Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

Joel Robinson

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Units

<html><body>
Historically Sydney embraced apartment living relatively early, in many inner suburbs there are examples of apartment buildings dating back to the 1930’s. Sydney’s appetite for apartment living has increased steadily ever since and this has resulted in a diverse stock of medium and high-density apartments to a greater extent than Melbourne.
Sydney has also alone successfully grown an urban landscape to become a ‘city of cities’ while the City of Sydney has long promoted the idea of a ‘city of villages’.
The evolution in high-density living and the continued growth of our varied urban centres has combined to help produced a rich and increasingly diverse apartment market. With each area offering interesting, diverse and appealing communities and neighbourhoods, as a result new apartment projects have also evolved in design and size to fit these different ‘cities’ and ‘villages’.
It’s a pattern of development that in Australia is unique to Sydney, much more so than Melbourne and with apartment living only going to increase, this extent of diversity appeals to many developers and buyers. It enables varied cultural outcomes to evolve and so makes each area more engaging and exciting.
One result is that we see architectural variety clearly responding to the different geographic and cultural markets that have developed. This also adds character to the city and creates different neighbourhoods that appeal to buyers.
City of Cities
Unlike Sydney, no other Australian city has developed the number of major high-density satellite centres such as Parramatta, Auburn, Bankstown, Bondi Junction, North Sydney and Chatswood.
This pattern of development is not surprising given the growing proportion of people living in high density housing. In 2001 one in seven (15.7%) of Sydney dwellings were classified as high density, by 2011 that had increased to 20.7%, today the figure is close to 30% and growing.
The highest proportions are located in the City of Sydney (70.2%) with the CBD (94.3%), and then followed by North Sydney (60.8%), Waverley (49%) and Woollahra (46.4%).
The appeal of these ‘satellite centres’ locations is somewhat surprising, as Parramatta, Bankstown and Auburn are all located some 20kms from the CBD, while Chatswood and Bondi Junction are within 10kms, which is often seen as the limits of the definition of inner-city.
However Parramatta is a great example so much so that recently a $2 billion proposal to rejuvenate its commercial hub was announced. And like Chatswood a strong high density residential market will be a key part of future plans.
City of Villages
In the 1950’s the idea of a CBD, as a district devoted to business did result in some areas becoming somewhat isolated from the wider community, and this historically residential development. Now that thinking has been reversed. Today the City of Sydney (along with most other cities) is one of the most dynamic high-density residential markets.
Taking on the idea of a series of villages, in part reflects international trends, but it’s a very positive way to help encourage and sustain residential areas and individual developments with wide appeal.
The City of Sydney has identified 10 villages, and these include the CBD and Harbour, Chinatown/CBD South, Green Square/City South, King &amp; Harris Streets, Oxford Street and Redfern Street.
With the village plan actively promoted, when we think of marketing and development goals we can see from various consultations how residents would like to see the area’s villages evolve.
What is interesting and perhaps not that surprising is that many of the key points residents look to encourage would be an exact check list for any successful development to address, including;
<ul>
<li>developing a sense of community</li>
<li>improving public transport (plus encouraging bike riding and walking)</li>
<li>supporting local services and businesses</li>
<li>solving parking problems</li>
<li>‘greening’ streets and neighbourhoods</li>
<li>promoting safe and clean public places.</li>
</ul>
For residents the idea of a City of Villages is appealing, however to meet the needs of a modern economy the long-term planning for any city needs to accommodate commercial growth and all of the associated services. Today we also see that a mix of development, including a range of residential projects clearly helps to enhance and create a more vibrant city.
As Sydney continues to grow as a ‘City of Cities’ we will continue to see further urban consolidation, much of which is based around transport connections. People and planners are attracted to existing suburbs and so the idea of a ‘City of Villages’ also makes sense, the idea allows for sensitive development while retaining local character.
Sydney’s supply of land, in particular land with reasonable access to services and employment is very limited and so both these trends are set to continue, and I think make a positive contribution to our urban environment.
Peter Chittenden is managing director for residential of Colliers International. He can be contacted <a href="https://www.projectagenda.com.au/" target="_blank">here</a>.
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pchittenden-eLqUUC8TWW

City of cities, city of villages: Peter Chittenden

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Unit rents in Sydney and Melbourne continue to fall reflecting continued high vacancy rates notably in inner city and CBD markets that are under pressure from sharply reduced demand and surging supply particularly from previous holiday accommodation now converting to the permanent market. Conversely house rents are on the rise Indicating perhaps Increased demand for larger, outer suburban homes.

