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.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

Unit Market

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The unit markets in the northern areas of New South Wales are starting to rise, according to valuation firm Herron Todd White's latest National Property Clock.
The Ballina and Byron Bay area, as well as Lismore and Coffs Harbour (pictured above), are starting to see their unit market rise.
Ballina and Byron, as well as Lismore, had been approaching the bottom of the market last month, but have seen a quick turn around.
Coffs Harbour had been at the bottom of the market in August.
To enlarge, click here.
<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/2020/9/10/HTW%20Sept%20Property%20Clock.jpg" alt="">
Closer to Sydney and Newcastle units joined Sydney as a declining market.
Melbourne's units were also categorized as a declining market.
Broome's unit market has bottomed, while South West WA has started its recovery.
Tasmania regions continue to go from strength to strength, with Burnie and Devenport, as well as Launceston, joining Hobart at the peak of the market.
 
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jrobinson-rf4aSBido9

Northern NSW unit markets rising: HTW National Property Clock

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When it comes to risk, off-the-plan units top the list for potential investment disasters, especially if changes to negative gearing and capital gains tax go ahead.
It’s a risk that’s compounded by a number of factors, says RiskWise Property Research CEO Doron Peleg, and includes equity risk, cashflow risk and settlement risk.
“The first, and most obvious, is the risk of oversupply which is something we’ve seen in inner-city Brisbane which has created weakness in the market leading to lower valuations, rising defaults on settlements, major discounting, falling rents and ridiculous incentives to get buyers across the line,” Mr Peleg said.
<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/2018/11/6/brisbane%20inner%20city%20unit%20market.jpg" alt="">
Brisbane City, Fortitude Valley and South Brisbane have all been named in the Top 10 of the RiskWise 2018 list of the 100 Worst Off-The-Plan Suburbs in Australia, as have other areas in Sydney (eg Zetland and Epping) and Melbourne (eg Southbank) where oversupply of units is a huge issue.
He said the widespread oversupply issue was universally acknowledged by banks which had ‘blacklists’ for postcodes suffering potential unit saturation. In addition, lenders are scrutinising loan applications much more vigorously and either require a much higher deposit as security or they may turn down the application entirely. “It must also be remembered that rental units and owner-occupier units are not fully substitute products. The dwelling types and needs of owner-occupiers are often greatly different from the dwelling types and needs of renters,” he said. “Units that are used by owner-occupiers are larger than units that are typically used as rental properties and, more importantly, the price per square metre of rental properties is higher than the price per square metre of owner-occupied properties, especially in Sydney and Melbourne. “This means that, overall, rental units in Sydney and Melbourne are significantly less affordable than units that are owner-occupied.” However, Mr Peleg said it was the potential changes to negative gearing and capital gains tax if Labor were to win the next Federal election, which was likely, that put off-the-plan units at their highest risk ever. He said should the ALP policy be implemented there would be reduced demand to purchase rental properties due to the creation of primary and secondary markets, and this would cause new dwelling prices to decline in many regions. “The transfer of the property effectively changes its status from the primary to the secondary market, from a taxation perspective, however, the same taxation benefits from a property in the primary market would not be available to a subsequent investor,” he said. “In other words, if you buy an off-the-plan unit, and there are no changes to negative gearing, when you sell the property the new investor will have the same tax benefits of depreciation etc as the original owner, and so the fair market value will remain similar to both the buyer and the seller, as the financial benefits from the property are the same. “However, if the changes go ahead, the new purchaser will not be able to claim negative gearing against their wages and the capital gains tax discount will be cut in half. Therefore, the vendor must drop the value of the property because the benefits to the buyers are lower, and it is therefore not as attractive to potential buyers.” Mr Peleg said unless there was phenomenal capital growth, the value of off-the-plan property in many regions was likely to be reduced and it would become significantly harder for investors to enjoy capital growth from many off-the-plan units, at least in the foreseeable future. “And if you consider that many of the prices for off-the-plan units include a significant commission to the marketer, between 5-6 per cent of the value of the property and sometimes even more, and with the current risks to settle the property … all of these things together make purchasing off-the-plan units in many regions in Australia extremely high,” he said.
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j.ballantyne1990-6AQqhLzZaK

