<p>KTQ has unveiled&nbsp;<a href="https://www.apartments.com.au/new-apartments/casilia-16-marine-parade-coolangatta-qld-4225">Casilia</a>, the final residential release within the Kirra Point precinct which really kicked off the boom in the area back in 2019.</p>

<p>The final stage comprises&nbsp;87 residences and marks the culmination of a long-term, family-led vision for Kirra Point, as the precinct moves toward completion in tandem with the development.</p>

<p>Around $100 million in sales have been achieved already, close to 35 per cent of the residences secured ahead of launch. There have been a significant number of buyers returning from the first stage of the development, Miles Residences, securing another property within Kirra Point.</p>

<p>[smartcode_project:default project_id=152295 project_image_fid=368410]</p>

<p>Selling agent Tim Keenan from Keenan Byrne said the response reflects both the scarcity of the offering and Kirra’s growing reputation as a premium coastal market.</p>

<p>“This is effectively Kirra’s final act, the last release within what has become one of the Southern Gold Coast’s most tightly held beachfront precincts,” Keenan said.</p>

<p>“We’ve seen exceptionally strong pre-sale interest, from VIP waitlists through to off-market enquiry, which speaks to both the quality of the product and the confidence buyers have in the precinct. What’s particularly compelling is the number of buyers returning from Miles, either upgrading or investing again, which is a strong signal of how the precinct has been received."</p>

<p>Keenan adds that at the same time, north-facing beachfront remains exceptionally rare in Australia, limited to places like Noosa, Byron and Kirra, which is underpinning long-term value.</p>

<p>[smartcode_project:default project_id=152295 project_image_fid=368415]</p>

<p>Positioned along one of Australia’s few true north-facing beaches, Casilia offers a mix of two and three-bedroom residences with pricing ranging from $1.87 million to $7.15 million and two exclusive penthouses. Residences are oriented to capture varying outlooks, from uninterrupted Pacific Ocean views across Kirra Beach to hinterland vistas, with upper levels and shared amenity taking in sweeping perspectives along the Gold Coast coastline.</p>

<p>At rooftop level, a north-facing pool deck captures expansive, uninterrupted views over Kirra Beach and north towards Surface Paradise. The space incorporates a heated resort-style pool, mineral spa, sun lounges and a covered BBQ cantina.</p>

<p>Buyer profiles are broad, typically aged between 40 and 70, with a strong skew toward second-home ownership, drawn by a combination of lifestyle, relative value, proximity to Gold Coast Airport and lower congestion compared to more established markets such as Byron Bay and Noosa.</p>

<p>[smartcode_project:default project_id=152295 project_image_fid=368414]</p>

<p>The project is being delivered by <a href="https://www.apartments.com.au/developers/ktq-group">KTQ Group</a>, a family-owned Australian property group with a diverse portfolio spanning residential, hospitality and commercial developments. The group has delivered a number of notable projects across sectors, including the award-winning Elements of Byron resort, demonstrating its depth of experience across both hospitality and residential development.</p>

<p>Known for its long-term approach to place-making, KTQ Group retains a vested interest in its projects, often holding assets within its portfolio, which has also helped build trust among buyers and reinforced confidence in both the vision and delivery certainty of the precinct.</p>

<p>“Casilia represents the final opportunity to secure a residence within Kirra Point and brings to market the last release within our long-term vision for the precinct," KTQ Group's Jeremy Holmes said.</p>

<p>"Kirra Point has been more than a decade in the making, and that timeframe reflects the care behind each decision, it takes listening, balance and vision to arrive at something that feels right for the location.</p>

<p>“Our approach has always been to deliver Kirra Point as a destination in its own right, a connected coastal neighbourhood integrating residential, hospitality and wellness, rather than a standalone project. It’s a vision that respects place, pace and permanence, and contributes to a sense of community that feels authentic to Kirra.”</p>

<p>[smartcode_project:default project_id=152295 project_image_fid=368411]</p>

<p>Once complete, the Kirra Point masterplan will incorporate a mix of dining establishments, bars and cafés, alongside the Kirra Point Health Club and a future 91-room independent resort hotel, creating a walkable, integrated lifestyle precinct.</p>

<p>Architecutue and interiors at Casilia have been designed by the experienced design houses of <a href="https://www.apartments.com.au/architects/little-boat-projects">Little Boat Projects</a> and O’Neil Architecture &amp; Interior Design, The design moves beyond the conventional coastal apartments, instead taking cues &nbsp;from the surrounding landscape - layering natural materials, soft curves and warm textures to create spaces that respond to light, airflow and the rhythms of coastal living.</p>