Sydney average asking rents for units fell by 2.3% over November but rents for houses Increased sharply by 2.5%. Perth rents continue to rise for both houses and units. Capital city rental markets continue to report diverging results with significantly lower and falling vacancy rates for houses offset by higher rates for units. This reflects sharply falling demand and increased supply of units - particularly in inner-city Sydney and CBD Melbourne.

HOUSE AND UNIT RENTAL VACANCY RATES 

Reflecting rent declines In the unit market, vacancy rates continue to Increase In Melbourne and Sydney - remaining at record levels. Vacancy rates for houses are significantly lower in all capitals by comparison with units and likely to continue to place upward pressure on rents.

HOME LOANS 

ABS home lending data reported another Increase over October with owner-occupier loans continuing at unprecedented levels. Total residential lending increased by 1.1% over October and has risen by 16.8% over the first 10 months of this year compared to the same period In 2019. All buyer types reported increases over October however, remarkably, lending for first home buyers now exceeds that reported for Investors. All states, with the exception of Victoria reported Increases In the total value of housing loans approved over October. Similarly, only Victoria failed to record an Increases In first home buyer lending over October, falling by 5.9%.

Although lending for first home buyers has surged this year driven by numerous state and federal government Incentive policies, levels remain well below those recorded during the post GFC revival period In 2009-10. Lending for new home building continues to be a significant contributor to the recent surge In home lending reflecting In particular the Impact of the recently extended federal government HomeBuilder policy.  Victoria continues to clearly record the highest number of loans for home building followed by QLD and WA.

HOME BUILDING 

The surge In lending for home building Is also been reflected In rising house building activity over recent months. Latest ABS building approvals for October were however lower in Sydney and Melbourne over the month but significantly higher In Brisbane and sharply higher In Perth.  Despite recent rises In home building approvals, underling levels, particularly for units, remain well below previous peak levels.
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Unit rents in Sydney and Melbourne continue to fall reflecting continued high vacancy rates notably in inner city and CBD markets, according to Archistar's Chief Economist Andrew Wilson.

urban.com.au

Unit rents continue to fall across Melbourne and Sydney

<html><body>
The housing markets in Melbourne and Sydney are on a downward trend, according to the valuation firm Herron Todd White.
The last few months Herron Todd White suggested Sydney and Melbourne have been declining due to the impacts of COVID-19, but now they have deemed houses and units in Sydney are now classified as a declining market rather than one just starting to decline, suggesting they have been hit harder than Melbourne.
To enlarge the national property clock for houses, <a href="https://www.propertyobserver.com.au/images/2020/8/11/HTW%20August%20Clock%20RESI.JPG" target="_blank">click here</a>.
<img src="https://www.urban.com.au/images/2020/8/11/HTW%20August%20Clock%20RESI.JPG" alt="">
There has been no movement across the housing and unit markets at the peak of market position this month, HTW found.
However there has been some minor shuffling in markets nearing the bottom or starting to recover.
They noted, "many regional property markets remain resilient due to low/nil infection numbers, with CBD accessible lifestyle regions gaining appeal."
"Multi-residential investments (e.g. flats) hold excellent promise across many markets," they added.
To enlarge the national property clock for units, <a href="https://www.propertyobserver.com.au/images/2020/8/11/HTW%20August%20Clock%20UNIT.JPG" target="_blank">click here</a>.
<img src="https://www.urban.com.au/images/2020/8/11/HTW%20August%20Clock%20UNIT.JPG" alt="">
"Affordable housing and granny-flat construction in Western Sydney looks promising."
"Town planning changes in Kyogle and surrounds are opening up small development opportunities"
"Queensland property positions itself as an appealing post-pandemic alternative for southern investor."
"New construction is gaining momentum in some centres on the back of government stimulus, plus in Perth, transaction numbers rose, and vacancy rates fell due to low infections," HTW concluded.
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j.ballantyne1990-6AQqhLzZaK