Brisbane off-the-plan units the riskiest property investments

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Melbourne stays firmly perched at the peak of cycle for unit markets, while Sydney remains at the start of decline, according to property valuation firm Herron Todd White’s (HTW) recent report.
“This year will undoubtedly be seen as the one where the collective boomtown mentality of Sydney took a breather,” according to HTW’s Month in Review for December.
In Melbourne, it was a very good year for property with great fundamentals and many investors still confident there’s a way to go.
Ballarat, which had made it to the peak of the unit market cycle, slipped one notch to approaching the peak.
The peak of the market position is dominated by cities or regions from NSW, with Gold Coast and Melbourne the only outsiders.
As HTW put it: “2017 was the year some of our hottest markets decided it was time to take a breather.”
The bottom of market has new entrants in Darwin and South West WA, which join an already long list led by Adelaide. Darwin was approaching the bottom in November.
Meanwhile, Brisbane, Canberra and Perth remain at the declining market position.
<a href="https://www.propertyobserver.com.au/images/2017/12/5/HTWUnitsDec.jpg" target="_blank">Click to enlarge</a>
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/12/5/HTWUnitsDec.jpg" alt="">
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prateek24-ezbwHMbNAk

Melbourne at peak of unit market, Sydney remains in decline: HTW clock

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Shoalwater and North Coogee in Perth and Halls Head in Mandurah are the three top suburbs in Western Australia where the prices of units showed the most growth in the last five years.
The data from CoreLogic data tracks the percentage growth over a five-year period.
North Coogee (postcode 6163) grew 34% and was far ahead of the rest of the pack. Unit prices in Shoalwater grew 23.1%, while they were up 23.4% in Halls Head.
Of the 13 suburbs, 11 are in Perth.
<table border="0"><tbody>
<tr>
<td> Suburb</td>
<td> 5-year growth</td>
</tr>
<tr>
<td> 1. Applecross</td>
<td> 17.6</td>
</tr>
<tr>
<td> 2. Balga</td>
<td> 16.5</td>
</tr>
<tr>
<td> 3.Busselton</td>
<td> 16.9</td>
</tr>
<tr>
<td> 4. Coolbellup</td>
<td> 16.1</td>
</tr>
<tr>
<td> 5. Halls Head</td>
<td> 23.4</td>
</tr>
<tr>
<td> 6. Melville</td>
<td> 21.1</td>
</tr>
<tr>
<td> 7. Mount Pleasant</td>
<td> 17.3</td>
</tr>
<tr>
<td> 8. Nedlands</td>
<td> 22.7</td>
</tr>
<tr>
<td> 9. North Coogee</td>
<td> 34</td>
</tr>
<tr>
<td> 10. Shoalwater</td>
<td> 23.1</td>
</tr>
<tr>
<td> 11. Tuart Hill</td>
<td> 18</td>
</tr>
<tr>
<td> 12. Westminster</td>
<td> 17.9</td>
</tr>
<tr>
<td> 13. Woodlands</td>
<td> 19.2</td>
</tr>
</tbody></table>
In North Coogee, the median unit price is $670,000 as at September end, according to CoreLogic.
In the outer southern Perth suburb of Shoalwater (6169), the median price for units is $245,000.
A three-bedroom unit at <a href="https://www.realestate.com.au/property/vlla-5-16-arcadia-dr-shoalwater-wa-6169?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">5/16 Arcadia Drive, Shoalwater</a>, sold in February 2017 for $412,500. The unit last changed hands in 2002 for $200,000, according to CoreLogic RP Data.
<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/2017/11/30/Shoalwater1.jpg" alt="">
Another three-bedroom unit at <a href="https://www.realestate.com.au/sold/property-unit-wa-shoalwater-120085101" target="_blank">1/154-156 Arcadia Drive, Shoalwater</a> (picture above) sold in October 2015 for $355,000.
Previously, it sold in July 2014 at the same price but in June 2011, the unit changed hands for $300,000, CoreLogic RP Data shows.
Halls Head (postcode 6210) has a median price of $390,000.
 
 
 
 
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North Coogee leads WA's best price growth suburbs over past five years

