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.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<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."

[smartcode_project:default project_id=1979 project_image_fid=363268]

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.

[smartcode_project:default project_id=151449 project_image_fid=357458]

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

Townsville

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A development site fronting the Willows Golf Course in Townsville has hit the market.
The 17,900 square metre holding located on 18 Nineteenth Avenue is a "rare find", according to Knight Frank Head of Projects, Andrew Forster, who is marketing the property.
He estimates that based on the size of the site and the golf course frontage, 28 to 30 residential lots can be created overlooking the course and the Bohle River.
“It is large enough though for a mix of uses including residential units, with its three-level height capacity. Interest from aged care developers has also been received,” said Forster.
"The site is one of the very few large sites zoned for medium density in the Townsville region.”
“This parcel will have appeal to all ages, with major shopping and entertainment facilities within one kilometre and the hospital and university within five minutes’ drive.
 “We are experiencing a very strong recovery in employment in North Queensland, and Townsville is now benefitting from this.”
Australian Bureau of Statistics data indicating over 14,000 people were employed in the region since the closure of the QNI Refinery in 2016.
Knight Frank Townsville has several development sites available for sale in the region, Forster said.
“Properties in regional cities with points of difference in particular attract interest from the national development industry, and this golf course frontage is exactly the kind of point of difference that sets a property apart,” he said.
“There are very few development sites with the zoning and size for a mix of residential uses in this region.”
Residential occupancy numbers have recovered strongly in some housing forms such as three-bedroom units and four-bedroom houses, according to Knight Frank research.
Their research also found rents for three-bedroom units in Townsville improved in early 2018 and the median weekly rent for four-bedroom dwellings in suburbs along the Ross River improved by more than 10% in the March and June quarters this year.
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j.ballantyne1990-6AQqhLzZaK

Development site fronting golf course up for sale in Townsville

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A Townsville educational facility on a 26.17 hectare holding is being offered for sale with "significant development potential".
The property located at 190 Hervey Range Road in Townsville is being presented to buyers by Robert Dunne and Gregory Woods of Savills via an Expression of Interest campaign.
The property’s current major use is an educational campus, comprising of prep, primary and secondary schools, with additional accommodation facilities for male and female students.
“We predict the opportunity will be seized by either an educational provider wanting to continue the operation of an educational facility, or by a property developer wanting to improve the current use," said director of commercial sales for Savills, Robert Dunne.
The property is zoned “Community Facilities” with development opportunities including but not limited to health care services, retirement facility and residential aged care facility comprising a maximum building height of three storeys, subject to code assessment.
Director of Capital Transactions Gregory Woods said this scale of opportunity with all its improvements is rarely available.
The property is located 12km from the city centre of Townsville, with access to the major roads connecting Western Townsville with the Townsville CBD.
The opportunity is being presented to market at an "ideal time", with thousands of homes in the pipeline for Townsville’s booming Western Corridor.
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Savills presents 26 hectare opportunity in Townsville market

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An abandoned Townsville heritage building, long known as Stanton House is available for lease as its renovation nears completion.
The premises at <a href="https://www.raywhite.com/qld/townsville-city/754925/?lang=en" target="_blank">197 Flinders Street</a>, Townsville City, was built in the 1880s.
It will shortly have multiple tenancies for office, retail and hospitality use. 
The three-storey colonial-style building overlooks the Ross Creek.
The historic building was built for Townsville’s first butcheries in 1884.
It was then occupied by an insurance company before being sold in 1932 and extended into the headquarters of the Anglican Church.
Stanton House in honour of George Stanton, who was the first Anglican bishop of North Queensland.
Ray White Commercial agent Troy Townsend is marketing the property.
There will be two ground floor retail tenancies and four professional office suites on levels one and two, he said.
The premises have views across the Ross Creek and Townsville Yacht Club Marina.
Lease rates for office space will start $220 per square metre.
The retail tenancies will start at $400 per square metre. 
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Stanton House, Townsville on the hunt for commercial tenants