<p>Residences are designed with an array of floorplates, generous proportions and intuitive flow, while at ground level Casilia connects into the broader precinct, where future laneways, retail and hospitality offerings will contribute to a neighbourhood defined as much by how people live day-to-day as its beachfront position.</p>

<p>[smartcode_project_cta:default project_id=152295]</p>


The final residential release within the Kirra Point masterplan is set to launch, as strong pre-sales signal sustained demand for the Southern Gold Coast

Joel Robinson

A decade in the making: KTQ launches Casilia at Kirra Point

<p>South East Queensland developer&nbsp;<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a>’s entry into the Gold Coast apartment market has progressed from pipeline to market, with its Chevron Island project Bronze on Chevron now formally available to purchase ahead of a planned 2029 completion.</p>

<p>The 119-apartment development on Mawarra Street marks the Brisbane-headquartered builder-developer’s first residential play in the Gold Coast, following its expansion south from Brisbane and the Sunshine Coast.</p>

<p><a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-surfers-paradise-qld-4217">Bronze on Chevron</a> comprises a mix of two-, three- and four-bedroom residences, with pricing starting from just over $1.5 million. The project is being delivered under Gardner Vaughan’s fully integrated model, with the group acting as both developer and builder, a structure it has consistently applied across its South East Queensland portfolio.</p>

<p>[smartcode_project:default project_id=107520 project_image_fid=367182]</p>

<p>Architecture has been designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jeremy-ferrier-landscape-design">Jeremy Ferrier</a>. The building presents as a single-tower scheme, with a focus on maximising outlook across both the Surfers Paradise skyline and the Nerang River.</p>

<p>Apartments have been planned with open-plan living zones extending to generous balconies, a response to the site’s dual-aspect positioning between river and ocean. Interiors follow a restrained coastal palette, with two colour schemes offered, and an emphasis on natural light and cross-ventilation.</p>

<p>[smartcode_project:default project_id=107520 project_image_fid=367181]</p>

<p>Resident amenity is concentrated across more than 1,250 sqm and includes a resort-style pool, gym, yoga lawn and rooftop entertaining areas. A function space with catering facilities forms part of the upper-level offering, alongside north- and south-facing outdoor areas.</p>

<p>Ground level will incorporate two retail tenancies, intended to extend the existing village character of the surrounding streets.</p>

<p>&nbsp;</p>

<p>[smartcode_project:default project_id=107520 project_image_fid=367200]</p>

<p>The project sits within walking distance of Thomas Drive’s established dining strip, while maintaining proximity to <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a> beach and broader Gold Coast amenity. The location, positioned on Chevron Island between the river and coastline, has increasingly attracted mid- to high-density development in recent years as the precinct evolves beyond its low-rise origins.</p>

<p>Gardner Vaughan’s move into the Gold Coast was first signalled in 2025, with the group identifying the region as a natural extension of its operations. Chief Executive Officer Simon Betteridge described the expansion as both “strategic and natural”, citing demand for well-designed apartments in lifestyle-driven markets.</p>

<p>Construction is expected to complete in early 2029.</p>

<p>[smartcode_project_cta:default project_id=107520]</p>


Gardner Vaughan brings Bronze on Chevron to market as Gold Coast debut

<p data-end="198" data-start="61">One of the penthouses at Lily Lane, the latest stage of Carrington Place by Ellipse Property, has set a new local apartment price record.</p>

<p data-end="350" data-start="200">The four-bedroom residence, purchased by a local downsizer, sold for $5.75 million—around 75 per cent higher than the previous record of $3.3 million.</p>

<p data-end="461" data-start="352">Over 40 per cent of the first release of apartments at&nbsp;<a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a> have already been snapped up just six weeks since it launched to the market.</p>

<p data-end="461" data-start="352">&nbsp;</p>

<p>Located at 32 Carrington Road, <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a> and designed by award-winning architects <a href="https://www.apartments.com.au/architects/ptw">PTW</a>, Lily Lane is directly opposite the Hills Showground Metro station. It offers a total 213 units over two 12-storey towers - a mix of 67 one-bedroom, 100 two-bedroom and 46 three-bedroom apartments - with a ground-floor retail offering.</p>