Sydney residential market hit harder than Melbourne: HTW Residential Clock

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Unit markets across Australia saw no significant movement over the past month, according to property valuation firm Herron Todd White (HTW).
The valuation firm's national property clock for December found that five locations remained at the peak of the market cycle for units.
Unit markets in Albury, Sunshine Coast, Wodonga, Tamworth and Bathurst remained at the peak. Bathurst has sat at the peak the longest.
No other markets are approaching the peak while a number of markets including Hobart, Launceston and Mildura have continued rising.
Lismore, Mackay, Melbourne, Newcastle, Illawarra, Townsville, Cairns and Geelong, among others are still just in the beginnings of a recovery.
<a href="https://www.propertyobserver.com.au/images/2019/12/9/HTW%20Unit%20Clock%20DEC%202019.JPG" target="_blank">Click here</a> to enlarge: 
<img src="https://www.urban.com.au/images/2019/12/9/HTW%20Unit%20Clock%20DEC%202019.JPG" alt="">
Canberra, Perth, Kalgoorlie and the Southern Tablelands continued declining while the Central Coast remains at the start of a decline.
Broome, Geraldton and South West WA have still yet to hit rock bottom, unlike Darwin, Adelaide, Brisbane and Sydney, which according to HTW are all at the bottom of the unit market
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Unit markets held steady over the month with no movement: HTW Clock

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Three locations have climbed to the peak of the market cycle for units, according to property valuation firm Herron Todd White (HTW).
The valuation firm's national property clock for August finds unit markets in Albury, Sunshine Coast, and Wodonga are now at the peak of the market, joining Bathurst which has sat at the peak for the last two months.
It's been a quick rise for Albury and the Sunshine Coast.
In back to back months they've climbed quickly through the cycle, from rising market in June to approaching the peak of the market in July.
<a href="https://www.propertyobserver.com.au/images/2019/8/5/unit%20clock.jpg" target="_blank">Click here</a> to enlarge: 
<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/2019/8/5/unit%20clock.jpg" alt="">
Tamworth joined Hobart at the approaching peak of the unit market. 
Apartments in the South West of Western Australia were not as far through their declining cycle as HTW had previously suggested.
They moved from approaching the bottom of the market to in a declining market, suggesting there is still some way to go in the decline.
<img src="https://www.urban.com.au/images/2019/8/16/Tamworth%201.JPG" alt="">
One example of a unit listed in Tamworth is 1/33 Murray Street (pictured above).
The two bedroom one bathroom unit is listed for $225,000 more than 10% higher than the median price for a unit in Tamworth, $194,811.
<img src="https://www.urban.com.au/images/2019/8/16/Tamworth%202.JPG" alt="">
Another example of a unit exceeding the median sale price in Tamworth is Lot 41/337 Armidale Road (pictured above).
The three bedroom, two bathroom apartment sold for $273,000 in March 2019.
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Tamworth unit market starts to approach the peak: HTW Clock 

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A block of units in the heart of Mosman is on the market with the price of $550,000. 
It has been offered by David Cotton from Fidelity International.
Sitting on a 730 square metre block of land, the four separate two bedroom units at<a href="https://www.realestate.com.au/property-unitblock-qld-mossman-117151079" target="_blank"> 6 William Street </a>features solid construction, high ceilings and retro style architecture.
There are two apartments located on the first floor and two top floor apartments that are accessible via an internal stair case.
<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/2018/10/15/mossman%202.jpg" alt="">
The units are all currently rented out between $190 to $200 per week.
It is located directly across the road from the school and only 100 metres to the main street. 
<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/2018/10/15/mossman%203.jpg" alt="">
With the growing demand for rental properties in the area, these prices have the potential to increase on the next rent review.
There is a lot of potential in renovating and increasing the value of the property.
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Mosman block of apartments hits the market

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Sydney Olympic Park has experienced the biggest stock increase in Australia over the past year.
Investar suggests its sales stock has grown by 189%, from 37 units this time last year to its current 107 offerings. 
Click here <a href="https://www.propertyobserver.com.au/images/2018/4/5/sydney%20olympic%20park.jpg" target="_blank">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/2018/4/5/sydney%20olympic%20park.jpg" alt="">
A two bedroom apartment has been listed for sale with a price guide of $768,000 to $784,000 (pictured below).
<a href="https://www.realestate.com.au/property-apartment-nsw-sydney+olympic+park-127730742" target="_blank">The 612/1 Australia Avenue apartment</a> features two spacious bedrooms, gourmet kitchen with stone bench top and two appointed bathrooms.
Extra features include split system air conditioning, building video security intercom, and secure parking.
<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/2018/4/5/6121%20australia%20avenue.jpg" alt="">
Another Australia Avenue two bedroom apartment was sold for $709,000 last year (pictured below).
Located on the fifth floor of the near new Australia Towers building, the <a href="https://www.realestate.com.au/sold/property-apartment-nsw-sydney+olympic+park-126172790" target="_blank">501/7 Australia Avenue</a> apartment comes with 99 square metre living space, stone top kitchen with European appliances, and secure car park.
Positioned in the heart of Sydney Olympic Park, it is mere footsteps from the park’s world-class sporting venues, train station and restaurant precinct.
<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/2018/4/5/5017%20australia%20avenue.jpg" alt="">
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Sydney Olympic Park experiences big stock increase