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The Townsville market hasn’t recovered since peaking in 2008, with the median house price falling by 13 per cent to June 2017.
Vacancy rates in Townsville remain relatively high, at 3.8 per cent in March quarter 2018, although are well down from a peak of 7.1 per cent eighteen months earlier, according to a report released this week by BIS Oxford Economics.
Reflecting this improvement, it appears that the downturn has stabilised, with the median house price on track to rise by two per cent in 2017/18.
The Cairns market has shown more upside, having not experienced the mining boom/bust of Townsville.
Vacancy rates have remained in the 2–3 per cent range since 2012, with a total 21 per cent growth in the median house price coming through over 2012 to 2017 the report stated.
The economists temper this by noting that, "price growth has slowed in 2017/18 and is on track to be flat according."
"In real terms, Townsville’s estimated median house price at June 2018 is 30 per cent below its December 2017 peak in real terms, suggesting there would be little more downside."
The local unemployment rate has improved, although this appears to be on the back of lower participation rates, rather than higher, meaning that "hidden unemployment" could become problematic.
Population growth is weak and as such, minimal price growth is expected over 2018/19 and 2019/20, before some signs of an upturn emerge by 2020/21 with vacancy rates tightening, and some economic recovery coming through as rising tourist arrivals underpin the upgrade of existing tourism infrastructure the economists suggested.
Cumulative growth of nine per cent is forecast in the three years to June 2021 for Townsville.
Whereas the BIS Oxford economists forecast that the Cairns market will begin running out of steam after steady, albeit moderate, price growth to 2017.
Population growth remains slow and, apart from growth in tourism, there remain few other drivers in the local economy that can help employment growth and push through price rises.
As a result, only modest growth is forecast for Cairns, totaling four per cent over the three years to June 2021.
For a look at our take on the BIS Oxford Economics report for the national market check out, "Melbourne house prices forecast to tread water through to 2020/21".
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Townsville housing market's downturn stabilises: BIS Oxford Economics

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Townsville commercial property market continues consistent upward trend.
The remainder of 2018 is likely to remain status quo in the Townsville commercial property market with overall confidence and market sentiment positive, according to the latest report from Heron Todd White.
The inner city remain buoyant with inner-city projects including the Townsville Stadium and proposed waterfront precinct being "positive factors".
The valuers at HTW stated that "the present market is highly suburb selective, with reasonable turnover levels in the sought after mid to inner suburbs, but patchy sales in other areas and suburbs with perceived social issues."
During 2018, the trending rental vacancy rate has remained in a "balanced market range" with the overall trend vacancy rate at just over 3%.
This is significantly lower than the prevailing trend in vacancy rate for the similar period of 2017 at 5.52%.
The unit market is currently steady, albeit at low volumes, with some resistance still being experienced due to the holding costs associated with unit ownership including body corporate fees and high insurance costs.
The report forecasts that the remainder of 2018 will remain similar to what we has been seen to date, with any changes to demand or sentiment heavily reliant on factors such as unemployment, job security and population growth.
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Townsville commercial property market continues consistent upward trend: HTW 

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Townsville's residential market has confidence with a positive market sentiment.
The inner city 4810 postcodes remain buoyant with inner-city projects including the Townsville Stadium and proposed waterfront precinct being positive factors.
The present market is highly suburb selective, with reasonable turnover levels in the sought after mid to inner suburbs.
But there are patchy sales in other areas and suburbs with perceived social issues, according to the June report from valuation firm Herron Todd White.
During 2018, the trending rental vacancy rate has remained in a balanced market range with the overall trend vacancy rate at just over 3%.
The report noted that, this is significantly lower than the prevailing trend in vacancy rate for the similar period of 2017 at 5.52%.
The unit market is currently steady, albeit at low volumes, with some resistance still being experienced due to the holding costs associated with unit ownership including body corporate fees and high insurance costs.
The valuers at HTW forecast that the remainder of 2018 will remain similar to what has been seen to date so far, with any changes to demand or sentiment heavily reliant on factors such as unemployment, job security and population growth.
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Patchy sometimes, but Townsville's residential market has a positive market sentiment: HTW 