<p>[smartcode_project:default project_id=151821 project_image_fid=368352]</p>

<p>Blake Schulze, National Director – Residential at <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, says around 44 per cent of buyers are&nbsp;owner occupiers, with 35 per cent being investors and 21 per cent first homebuyers.</p>

<p>“Developments of this calibre are very rare in the Hills District, and Lily Lane’s sales success demonstrates the depth of demand for over-sized apartments that genuinely compete with freestanding homes," Schulze says.</p>

<p>"We are seeing particular demand from downsizers who want to remain in the area but transition into spacious, high-quality apartment living."</p>

<p>On the penthouse sale, it says it shows buyers&nbsp;are prepared to pay a premium for scale, quality, and direct access to the Metro.</p>

<p>[smartcode_project:default project_id=151821 project_image_fid=368351]</p>

<p>One-bedroom apartments are sized from 50-72 sqm with prices starting at $745,000, while two-bedrooms are priced from $990,000 with sizes from 75 to 132 square metres. Three-bedroom floorplans are sized between 97 and 182 sqm,, with prices starting at $1,395,000.&nbsp;</p>

<p>The three remaining penthouses, spanning up to 262 sqm, are priced from $2.9 million.</p>

<p>Over 75 per cent of apartments include dedicated studies, multipurpose rooms or family rooms, with select layouts offering walk-in pantries and laundries. Apartments are appointed with premium Miele appliances including ovens, washing machines, dryers, gas cooktops and dishwashers, while larger residences also incorporate integrated Miele microwaves, Fisher &amp; Paykel integrated refrigerators and five-burner Miele cooktops.</p>

<p>[smartcode_project:default project_id=151821 project_image_fid=360285]</p>

<p>Lily Lane will be constructed by award-winning iCIRT-rated builder <a href="https://www.apartments.com.au/builders/decode">Decode Group</a>, with construction to commence in mid-2026 and expected to complete early 2029.</p>

<p>Carrington Place comprises more than 800 apartments and is being delivered across multiple stages, with completion expected in 2032. Integrated with neighbouring bushland, the project will feature over 20,000 sq, of outdoor recreational area, including a one-kilometre boardwalk to Fred Caterson Reserve.&nbsp;</p>

<p>The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.</p>

<p>[smartcode_project_cta:default project_id=151821]</p>


Ellipse sets Castle Hill apartment record with $5.75 million Lily Lane penthouse sale

<p data-end="223" data-start="65">Fresh off completing its Delano Crows Nest development, Lindsay Bennelong has lodged plans for its next project, this time turning its attention back to the beach.</p>

<p data-end="431" data-start="225">The developer, started 20 years ago by Clarendon Homes founder Peter Campbell, is proposing a 37-apartment scheme at <a href="https://www.apartments.com.au/new-apartments/17-25-ashburner-street-manly-nsw-2095">17-25 Ashburner Street</a>, Manly, positioned between the southern end of <a href="https://www.apartments.com.au/developments/manly-nsw-2095">Manly</a> Beach and East Manly Cove.</p>

<p data-end="431" data-start="225">Lindsay Bennelong called on local architecture firm Platform Architects to design the new building, given their success at Finn, Lindsay Bennelong's current luxury apartment project on North Steyne.<span style="font-size:12pt"><span style="font-family:Aptos, sans-serif"><span style="color:#222222"><span style="font-style:normal"><span style="font-variant-ligatures:normal"><span style="font-weight:400"><span style="white-space:normal"><span style="background-color:#ffffff"><span style="text-decoration-thickness:initial"><span style="text-decoration-style:initial"><span style="text-decoration-color:initial"><i>&nbsp;</i></span></span></span></span></span></span></span></span></span></span></span></p>

<p data-end="372" data-start="143">According to the Design Verification Statement by Bridie Gough of Platform Architects, the proposal “relates to the current context but also the desired future character of taller buildings suitable to the new planning controls.”</p>

<p data-end="722" data-start="374">The site has been identified as a Low to Mid-Rise Housing (LMR) location, given its position within 400 metres of the Manly Town Centre E1 Business Zone. The LMR controls are intended to unlock additional housing supply in well-located areas close to public transport, allowing developers to seek increased height limits to support greater density.</p>

<p data-end="884" data-start="724">“The proposal seeks to provide this increased level of housing whilst being respectful of some of the smaller scale buildings also nearby,” the statement reads.</p>

