree of inquiry.
More competitive home loans
Competition in the home loan market will continue to benefit consumers looking for a good deal. Many lenders including ME have sharpened both <a href="https://www.mebank.com.au/news/perfectly-simple/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">variable</a> and <a href="https://www.mebank.com.au/news/customers-want-low-fixed-rates-for-shorter-periods/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">fixed home rates</a> to attract and retain customers.
Andrew Bartolo is the ME General Manager of Home Loans
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j.ballantyne1990-6AQqhLzZaK

Spring selling season will be dampened under COVID-19: ME's Andrew Bartolo

<html><body>
Sticks and Wombat’s Elsternwick renovation from the last season of The Block sold after its weekend auction.
Listed with initial $2.65 millionth $2.75 million price hopes, it fetched $2.83 million <a href="https://www.realestate.com.au/property-house-vic-elsternwick-129120878" target="_blank">through Michael Paproth and Peter Kakos at The Agency</a>.
<div class="page" title="Page 1">There were two bidders and no television cameras when the five-bedroom, four-bathroom home went to its onsite Sunday afternoon auction.</div>
<div class="page" title="Page 1"> </div>
<div class="page" title="Page 1">Passed in at $2.66 million, its sold vert shortly after negotiations to a family from the inner south-eastern suburbs.</div>
The 46B Regent Street last sold for $2.65 million amid the Block's typical frenzy last October.
Larrikins, Mark “Sticks” Croker and Clint “Wombat” Price were fourth place getters on the stressful renovation television series.
Taking home a profit of $130,000, it had been built with an extensive use of reclaimed timber.
The New South Wales representatives had been judged as having the best hallway, front facade and garden.
Canberra was the standout capital city at weekend auctions with the strongest preliminary clearance rate of 68.1 percent, according to CoreLogic.
Prices ranged between $450,500 at Barton and $1.5 million at Braddon.
<a href="https://www.realestateview.com.au/real-estate/31-43-blackall-street-barton-act/property-details-buy-residential-12073654/" target="_blank">The one-bedroom Barton apartment</a> (below) had 69sqm of living space plus a 37 sqm balcony, security car space and storage cage.
<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/2018/9/17/bardon1.jpg" alt="">
Set in the 2004-built Landmark, the Blackall Street property had been a $430 a week rental in 2016.
The <a href="https://www.realestate.com.au/sold/property-house-act-braddon-129144866" target="_blank">46B Girrahween Street, Braddon</a> offering was a single level, four bedroom home with private easy care gardens. 
Built in 2003, the property has tenanted at $1,000 per week increasing this month to $1,025 per week until July 2019 
It rates were advised as $1,044 pq and its land tax as $1,760 pq.
Only 45.1 percent of Brisbane homes sold including the nation's cheapest weekend result.
It was a $150,000 home at <a href="https://www.realestate.com.au/property-house-qld-russell+island-128985554" target="_blank">14 Akebia Street, Russell Island</a> (below) which was sold under mortgagee instruction. Russell Island is the biggest of the Southern Moreton Bay Islands, situated between the mainland and North Stradbroke Island.
<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/2018/9/17/Bardon.jpg" alt="">
The three bedroom home had been for sale earlier this year at $229,000 with $235 a week tenancy on offer.
The combined capital cities saw an increase in the number of homes taken to auction to 1,985 auctions held, up from 1,916 auctions.
The preliminary auction clearance of 55 percent was lower than the previous week’s 55.3 per cent final clearance rate.
<div class="column">
"This week’s clearance rate is the lowest preliminary result seen so far this year, it will be interesting to see how this revises as final results are collected," CoreLogic auction analyst Kevin Brogan said.
"So far the Spring selling season has seen a lower volume of auctions take place each week relative to the same period last year, demonstrating the reluctance within a softening market," he added.
</div>
<div class="column">
There were 991 Melbourne homes taken to auction this week, down on one year ago's much higher 1,265 homes.
Melbourne posted a preliminary clearance rate of 57.2 per cent.
Melbourne cheapest sale was a studio apartment at <a href="https://www.realestateview.com.au/real-estate/302-18-34-station-street-sandringham-vic/property-details-buy-residential-12049262/" target="_blank">302/18-34 Station St, Sandringham</a> (below) which fetched $275,000.
<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/2018/9/17/strad1.jpg" alt="">
A kew home was Melbourne's dearest. The renovated 1890s Victorian house at <a href="https://www.realestateview.com.au/real-estate/2-belmont-avenue-kew-vic/property-details-sold-residential-12065448/" target="_blank">2 Belmont Avenue, Kew</a> (below), offering with a price guide of $3.5 million to $3.85 million, sold to a Kew downsizer for $3.83 million.
<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/2018/9/17/kew1.jpg" alt="">
In Sydney, 52.6 per cent of properties sold, with 665 homes taken to market.
Last year, there were 916 Sydney homes taken to auction with 64.2 per cent being sold.
Sydney has the nation's top sale which was secured in a pre-auction offer for 15 Kareelah Road, Hunters Hill.
The five bedroom non-riverfront <a href="https://www.realestate.com.au/sold/property-house-nsw-hunters+hill-129088850" target="_blank">1871 sandstone residence Doonbah</a>, set on the peninsula with views over the Parramatta River back to the city, fetched $5.61 million through Tracey Dixon at McGrath.
There had been a $4.85 million price guide.
It was sold by Matt and Jo Sandford, founders of online personal card seller Yellow Postie.
</div>
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Sticks and Wombat Elsternwick cottage renovation resold for slightly more