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A three bedroom villa in Armadale, a suburb of Perth, has been listed by Ian Rankin from Ray White.
It will be auctioned on April 28.
<a href="https://www.realestate.com.au/property-unit-wa-armadale-127948078" target="_blank">Situated at 6/34 Friar Road</a>, the unit features three bedrooms, good sized kitchen which overlooks the family area, and L-shaped living/lounge area.
It also comes with the private enclosed patio and large double garage.
It's on the right side at the back of the complex.
It last sold at $305,000 in 2009.
It was a $340 a week rental in 2015 and at $340 in 2009.
According to CoreLogic, the suburb's median unit price sits on $230,000.
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Armadale, Perth three bedroom villa listed by mortgagee

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The peak of the market cycle for units remained unchanged in October, with Melbourne still at the top along with Coffs Harbour, Gold Coast, Newcastle and NSW Central Coast, according to property valuation firm Herron Todd White.
Sydney remains at the starting to decline position for unit prices. 
There were few changes from September, with Bathurst and Orange moving a notch up to a rising market from their start of recovery in the previous month. 
Whitsundays has gone from being at the bottom of the market cycle to start of recovery in the clock, according to HTW.
The biggest change, however, was Bendigo which dramatically slipped to approaching the bottom of the market from its rising market position in September.
<a href="https://www.propertyobserver.com.au/images/2017/10/06/HTWUnitsOct.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/10/06/HTWUnitsOct.png" alt=""> 
 
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jonathanchancellor-7SQnKwU6yx

Melbourne stays at top of market for units, Sydney in decline while Bendigo slips dramatically: HTW clock 

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With the backdrop of housing affordability set to be a key issue for Tuesday's federal budget, a compact Chelsea townhouse in Melbourne's seaside suburb was in the spotlight as the nation's most affordable weekend sale.
The vacant <a href="https://www.realestate.com.au/property-unit-vic-chelsea-125169970" target="_blank">one bedder</a> fetched $273,000, having last sold at $147,000 in 2005, so falling short of doubling in price over the intervening dozen years.
The property was offered through Thomson Real Estate agent Mark Pearman and Jeff Cowan.
Its 2005 price had surged from its prior $55,000 sale eight years earlier in 1997, highlighting recent CoreLogic research suggesting despite the recent boom in capital city dwelling values growth was actually subdued compared to past decades.
Sydney ranks as the only capital city that has recorded a greater increase in values so far this decade compared to the previous decade, the research advised. The latest commentary on Sydney's affordability came via a weekend <a href="https://www.facebook.com/senator.sam.dastyari/videos/vb.269334213215074/784450785036745/?type=2&amp;theater" target="_blank">Facebook posting</a> by Senator Sam Daystari with some 345,000 plus views by Sunday evening. 
Sydney's cheapest weekend sale was $502,500 for a three bedroom house at Windsor, in the Hawkesbury district.
Almost doubling in price over its nine year ownership, it had last traded at $255,000 in 2008, and previously at $257,000 in 2005, showing that prices can fall too.
It had doubled in price from $110,000 to $220,000 between 2000 and boom time 2003.
The nation's top reported result was Sydney's dearest sale when an restored 1890s Newtown terrace house sold pre-auction for $3.8 million.
<img src="https://www.urban.com.au/images/2017/05/08/Screen%20Shot%202017-05-08%20at%209.50.35%20AM.png" alt="">
The <a href="https://www.realestate.com.au/sold/property-terrace-nsw-newtown-125174618" target="_blank">66 Watkin Street</a> terrace (above), that now overlooks the glamorous backyard swimming pool, traded unrenovated at $1,883,000 in 2009.
The property was offered through Ray White agents Ercan Ersan and Shaun Stoker who had initial $3 million price guidance.
"No expense has been spared on the meticulous craftsmanship behind its prestigious 12 metre facade," the marketing advised.
Adelaide, often ranked as the cheapest mainland capital city, saw prices range from $290,000 to $991,000.
<img src="https://www.urban.com.au/images/2017/05/08/Screen%20Shot%202017-05-08%20at%209.51.42%20AM.png" alt="">
The $991,000 sale was <a href="https://www.realestate.com.au/sold/property-house-sa-eden+hills-125265266" target="_blank">a four bedroom home on a hillside 2413 sqm block at Eden Hills</a> (above). 
The home marketed as "elegant and huge" had been tipped by Harris Real Estate to fetch $850,000 plus.
The $290,000 Aldinga Beach sale was a 1970s townhouse that had been a $250 a week rental when last offered vacant three years ago.
The national clearance rate held firm around 74 percent on lower auction activity in the first week of May, according to CoreLogic’s latest report.
Rapidly falling volumes appear to have underpinned the national auction clearance rate as buyer hesitancy begins to emerge given rising interest rates and overheated markets.
The property data firm says that this week, 1,662 capital city auctions were held and preliminary results show that 1,365 auctions have been reported so far, with a preliminary clearance rate of 74.6 percent, rising from a final clearance rate of 74 percent last week across 2,350 auctions.
Clearance rates remain above the long term average across the largest capital cities, but the rolling four week average reveals a softening trend in Sydney’s final clearance rate.
Both Sydney and Melbourne maintain their place as the strongest auction markets.
This week’s combined capital city preliminary clearance rate is stronger than one year ago, when 67.7 per cent of capital city properties cleared, however auction volumes are lower than this time last year when 2,230 homes were taken to auction across the combined capitals.
Across Melbourne, 782 homes were taken to auction and preliminary results show a clearance rate of 78.4 percent, up slightly from last week’s final clearance rate of 78.1 percent across 1,226 auctions.
At the same time last year, Melbourne’s clearance rate was 73.2 percent, with 1,150 auctions held across the city.
The North East region was the best performer in terms of clearance rates, with a 89.4 per ent success rate. 
Melbourne's top sale was $3.7 million in Balwyn for a home with 500 sqm of living space through MICM Real Estate.
<img src="https://www.urban.com.au/images/2017/05/08/Screen%20Shot%202017-05-08%20at%209.56.17%20AM.png" alt="">
 