<p data-end="1207" data-start="886">Lindsay Bennelong Development Director Leigh Manser said the project has been carefully aligned with the intent of the LMR controls. The proposal will significantly increase housing yield on the site, replacing four houses and 10 apartments, comprising 25 bedrooms, with 37 new apartments delivering a total of 94 bedrooms, whilst remaining compliant with the LMR controls.</p>

<p data-end="1487" data-start="1209">“Sydney is in a severe undersupply, and delivering more dwellings and more bedrooms than what currently exists is exactly what the LMR policy is designed to activate,” Manser said, noting that nine of the apartments will be allocated as affordable housing for frontline workers.</p>

<p data-end="1843" data-start="1489">“We have already commenced discussions with our community housing provider to determine the rental levels that frontline workers can realistically afford in this location,” he said. “These will need to sit well below the standard affordable housing benchmark of 20 per cent below market rent, and that has been factored into our feasibility and pricing.”</p>

<p><img alt="Manly" data-entity-type="file" data-entity-uuid="ad03000f-19f9-48b4-b27d-e85ca800a1da" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%208.41.59%E2%80%AFAM.png?VersionId=a.txHwCZgbCInlQ6QXbIrI.umvW1T.r8" /></p>

<p data-end="1825" data-start="1664">The design of the building incorporates a wave-like indentation running through the façade, referencing the nearby coastline and anchoring the building within its local context.</p>

<p data-end="1825" data-start="1664">The&nbsp;Design Verification Statement says careful consideration has been given to the articulation of the building, ensuring the bulk is broken down to a more human scale through a defined four-storey podium."</p>

<p data-end="1825" data-start="1664">The scheme includes a mix of one-, two- and three-bedroom apartments, as well as a full-time building manager's office and wellness facilities including a sauna and a gym.</p>

<p data-end="2146" data-start="1962">“The design ensures a high level of amenity, with apartments offering generous private open space, many with expansive views, and all with comfortable proportions."</p>

<p data-end="2146" data-start="1962"><img alt="Bennelong" data-entity-type="file" data-entity-uuid="6a7f2812-72a1-4959-84b0-997e8cd88aed" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%2010.15.50%E2%80%AFAM.png?VersionId=6iMxU3MkXmHVHAoNhYBjnqgka8CUZNbk" /></p>

<p><a href="https://www.apartments.com.au/developers/lindsay-bennelong-developments">Lindsay Bennelong</a>&nbsp;is currently developing Finn Manly, just four full-floor luxury apartments on North Steyne. They recently welcomed residents to its 81-unit Delano Crows Nest development, a&nbsp;carefully scaled infill project designed to bridge&nbsp;<a href="https://www.apartments.com.au/developments/crows-nest-nsw-2065">Crows Nest</a>’s lively village centre with its surrounding heritage streets.</p>

<p>Designed by&nbsp;<a href="https://www.apartments.com.au/architects/ajc-architects">AJC Architects</a>,&nbsp;<a href="https://www.apartments.com.au/new-apartments/delano-crows-nest-27-57-falcon-street-crows-nest-nsw-2065">Delano</a>&nbsp;is arranged across three low-rise buildings, incorporating a mix of one, two, and three-bedroom apartments alongside a limited number of townhomes addressing Hayberry Lane. The architectural approach drew on the area’s Art Deco lineage, reinterpreted through contemporary detailing and framed by landscaped communal gardens.</p>

<p>The developer also has a development site in Maroubra.</p>


First look: Lindsay Bennelong's new Manly apartment development revealed

<p>Fifty-nine residences across 37 levels. No more than two per floor. With 80 per cent now sold, what remains at <a href="https://www.apartments.com.au/new-apartments/madeline-by-mosaic-broadbeach-22-mary-avenue-broadbeach-qld-4218">Madeline by Mosaic</a> is a short list.</p>

<p>Madeline was always conceived at a scale that sits outside the normal register of Gold Coast apartment living. The residences are half- and full-floor configurations, with the largest spanning more than 400 sqm, dimensions that place them closer to the penthouse end of the market regardless of where they sit in the building.</p>

<p>That scale is the organising principle of everything else: how the floorplans are laid out, how the materials read, how the connection between inside and outside works.</p>

<p>[smartcode_project:default project_id=150135 project_image_fid=355941]</p>

<p>The interiors were developed in collaboration with <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a>, the architecture practice&nbsp;<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic</a> brought in as design partner for the first time on this project. The palette runs to natural stone, textured timbers, and soft metallics, materials chosen as much for their tactile quality as their appearance.</p>