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Townsville’s industrial market remains flat, according to Herron Todd White’s (HTW) recent report.
The property data firm says that industrial rents are declining.
“The industrial market remains flat with current market activity being largely confined to affordable properties that tick all the right boxes in the sub $1 million range and largely catering to intending owner-occupiers," says the report.
“There are occasional high-end syndication or trust purchases, but only for properties with strong lease profiles. Industrial rents have been on a declining trend and appear to have reached a level that is being accepted by the market," it added.
As a result of softening rents, incentives also appear to have settled to reflect rent-free periods of around three months, according to HTW.
“Broadly speaking, a large portion of mainstream industrial property falls within the $90 to $110 per square metre rental range.
“Within the lower end of this range is typically smaller older light industrial properties in Garbutt with small office components.
“Larger better quality mainstream industrial properties in Garbutt and Bohle generally fall within the mid to higher end range depending on the office size component and hardstand areas.
“Industrial property exhibiting large office components and extensive hardstand areas can reflect rents up to above $140 per square metre.
“Overall rents are flat with the market continuing to exhibit a balanced to oversupply of property available relative to current demand.
“This is likely to see downward pressure remain on rental rates until such time as the rental vacancy situation improves,” the report stated.
An industrial building at <a href="https://www.realcommercial.com.au/property-industrial+warehouse-qld-aitkenvale-501076371" target="_blank">5-7 Madden Street</a>, Aitkenvale (above) has been listed for $950,000. The listing agents are Dan Place and Mark Fitzgerald of Knight Frank.
An industrial property at <a href="https://www.realcommercial.com.au/property-offices-qld-kirwan-502465026" target="_blank">719 Ross River Road</a>, Kirwan (below) has been listed for $990,000. The listing agents are John Gribbin and Paul Kotze of John Gribbin Realty.
<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/2017/08/28/719%20Ross%20River%20Road.jpg" alt="">
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Industrial market in Townsville remains flat: HTW

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Activity in Townsville’s residential property market is currently dominated by owner-occupiers with a number of these buyers being first time participants, the valuation firm Herron Todd White (htw) has signalled in a recent report.
"Sentiment is building in Townsville’s residential property market which is consolidating at the start of recovery phase, although the market is showing a dichotomy with the recovery in the housing sector advancing, whilst the market for land and units continues to teeter," it advised.
First time buyer participants in the local market are buying houses across most suburbs of Townsville and include a mixture of new, semi modern and older style homes.
"This sector of the market would appear to be mostly active in the $300,000 to $400,000 range," it noted.
"It would appear that first time participants in the market have realised that now is the time to buy with record low interest rates, good affordability and a buyer’s market creating favourable conditions for these buyers." 
A three-bedroom house at <a href="https://www.realestate.com.au/sold/property-house-qld-townsville+city-125624582" target="_blank">251 Wills Street</a> in Townsville City (picture above) recently traded for $400,000. The house is perched on the foothills of Castle Hill.
Another house in Townsville City, this one a two-bedroom dwelling, changed hands earlier this year for $329,000. 
<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/2017/11/22/Townsville2.jpg" alt="">
Other owner-occupiers include upgraders moving from units to houses, renovators, those moving to superior locations and downsizers.
"This market encompasses a wide range of values and suburbs."
The valuation firm noted Townsville’s median house price remained soft.
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First home buyers think it's time to buy in Townsville: HTW