It was a five bedroom home with study and six bathrooms, built in the French provincial style on <a href="https://www.realestate.com.au/sold/property-house-vic-balwyn-125159990" target="_blank">its 740 sqm Metung Street block</a> (above).
The vendors had unsuccessfully sought $3.9 million at its June 2016 auction.
It first sold as a new-build in 2011 at $2.82 million.
Sydney was host to 585 auctions this week, down from 811 last week and 676 at the same time last year.
A preliminary clearance rate of 77.8 percent was recorded this week, representing an increase from last week’s 74.3 percent and higher than one year ago (71.8 percent).
"The performance across Sydney’s individual sub regions was varied," Kevin Brogan, the CoreLogic auction analyst said.
Across Blacktown, where 11 results have been reported so far, the preliminary clearance rate was 36.4 per cent, while across the Central Coast secured 89.5 percent and City and Inner South secured 88.5 percent.
There were 105 auctions held across Brisbane this week, down from 124 last week, and significantly lower than one year ago (195).
Preliminary results for the city show that 60.8 percent of auctions were successful this week, up from 52.9 percent last week, while one year ago 41.2 percent of auctions were sold.
Brisbane's cheapest weekend result was $355,000 in Zillmere, for a home on a 610 sqm block of land not too far from Nudgee College. 
<img src="https://www.urban.com.au/images/2017/05/08/Screen%20Shot%202017-05-08%20at%209.57.48%20AM.png" alt="">
<a href="https://www.realestate.com.au/property-house-qld-zillmere-125140418" target="_blank">The 1970-build three bedroom home</a> (above) with 95 sqm of living space had been last traded in 1977 at $27,450, so reflected 6.6 percent annual growth over the four decades.
A total of 95 auctions were held in Adelaide this week, up from 83 last week, and similar to last year (94).
Preliminary results for the weekend show 66.7 percent sold across Adelaide, up from 63.5 percent last week.
There were 56 auctions held in Canberra this week and the preliminary clearance rate was 65.3 percent, down from 68.3 percent last week and higher than one year ago (54.3 per cent).
Like several other capitals, Canberra's cheapest offering was a townhouse.
<img src="https://www.urban.com.au/images/2017/05/08/Screen%20Shot%202017-05-08%20at%209.58.48%20AM.png" alt="">
 
It was a <a href="https://www.realestate.com.au/property-duplex+semi+detached-act-amaroo-125273026" target="_blank">three bedroom Amaroo duplex townhouse</a> (above) that fetched $430,000, having come with $399,000 plus price guidance from LJ Hooker. It had last sold at $382,000 in 2010.
 
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