<p>Light cleverly shifts across surfaces through the day, and the design is explicit about wanting that to be noticed. Full-height glazing runs across the primary living areas, and where the building faces east toward the ocean, those walls of glass are doing real work: framing a view corridor that the site's position directly opposite Broadbeach State School's playing fields keeps permanently open.</p>

<p>That outlook is the site's most consequential asset. In a suburb where new towers continue to rise, a protected view line is genuinely rare, and the Mary Avenue address secures it. Residents at Madeline will look out over open parkland rather than the rear of another building, a distinction that becomes more meaningful with each new development approved nearby.</p>

<p>[smartcode_project:default project_id=150135 project_image_fid=355939]</p>

<p>The private outdoor spaces are sized to match the residences themselves. Terraces on the upper levels frame uninterrupted ocean panoramas, and the planning ensures that living areas extend into those outdoor zones rather than treating them as separate attachments. The flow between the two is part of the design intent, not an afterthought.</p>

<p>Inside, the finish specification reflects the same approach. Rich stone benchtops, warm timber joinery, bespoke hardware, each element specified to hold up over time rather than read as a moment in a particular trend cycle.</p>

<p>[smartcode_project:default project_id=150135 project_image_fid=3409]</p>

<p>Beyond the residences, the amenity offering extends that register. A lap pool and sun deck anchor the outdoor space, alongside a magnesium pool, cold plunge, steam room, and sauna.</p>

<p>A commercial-grade gymnasium, residents' lounge, library, and boardroom round out a programme that functions more like a private members club than a standard building amenity floor.</p>

<p>Construction has commenced under Mosaic's in-house building arm, with completion scheduled for late 2028.</p>

<p>[smartcode_project_cta:default project_id=150135]</p>


Madeline by Mosaic delivers penthouse-level living across every apartment

Sydney Market

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<p>The flood of Sydney private treaty listings remains high, as spring sales come to a conclusion.</p>
<p>But fresh listings in late spring are down, suggesting there is an end in sight, according to the CoreLogic data. </p>
<p>The total of 26,559 offerings represents a 19.2% rise from the same time last year.</p>
<p>Nationally overall stock is up 1.9%.</p>
<p>Three of the capitals, especially Hobart, have far less stock than this time in 2016.</p>
<p> </p>
<p><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/2017/11/29/Capital%20city%20listings.jpg" alt=""></p>
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jonathanchancellor-7SQnKwU6yx

Glut of Sydney private treaty listings remains but end may be nigh: CoreLogic

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<p>CoreLogic's head of research Tim Lawless talks the Sydney housing market.</p>
<p> </p>
<p><iframe src="https://www.youtube.com/embed/sSS3G6dq1u0" frameborder="0" width="450" height="315"></iframe></p>
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Sydney's market update for November: CoreLogic

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<p>This year has seen continued upwards pressure on Sydney house prices, but standby for a shift.</p>
<p>Yes there's still near-record low interest rates, reduced stock levels, strong population growth, as well as a renewed rush from investors to use negative gearing to set up for retirement.</p>
<p>But the slightly higher interest rates announced by lenders recently - or more likely the obvious prospect of continued out of cycle rate rises - ought act as a break on the exuberance <span>on display on Saturday's across Sydney this year.</span></p>
<p>The double digit price growth cycle - which has just hit 18.9 percent according to CoreLogic - needs to come to an end.</p>
<p>It doesn't mean prices will head backwards or crash, rather the rate of growth ought slow. </p>
<p class="gmail-selectionShareable">This week there was analysis that mortgage rates would need to rise to around six per cent before house prices nationally start sliding.</p>
<p><span>That's highly unlikely, but a slow down in price growth is around the corner - and what almost everyone wants.</span></p>
<p>Just when it all takes place is the big question as certainly the 80 per cent plus weekend clearance rates haven't faltered this autumn.</p>
<p>Perhaps higher stock levels heading into Easter will provide a trigger mid-next month. Then the actual holiday pause could lay the platform for wiser heads at auction.</p>
<p>Earlier this month it was suggested that just three rate hikes of 25 basis points by the RBA would deliver a bigger increase in debt-servicing costs for households than 10-11 rate hikes did in the mid-1990s</p>
<p>According to Macquarie Bank’s head of economic research, James McIntyre current households' debt levels are at a record 187 percent of income and a one percentage point increase in the RBA's cash rate would, excluding further increases in lenders' borrowing rates, push the household debt servicing ratio beyond 10 per cent.</p>
<p>While household debt serviceability is currently manageable given the record low rates, the risk is ripe for when when they increase g<span>iven record high household debt.</span></p>
<p><span>McIntyre studied previous tightening cycles, some which involved 11 quarter-point hikes.</span></p>
<p><span>"We estimate that three to four 25 basis-point rate hikes would deliver a bigger increase in debt-servicing costs for households than 10 to 11 rate hikes did in the mid-1990s," he told clients. </span></p>
<p><span>"The RBA's reticence about further increases in household debt-to-income ratios is clear when you begin to consider how potent interest-rate rises might be from a debt-servicing perspective,'' McIntyre said.</span></p>
<p><span>He noted a big difference between the periods is a wider spread between the cash rate and lenders' mortgage rates: from 180 basis points to about 375 basis points, expanding since the GFC supposedly due to rising bank funding costs.</span></p>
<p>McIntyre, however, doesn't expect a formal RBA rate increase until early 2019.</p>
<p><em>This article first appeared in the Daily Telegraph.</em></p>
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jchancellor-FAypfDUnLy