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Building activity data released by the ABS showed there were more newly built units completed over the December 2016 quarter than houses, the first time on-record this has occurred.
The number of new dwellings approved for construction has recently fallen from historically high levels which will over time result in fewer commencements and completions moving forward. 
The latest building activity data for the December 2016 quarter, showed that dwelling commencements and completions were actually higher over the quarter. 
Meanwhile, the number of dwellings under construction and the number of dwellings approved but awaiting commencement fell.
Over the December 2016 quarter there were 28,690 new houses that commenced construction and 27,887 new units which commenced construction. 
While new house commencements were 3.4% lower, new unit commencements increased by 3.9%. 
Since the end of 2016 there has been a substantial decline in house and unit approvals so it is reasonable to expect that dwelling commencements will follow the lead of approvals and start to trend lower over the coming quarters.
<a href="https://www.propertyobserver.com.au/images/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.27%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.27%20pm.jpg" alt="">
In terms of dwelling completions, 28,102 new houses and 28,527 new units completed construction over the December 2016 quarter. 
This marked the first quarter on record that more new units had been completed than new houses. 
New house completions rose by 0.7% over the quarter while new unit completions surged 26.1% to a new record-high.
<a href="https://www.propertyobserver.com.au/images/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.34%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.34%20pm.jpg" alt="">
At the end of the quarter, there were 64,332 new houses under construction and 152,635 new units under construction. 
There has been little change in the number of houses under construction over recent quarters while new unit construction remains historically high but has begun to fall. 
Interestingly when you look at the individual state data, the number of new units under construction in New South Wales is continuing to climb to new historic highs while the number under construction in Victoria and Queensland, where concerns around inner city unit supply are more pronounced, is now clearly trending lower.
<a href="https://www.propertyobserver.com.au/images/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.39%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.39%20pm.jpg" alt="">
Finally if we look at the number of new houses and units approved for construction but not yet commenced, there were 9,814 houses and 29,044 units yet to start the construction phase. 
The number of new houses approved but not commenced increased by 5.0% over the quarter while the number of new units fell by 11.7% from its historic high the previous quarter.
<a href="https://www.propertyobserver.com.au/images/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.43%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.43%20pm.jpg" alt="">
With dwelling approvals having fallen quite significantly from record high levels since December 2016 it is reasonable to expect that there will be fewer commencements going forward, particularly for units. 
Completions on the other hand could remain high for some time given that there are still many houses and units under construction. 
New house and unit completions have averaged 43,497 a quarter over the past five years, even if there were no additional new commencements based on this run-rate it would take almost five quarters for the stock to clear.
It is also important to note the fact that the number of units under construction has started to decline in Victoria and Queensland while it continues to rise in New South Wales. 
Commencements data shows that the number of starts have also fallen in Victoria and Queensland while they continue to trend higher in New South Wales. 
The pull-back in Victoria and Queensland for commencements is probably related to unit oversupply concerns in the inner city areas of the state capitals. 
In fact the rate of growth for units is already dramatically lagging that of houses in Melbourne and Brisbane while the same trends are not evident in Sydney.
It is clear that the market is responding to the heightened level of dwelling construction over recent years. 
While it appears that in most states commencements are now falling they have continued to climb in New South Wales which ultimately is positive given it is the state with the largest overall undersupply of housing.
Cameron Kusher is research analyst for CoreLogic. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
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ckusher-ujnxiKuFQs

Newly built apartments outnumber houses for the first time on record: Cameron Kusher

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Units in Brisbane are in a declining market according to the March property clock from Herron Todd White, with apartments in Canberra, Townsville and the Whitsundays at the bottom of the market.
Melbourne, the New South Wales Central Coast, Gold Coast and Newcastle are at market peak.
Apartments in Brisbane began to decline last month.
According to Herron Todd White's latest report you don’t need much coin to enjoy Brisbane, but the city does struggle to snag the sort of numbers (both in transactions and values) that Sydney and Melbourne property achieve.
"Among the major cities, Brisbane really is one that has plenty to offer the entry-level investor, but initial steps must include a realistic assessment of your finances and the ability to compromise now, in order to benefit later," HTW said.
<a href="https://www.propertyobserver.com.au/images/2017/03/5/Screen%20Shot%202017-03-05%20at%201.27.20%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/03/5/Screen%20Shot%202017-03-05%20at%201.27.20%20pm.jpg" alt="">
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"If you’re willing to position yourself a reasonable distance from the CBD, there are a plethora of options for first time buyers and investors.
"It’s all about realising this first purchase won’t necessarily be a home on the hill in St Lucia or penthouse in New Farm.
Target something that’s had some wear and tear but still includes that key property component of location. Nearby services and facilities are major factors in price growth.
"You can renovate the improvements, but you can’t relocate the real estate.
"Locations that are worth considering for first homeowners should include those with a comparably lower median house price.
"Think about addresses such as Runcorn, Calamvale, Drewvale, Doolandella, Salisbury, Coopers Plains, Heathwood and Forest Lake. Look for housing priced at sub-$600,000 (which is the typical Brisbane median house price). Although you are competing with investors in these locations, with enough preparation, you stand a great chance of nding your first home.
"Another area to search is our western corridor through to Ipswich. This patch offers some of our region’s lowest entry-level price points, and with great access to all the facilities you’d expect of a big city. There’s also great transport options if you do need to commute into the capital’s CBD.
Check out the suburb of Camira for some of those cheaper, larger blocks. If new housing is more your bag, then Springfield and Springfield Lakes are popular suburbs for first home buyers where there is affordability and proximity to both great public infrastructure and transport. It’s also kind of nice to be living in a brand new or near new home for your first foray into residential. However if you do choose second hand, it’s possible to get a three-bed, two-bath, one-car car dwelling on a small allotment at Spring eld Lakes from $330,000 to $380,000. There’s also the option to buy a townhouses or unit, although these historically don’t achieve the same capital growth as houses.
"If you’re an entry-level investor looking to be part of Brissie, then you’re probably considering units and townhouses at the moment – but as we’ve been warning for some time now, be careful!
"Off-the-plan investor stock that has limited appeal to owner- occupiers is at oversupply and the potential for capital gain is limited.
"Many investors are also looking at detached homes. We’ve seen a trend towards housing in areas like Sunnybank Hills, Macgregor and Coopers Plains where investors buy highset housing and rent out the lower level separately to increase the return.
"In the western corridor once more, investors like Redbank Plains, Gailes and Collingwood Park. These suburbs have very low price points for established housing and while touts can be modest, rent returns are strong.
"Overall, our advice for first time buyers is to be prepared and look for smart strategies that help you get into the market. Maybe there’s the option of gaining support from the bank of “mum and dad”. Even if they don’t have the ready cash, going guarantor on a loan can be great step up from your folks."
Property Observer found a two bedroom apartment with city views, <a href="https://www.realestate.com.au/property-unit-qld-brisbane+city-124760210" target="_blank">193/18 Tank Street</a> on the market for around $500,000 (below).
It last traded for $520,000 at the start of 2016.
<img src="https://www.urban.com.au/images/2017/03/06/Screen%20Shot%202017-03-06%20at%2010.25.21%20AM.png" alt="">
 