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Are you getting ready to sell your house?
Setting the right asking price is going to be challenging for vendors as spring volumes peak and the summer break looms.
It can be a tricky task, especially when the property market is displaying signs of movement.
Sometimes a home can be listed into a seemingly strong market, which then weakens during the marketing campaign.
Most asking prices tend to a little above what the vendor will actually take, as this allows some negotiating space between the buyer and seller.
Often vendors get a very realistic offer early on from buyers who've been in the market for some time. They might also get a cheeky lowball offer.
It is one of those ponderables as to whether it is best to accept a speedy sale, or wait for that desired higher price.
Higher discounting certainly occur longer into marketing campaigns when the asking price simply doesn't match buyer interest so a vendor eventually accepts a figure well below the initial advertised price.
At the moment Sydney vendors are typically accepting 5.1% discounts on their asking prices to secure their house sales. It was 4.8% at the start of the spring selling season according to CoreLogic.
Canberra is a hot market so its vendors need only to discount by 2.5%, while Darwin is ailing and it requires a 9.9% discount before most sales are done.
The national average sits at just above 5%, with peaks over the past decade seeing 8% required discounting across Australia.
Ofcourse you will have your own idea on the worth of your property, but it is important to canvas and listen to the professions.
Before you signup to one agent, for auction or private treaty, be sure you get two or three other local agents to come through your property.
They will happily provide a report on how they see the local market, its likely direction, and just where your property sits within it.
It is important to get these varied insights for the best way forward.
And don't necessary simply select the agent who promised the highest price outcome.
You have to be comfortable working with your agent all the way through the listing.
Ofcourse the lucky vendors will find a buyer as soon as the for sale sign goes up from someone who's always fancied your home from just along the same street.
The less fortunate will be nervously hoping they finally get that pre-Christmas buyer, forever grateful they had secured extended settlement terms on their next home purchase.
The key is ascertaining where the localised market is placed pricewise, and often that relates to the level of stock.
Overall there's some 25,000 offerings across Sydney - around 20% more stock than the same time last year, which means buyers have more choice. There were 22,000 listings at the start of spring.
Ask your prospective estate agents what, say, four bedroom house stock levels have been in your suburb over recent times, and also find out what sales they have actually secured. 
Asking prices can of course change throughout a campaign but if a vendor’s expectation was unrealistically way too high even this is unlikely to trigger any sale.
This article first appeared in The Daily Telegraph. 
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Setting the right asking price is a fine balance

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With the Springtime property season starting, lenders are going all the way to woo potential borrowers and grow their market share.
The latest to join the trend is HSBC, following moves by major banks such as Westpac and NAB. 
Westpac recently announced it was cutting mortgage interest rates by up to 85 basis points and waiving fees on other products.
Comparison website Mozo too announced its list of the best home loans in the market, with the lowest product being Loans 3.64 percent variable rate.
The Essentials Variable 80 also didn’t have any ongoing fees, though it had an upfront fee.
In second place on Mozo’s list was the Newcastle Permanent Discounted Variable Home Loan product.
It too had a 3.64 percent variable interest rate, no upfront fees and allows a borrower to get a loan with just 5 percent deposit.
Close on its heels was UBank’s UHomeLoan which offered a 3.74 percent variable rate. It also has no ongoing or upfront fees.
Mozo said the product won in categories including best Low Cost, Split Home Loan and both Fixed and Variable Investor Loans. 
Interestingly, the only lender that had two products in the top seven list from Mozo was Loans.
Its second product was the Offset Variable 80 which had a 3.72 percent variable rate. Again, the product has no ongoing fees though there is an upfront fee of $250. 
Below is a table of offers for owner occupiers and investors from Loans.
<a href="https://www.propertyobserver.com.au/images/2017/09/05/LoansOwner.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/09/05/LoansOwner.png" alt="">
According to Mozo, the product is well suited to borrowers looking for an offset home loan to help pay less interest and repay their loan faster. It's available to owner occupiers borrowing up to 80% of a property's value.
None of the Big Four banks were on the list.
On lower interest rate products, HSBC Australia’s head of mortgages and third party distribution, Alice Del Vecchio, said “lower rates in the market are encouraging customers to refinance their loans, but 25% of mortgage holders don’t know what their home loan rate is, making it harder for them to recognise the financial benefit of switching their loan”.
Del Vecchio added that its 3.65% p.a. rate can “make a huge impact on the savings over the life of the loan, not to mention freeing up money in the short-term with potentially lower repayments”.
A home owner with a $700,000 variable rate loan at 4.00% p.a. will save more than $40,000 over the life of the loan by switching to HSBC’s lower rate.
The bank also ran a survey, along with RFi Group, on 2,000 mortgage holders in Australia to get a feel for home owner attitudes and motivations.
Of those polled, 30% said speaking to a mortgage broker was one of the first steps towards refinancing a mortgage while 25% said they researched loans online.
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