Sydney's rate of house price growth ought to slow

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<p>House and land option in outer western Sydney should be on the radar for first home buyers as off the plan units, in a wide variety of locations, are unable to achieve their purchase price upon settlement, according to HTW’s <em>Month in Review: March 2017</em>. </p>
<p>The valuation firm says many of these units were originally purchased in stronger market conditions, particularly in 2015.</p>
<p>“This could be disastrous for a first home buyer after saving for a large deposit and having to come up with more money to settle,” the report says.</p>
<p>HTW says yields have tightened across the board with Sydney recording record low returns at 2.8% for houses and 3.8% for units, according to CoreLogic data.</p>
<p>It points to significant price growth and high investor participation that has resulted in a flooded rental market dropping rents.</p>
<p>“Over the last few years many tenants have exited the rental market and become owner-occupiers thanks to the low interest rates and not wanting to miss out on capital growth, this has resulted in additional rental vacancy’s hitting the market putting downward pressure on rents.</p>
<p>“A threat for investment are highly geared investors requiring a strong rental return to service their mortgage, an oversupply of rentals in some sectors of Sydney may result in a number of forced sales of investment properties due to serviceability issues.</p>
<p>“If too many sales occur at the one time this may result in a drop in values.”</p>
<p>The firm warns that this is a particular concern for large scale unit complexes with high investor participation rates.</p>
<p>“If you can’t access the property market the traditional way we have seen in the past other methods that may also work.”</p>
<p>The firm suggests joining forces with close friends or family to ‘group buy’ a home, buying an investment property interstate or sourcing support from their parents as alternative methods, albeit with their own pros and cons to consider.</p>
<p>A house and land package at <a href="https://www.realestate.com.au/property-residential+land-nsw-gregory+hills-201753326" target="_blank">Lot 462 Yass Street</a>, Gregory Hills (above) has been listed for $600,000.</p>
<p>Similarly a house and land package for a three bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-cobbitty-124837746" target="_blank">Lot 1335 Goodluck Circuit</a>, Cobbitty (below) has been listed for $644,400.</p>
<p><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/2017/03/15/Lot%201335%20Goodluck%20Circuit.jpg" alt=""></p>
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House and land a safer bet than off the plan units for Sydney first home buyers: HTW

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<p>Sydney’s property market will have another year of steady growth, according to HTW's February 2017 update.</p>
<p>The valuation firm says 2016 was a year of contradictions: an unsteady start with much speculation about the future; low investor confidence; higher bank interest rates than the RBA alongside progressively strong clearance rates; short selling periods and continual record breaking of the median price.</p>
<p>The market in 2016 continued to produce high auction clearance rates regularly above 80% across the greater Sydney metropolitan suburbs. This has can be attributed to low stock levels and continued buyer demand, HTW said.</p>
<p>The report said this level of demand will continue in 2017 and possible interest rate cuts suggest that stable growth will continue throughout the first half of the year and a possible slower second half of 2017.</p>
<p>HTW predict to see on average double digit growth in Sydney throughout 2017, however there may be an oversupply of units due to their concentration in certain pockets.</p>
<p>New quality stock in blue chip areas appears to be in high demand as does detached dwellings in the $3 million and above price point, it noted. </p>
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Sydney to have another year of steady property growth: HTW