A two bedroom, two bathroom inner city apartment with one car space, <a href="https://www.realestate.com.au/property-apartment-qld-brisbane+city-124871846" target="_blank">7026/7 Parkland Boulevard</a> Brisbane City, (below) is on the market for $649,000.
It last sold for $620,000 in 2015.
<h1><img src="https://www.urban.com.au/images/2017/03/06/Screen%20Shot%202017-03-06%20at%2010.29.10%20AM.png" alt=""></h1>
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March Brisbane apartment market in decline: HTW property clock

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Canberra is at the bottom of the unit market, according to Herron Todd White’s latest property clock. Sydney is approaching the peak, which is where Melbourne has been for some time.
The property advisory firm's November property clock says that Canberra had recently moved from approaching the bottom of the market to now being at the bottom of the market.
Apartments in Melbourne, Dubbo, the NSW Central Coast, Newcastle and the Gold Coast were at the peak of the market cycle in October.
<a href="/images/2016/11/04/Unit%20clock.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Unit%20clock.png" alt="">
This is also the same for South West WA with Adelaide, Bundaberg, Emerald, Townsville and Whitsundays also being at the bottom of the market.
Places where the unit market is at its peak includes Melbourne, NSW Central Coast, Coffs Harbour, Gold Coast and Newcastle.
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Sydney apartments approaching peak, Melbourne at top and Canberra at bottom: HTW property clock

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Caulfield North ranks the Victoria location with fastest selling units, according to Investar’s latest market report.
The property investment firm states that an average apartment at Caulfield North can expect to be on the market for 40 days before being sold.
<table border="1" align="left"><tbody>
<tr>
<td>Suburb</td>
<td>Postcode</td>
<td>Dwelling type</td>
<td>Bedrooms</td>
<td>Days on market</td>
</tr>
<tr>
<td>Caulfield North</td>
<td>3161</td>
<td>Unit</td>
<td>3</td>
<td>40</td>
</tr>
</tbody></table>
 
 
This list was produced using live on the market sales listing data.
It is designed to identify the fastest moving suburbs based on the average days a listing spends on the market at a suburb and property type level.
Low average days on market indicates that the market is turning over stock quickly which may indicate that demand is stronger than supply.
Units sold at Caulfield North at the median price of $690,000 include a three bedroom unit at <a href="https://www.realestate.com.au/sold/property-unit-vic-caulfield+north-123255594" target="_blank">4/10 Hudson Street</a> (above) that was sold for $690,000.
Similarly a three bedroom unit at <a href="https://www.realestate.com.au/sold/property-unit-vic-caulfield+north-122339962" target="_blank">1/75 Bambra Road</a> (below) was sold for $685,000.
<img src="/images/2016/10/07/175%20Bambra%20Road.jpg" alt="">
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Caulfield North ranks as fastest selling Victoria apartments: Investar