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The leading growth markets in Australia are now popping up in unexpected places.
Regional centres like Launceston and Townsville (above), as well as the affordable outer-ring precincts of our capital cities, dominate Hotspotting’s new National Top 10 list for municipalities with the highest number of growth suburbs.
This partly reflects the decrease in the number of rising markets in Sydney and Melbourne, with both the big cities still performing solidly but well past their peaks in terms of sales volumes. The attention is now shifting to other cities.
In the new Spring edition of The Price Predictor Index, the Moreton Bay Region in Brisbane’s north is the No.1 LGA in Australia for growth markets, having overtaken the Sunshine Coast. 
Moreton Bay LGA has 14 suburbs with upwardly-mobile markets, with buyers attracted by affordable prices, infrastructure and jobs nodes. Growth areas include Caboolture, Burpengary, Arana Hills, Bongaree, Deception Bay, Bray Park, Woorim and Warner. 
Morayfield is a key market, with sales around 170 per quarter, compared to 120-130 two years ago.
The Sunshine Coast LGA continues to feature strongly. It has 12 growth suburbs, while the neighbouring Noosa LGA has four. Growth stars include Coolum Beach where quarterly sales are up from around 70 to above 100. Caloundra and nearby Golden Beach are also thriving.
The Adelaide market gets very little national attention but it’s showing considerable resilience and there is growth potential in specific precincts. The Marion LGA in Adelaide’s south-west is the leading market in the South Australia capital, having lifted the number of growth suburbs in each of the past three quarterly surveys.
The Marion LGA, a middle-market area of Adelaide, now has nine rising suburbs, including Oaklands Park (median house price $470,000) which has lifted sales from 18 to 24 to 29 to 30 to 37 to 41 in the past six quarters. Other growth suburbs include Sheidow Park, Clovelly Park, Dover Gardens, Edwardstown and Glengowrie.
The Hobart market has captured national attention as homes sell quickly, rents rise at rates above the national average and price growth challenges the major cities. Within the Hobart metro area, the Clarence LGA is the market leader, although growth suburbs are spread across the city. 
Clarence, on the opposite side of the Derwent from the CBD, includes growth suburbs such as Geilston Bay, Bellerive, Lindisfarne, Rokeby, Risdon Vale and Warrane.
Launceston markets continue to grow in strength, but tend to be overlooked because of growing national focus on results in Hobart. Tasmania’s No.2 city has eight suburbs with growth markets, while the nearby West Tamar LGA has three. Affordable Invermay (median house price $230,000) typifies the growth in this region. Its sales levels have grown from 19 to 22 to 24 to 29 to 34 to 37 in the past six quarters, while sales in South Launceston have risen from 20 to 29 to 34 to 47 to 51.
Townsville in North Queensland is one of the nation’s comeback markets. It is showing increasing signs of recovery from years in which the usually-strong local economy struggled, thanks to the downturn in the resources sector and the closure of the city’s nickel refinery. 
The growing evidence of a revival is likely to gather pace as major events (such as the location of the headquarters for the $20 billion Adani mining project) start to take shape. On the back of improving economic prospects, Townsville now has six suburbs with rising markets. 
Perth too is mounting a comeback after four years in a slump and regions in the north of the metro area are leading the fightback. The Wanneroo LGA is  featuring strongly; it has six suburbs with growing sales activity - remarkable when you consider that the entire Perth metro area had zero growth suburbs only nine months ago. 
The growth markets include Alkimos, Carramar, Clarkson and Hocking. The Wanneroo LGA is the fast-growing municipality in WA and includes several new growth suburbs. As is often the case in such areas, vacancies are high in some postcodes but this will change as demand continues to grow. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au" target="_blank">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Leading growth markets popping up in unexpected places: Terry Ryder

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A home in Douglas near Townsville has been listed by the mortgagee in possession.
The <a href="https://www.realestate.com.au/property-house-qld-douglas-126600350" target="_blank">Lord Howe Promenade home</a> on 1910 sqm, has four bedrooms, two bathrooms and a swimming pool.
<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/2017/10/13/Mort1.jpg" alt="" style="font-size: 12.16px;">
The master suite looks out to a nature setting and features an ensuite.
On the ground level there's a home office and an open plan living area with built-in bar.
Explore Property agent Annette Rowlings has set a $1.49 million asking price.
 
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