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<div>There are still a great many property investors around in the market right now, so there shouldn't be too much upwards pressure on rents at the national level.</div>
<div> </div>
<div>And, so it is!</div>
<div> </div>
<div>The weighted average annual rents inflation across Australia's eight capital cities steadied at +0.7 per cent in the third quarter of calendar year 2016, according to the ABS Consumer Price Index figures. </div>
<div> </div>
<div>As you can clearly see in the chart below, nominal rental prices at the national level only tend to spike dramatically when property investors are spooked out of the market for some reason, thereby stymying the available supply of rental stock.</div>
<div> </div>
<div>This has only happened twice over the past 35 years or so, with the most recent trigger point being the global financial crisis. </div>
<div> </div>
<div>However, with mortgage rates close to their record lows, there are presently oodles of investors in the domestic market - and many more from overseas too! - even in the face of recent curbs. </div>
<div> </div>
<div><a href="/images/2016/10/28/pete1.jpg" target="_blank">Click to enlarge</a></div>
<br><div class="separator"><img src="/images/2016/10/28/pete1.jpg" alt=""></div>
<br><div>
<strong><span style="text-decoration: underline;">City by city</span></strong><br><strong><span style="text-decoration: underline;"><br></span></strong>
</div>
<div>Of course, the outlook is as always quite different for each capital city, region, and sub-region.<br><br>
</div>
<div>I have presented a second chart below as an index to show what has happened to nominal rents over the last four-and-a-half decades.</div>
<div> </div>
<div>One of the reasons I have done so is that although commentators seemingly love to spin out 'inflation-adjusted' results, the reality for many of us living today is that we often have 'rent versus buy' equations to weigh up, and for these decisions we understandably - and logically - tend to think in nominal terms.<br><br>"Are rents rising? Are dwelling prices rising? What about holding costs? Will mortgage rates increase or decrease? What is the smartest financial decision here?"</div>
<div> </div>
<div>In Sydney, annual rents inflation accelerated slightly to +2.5 per cent, which is still close to double the +1.3 per cent headline rate of inflation.</div>
<div>
<br>Blogsites and media do love a good falling rents meme, but this hasn't really been backed up by the facts, at least in Sydney's case.<br><br>Indeed, Sydney rents have increased at double the rate of inflation for nearly a decade now.<br><br>
</div>
<div>Since the beginning of 2007 Sydney's rental index has increased by +54 per cent, exactly double the rate of inflation for the harbour city over the same time horizon. </div>
<div> </div>
<div>Rental growth may be softer than it was, and in fact it is already easing in some pockets of Sydney, but rents have hardly 'fallen' since the financial crisis as commentary sometimes tries to imply.</div>
<div> </div>
<div>It's a very different Jackanory in the resources capitals, mind you.<br><br>After a great surge in both rents and dwelling prices through the heady days of the resources boom, the rental index numbers are in full on decline mode in Perth, falling back by -6.4 per cent over the year to September.<br><br>This puts the rental index for Perth back close to where it was at the peak of the mining boom four years ago in Q3 2012.<br><br><div><span>And in Darwin, the equivalent year-on-year decline has been -7.7 per cent, although certain other metrics have implied that the real estate market in the Top End may be stabilising somewhat. </span></div>
<div><span> </span></div>
<div><a href="/images/2016/10/28/Screen%20Shot%202016-10-28%20at%208.51.32%20AM.png" target="_blank"><span>Click to enlarge</span></a></div>
<div><span> </span></div>
</div>
<div><img src="/images/2016/10/28/Screen%20Shot%202016-10-28%20at%208.51.32%20AM.png" alt=""></div>
<br><div>Rental growth is flat on this index in Canberra, while interestingly the rental growth index for Adelaide has by and large tracked that of Melbourne closely for almost the entire data series since 1972. You learn something new every day!</div>
<div> </div>
<div><strong><span style="text-decoration: underline;">Supply response cavalry now arriving</span></strong></div>
<br><div>The chart above hints at why Rory Robertson was always unlikely to lose his high profile 2008 bet cf. Sydney house prices correcting sharply.</div>
<div> </div>
<div>While the annual rate of population growth in New South Wales rose incessantly from 2004 to 2008 up to an annualised peak of nearly 118,000, very little accommodation was actually being built, and this has resulted in nearly a chronic supply shortage and nearly a decade of strong rents growth. </div>
<div> </div>
<div><a href="/images/2016/10/28/Screen%20Shot%202016-10-28%20at%208.52.55%20AM.png" target="_blank">Click to enlarge</a></div>
<div> </div>
<div class="separator"><img src="/images/2016/10/28/Screen%20Shot%202016-10-28%20at%208.52.55%20AM.png" alt=""></div>
<div> </div>
<div>What you don't need any charts to tell you - just listen to the jackhammers! - is that this dynamic has at last changed, with dwelling construction at now really hitting its straps over the last couple of years, and a veritable flood of apartment completions in the post.<br><br>---<br><br>In other news, Domain reported that Sydney's median house price rose by +2.7 per cent in the September quarter to a fresh all-time high of $1,068,000.<br><br>In Melbourne, the median house price rose by an even more sprightly +3.1 per cent over the quarter and +9.1 per cent over the year to also hit a record high of $774,000.<br><br>Somewhat surprisingly, median unit prices in Melbourne performed even more strongly again in the quarter in rising by +4.5 percent, to be +5.5 percent higher over the year.<br><br>Melbourne has been constructing dwellings like fury in recent years, but population growth has accelerated to extraordinarily high levels as you can see in the chart above. </div>
<div> </div>
<div>
<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
</div>
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pwargent-M4siyDbqQY