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Naremburn is the NSW location where it takes the least time to sell a unit, according to Investar’s latest market report.
The property investment firm states that an average unit at Naremburn can expect to be on the market for 39 days before being sold.
This is followed by Kirrawee at 40 days and Greenwich at 41 days.
<table border="1" align="left"><tbody>
<tr>
<td>Suburb</td>
<td>Postcode</td>
<td>Dwelling type</td>
<td>Bedrooms</td>
<td>Days on market</td>
</tr>
<tr>
<td>Naremburn</td>
<td>2065</td>
<td>Unit</td>
<td>2</td>
<td>39</td>
</tr>
<tr>
<td>Kirrawee</td>
<td>2232</td>
<td>Unit</td>
<td>2</td>
<td>40</td>
</tr>
<tr>
<td>Greenwich</td>
<td>2065</td>
<td>Unit</td>
<td>2</td>
<td>41</td>
</tr>
<tr>
<td>Cremorne</td>
<td>2090</td>
<td>Unit</td>
<td>2</td>
<td>44</td>
</tr>
<tr>
<td>Queenscliff</td>
<td>2096</td>
<td>Unit</td>
<td>2</td>
<td>45</td>
</tr>
</tbody></table>
This list was produced using live on the market sales listing data.
It is also calculated at both a dwelling type and bedroom number level. It is designed to identify the fastest moving suburbs based on the average days a listing spends on the market at a suburb and property type level.
Low average days on market indicates that the market is turning over stock quickly which may indicate that demand is stronger than supply.
Units sold at Naremburn at the median price of $860,000 include a 2 bedroom unit at <a href="https://www.realestate.com.au/sold/property-apartment-nsw-naremburn-121747878" target="_blank">23/25a Marks Street</a> (above) that was sold for $860,000.
Similarly a two bedroom unit at <a href="https://www.realestate.com.au/sold/property-apartment-nsw-naremburn-122908430" target="_blank">25/19 Glenmore Street</a> (below) was also sold for $875,000.
<img src="/images/2016/10/07/2519%20Glenmore%20Street.jpg" alt="">
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Naremburn fastest NSW spot to sell a unit: Investar

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Hallam is the Victorian location where there has been the biggest increase in unit stock compared to last year, according to Investar’s latest market report.
The property advisory firm states that the suburb in Melbourne's south-east has experienced a unit listing growth of 204%, up from 21 to 64 over the past 12 month period.
This is followed by Yarrawonga, up from 20 to 35 and Windsor, up from 28 to 49 units on sale.
<table border="1" align="left"><tbody>
<tr>
<td>Suburb</td>
<td>Postcode</td>
<td>Current sales stock</td>
<td>Sales stock 1 yr ago</td>
<td>Growth</td>
</tr>
<tr>
<td>Hallam</td>
<td>3803</td>
<td>64</td>
<td>21</td>
<td>204%</td>
</tr>
<tr>
<td>Yarrawonga</td>
<td>3730</td>
<td>35</td>
<td>20</td>
<td>75%</td>
</tr>
<tr>
<td>Windsor</td>
<td>3181</td>
<td>49</td>
<td>28</td>
<td>75%</td>
</tr>
<tr>
<td>West Melbourne</td>
<td>3003</td>
<td>87</td>
<td>50</td>
<td>74%</td>
</tr>
<tr>
<td>Carrum Downs</td>
<td>3201</td>
<td>34</td>
<td>21</td>
<td>61%</td>
</tr>
<tr>
<td>Carnegie</td>
<td>3163</td>
<td>79</td>
<td>50</td>
<td>58%</td>
</tr>
</tbody></table>
This list was produced using historical listing data at a suburb level for units.
It is designed to identify the suburbs with the biggest increase in stock on market for the current month when compared to the stock on market for the same period 12 months ago.
A large increase in stock on market could indicate weakening demand conditions or an increase in supply from growing activity in the market.
Units for sale off the plan at around the $360,000 median in Hallam includes a two bedroom unit at <a href="https://www.realestate.com.au/property-unit-vic-hallam-122570202" target="_blank">19/20-22 Belgrave-Hallam Road</a> (above) that is for sale for $360,000.
Similarly a three bedroom unit at <a href="https://www.realestate.com.au/property-unit-vic-hallam-122998618" target="_blank">18/59-61 Belgrave Hallam Road</a> (below) is for sale for $370,000.
<img src="/images/2016/10/21/hallam%20oct%2018.jpg" alt="">
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