Rental growth steadies, though not in Sydney

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<p>According to recent snapshot by realestateinvestar.com.au, the following Sydney suburbs have acute stock shortages.</p>
<p>The tally combined the number of houses and units that were on the market at the time of analysis.</p>
<p>Postcode      Suburb        Recent    12 months earlier  Change (%)</p>
<p>2095            Manly            23            69                   -66%</p>
<p>2207            Bexley           42            123                 -65%</p>
<p>2097            Collaroy         19            47                   -59%</p>
<p>2560            Bradbury        28            61                  -54%</p>
<p>2064            Artarmon        16            34                  -52%</p>
<p>2156            Glenhaven      12            24                  -50%</p>
<p>2011            Potts Point      30            57                  -47%</p>
<p>2011            Elizabeth Bay  18            34                  -47%</p>
<p>2076            Wahroonga     43            79                  -45%</p>
<p>2086            Frenchs Forest 21            37                 -43%</p>
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j.ballantyne1990-6AQqhLzZaK

Slim listings across Sydney: where the property offerings have disappeared

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<p><span style="line-height: 1.3em;">NewsLocal has launched a real estate portal geared towards Chinese-Australian audiences led by NewsCorp NSW real estate editor Tim McIntyre.</span></p>
<p><a href="https://sydneypropertyexperts.com" target="_blank"><em style="line-height: 1.3em;">SydneyPropertyExperts.com</em></a><span style="line-height: 1.3em;"><a href="https://sydneypropertyexperts.com" target="_blank">,</a> written in both Chinese and English, covers </span><span style="line-height: 1.3em;">market trends, new developments, suburb hotspots and foreign investment issues and is written by real estate experts </span><span style="line-height: 1.3em;">Shayne Collier, Brendan Wong, Erin Forster and Alison Cheung. </span></p>
<p><span style="line-height: 1.3em;"><img src="/images/2016/02/12/Screen%20Shot%202016-02-12%20at%202.02.08%20PM.png" alt=""></span></p>
<p><span style="line-height: 1.3em;">NewsLocal editor-in-chief Kathy Lipari said</span><span style="line-height: 1.3em;"> there is a gap in the market for expert real estate content and analysis tailored specifically to our Chinese-Australian audiences. </span></p>
<p><em style="line-height: 1.3em;">"SydneyPropertyExperts.com </em><span style="line-height: 1.3em;">utilises the expertise and resources of the NewsLocal real estate team to provide comprehensive information in both English and Chinese to Chinese real estate buyers," she said. </span></p>
<p>NewsLocal general manager Michael Wilkins said <em>SydneyPropertyExperts.com </em>is a true cross-platform experience for our audiences.</p>
<p>"We have listened to the feedback from our readers and the real estate team and are excited to deliver this unique in-language product to the market,” he said. </p>
<p><em>SydneyPropertyExperts.com </em>will feature an investment section, featured properties, market reports, ask the experts, development and the latest news.</p>
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