After experiencing calendar year growth not seen in nearly four decades, it was inevitable that Brisbane’s unit market would eventually cool.

Although it hasn't reached the exceptional monthly growth levels seen last year, which drove a total annual increase of well over 16 per cent, January kicked off 2025 with a strong 0.6 per cent gain, according to CoreLogic's latest Home Value Index.

The unit market outpaced houses again, which were up 0.3 per cent in Jan.

The median value for a unit in <a href="https://www.urban.com.au/developments/brisbane-qld">Brisbane</a> is now $685,000, while the median house value is $977,000.

Only Brisbane and Perth recorded an increase in dwelling values (houses and units combined) last month, CoreLogic found, with a nation-wide slowdown expected to only last a brief period given the upcoming interest rate drops.

CoreLogic Research Director, Tim Lawless, noted that affordability constraints and rising advertised supply levels have contributed to the cooling trend.

<h2>What happened in Brisbane’s off the plan apartment market in January?</h2>

The Brisbane off the plan apartment market showed signs in January that we're in for another strong year.

Enquiry levels across new and off the plan apartment developments in Brisbane were at a five-month high, according to <a href="https://industry.urban.com.au/data-insights">MatterFact</a>, the data partner of <a href="https://www.urban.com.au/">Urban.com.au</a>.

Interest in properties priced between $500,000 and $1 million surged, driven largely by the launch of <a href="https://www.urban.com.au/new-apartments/astra-apartments-gaythorne-16-station-avenue-gaythorne">Astra Apartments</a> in <a href="https://www.urban.com.au/developments/gaythorne-qld-4051">Gaythorne</a> which hit the mark on the affordability scale.

[smartcode_project:default project_id=148948 project_image_fid=320219]

A sign of intent is always search - and search activity for suburbs across Brisbane was well over the 2024 median in January.

Upper Mount Gravatt emerged as the most searched suburb across Brisbane, with notable spikes in search for&nbsp;<a href="https://www.urban.com.au/developments/hamilton-qld-4007">Hamilton</a>, <a href="https://www.urban.com.au/developments/west-end-qld-4101">West End</a>, and <a href="https://www.urban.com.au/developments/kangaroo-point-qld-4169">Kangaroo Point</a>.

[smartcode_project:default project_id=114215 project_image_fid=210749]

The most exciting news in Brisbane in January was an Urban exclusive. We reported that <a href="https://www.urban.com.au/industry/icd-property" target="">ICD Property</a>, who is behind landmark towers in Melbourne, Sydney and Adelaide, bought the well-known R&amp;F site in West End.

The 1.68-hectare site,&nbsp;formerly home to Riverside Corporate Park, has had previous approvals for a multi-tower precinct with around 1,000 apartments, a retail plaza, and a riverside walkway.

ICD will file a new application with a different design.

<img alt="Exclusive: ICD Property secures riverfront West End site for Brisbane's latest multi-tower precinct" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-01-21%20at%201.50.25%E2%80%AFPM.png?VersionId=8gLSNkWvhxKuY5vvmYcF7NKji0gZmoah" />

The only other significant development application in January was in East Brisbane where&nbsp;<a href="https://www.urban.com.au/developers/rg-property">RG Property Group</a>&nbsp;is seeking to developer a 10-level apartment development near the future Olympic Games Precinct.

The Wellington Road site already has approval for an eight-level building. RG's plans for the new project, dubbed The Banksii, are for 72 apartments.

&nbsp;

<img alt="First look: RG Property files for Brisbane Olympic Games precinct apartment tower" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-01-09%20at%203.57.59%E2%80%AFPM.png?VersionId=xQw.MAEHV9KiTYc2hhMekO5ZKpv2f3pG" />

The redesign by <a href="https://www.urban.com.au/architects/mas-architecture-studio">MAS Architecture</a> incorporates a rooftop swimming pool, a gym, and a public laneway connecting Wellington Road to Manilla Street.&nbsp;

The&nbsp;<a href="https://www.urban.com.au/developments/woolloongabba-qld" target="">Woolloongabba</a> precinct continues to attract investment, with several residential projects in the pipeline alongside public infrastructure upgrades.

Enquiry levels across new and off the plan apartment developments in Brisbane were at a five-month high, according to MatterFact, the data partner of Urban.com.au.

Joel Robinson

City Beat January 2025: Brisbane unit market continues upward trajectory as off the plan enquiry reaches five-month high

Sydney-based real estate investment firm, <a href="https://www.urban.com.au/developers/wentworth-capital">Wentworth Capital</a>, is spearheading a rare and historic new chapter in the story of Sydney’s iconic The Rocks district, with the first stage sales launch of Long’s Lane Heritage Terraces (Long’s Lane).

Long’s Lane consists of 17 residences and one commercial property ranging in age from as early as the 1800s, with the buildings offering the only privately-held Torrens title houses in The Rocks. Of the 18 properties, 14 are listed on the State Heritage Register.&nbsp;

The precinct is also home to one of the earliest laneways in Sydney and some of the first European architecture in Australia, including Jobbins Terrace - the earliest example of the country’s first Australian-born practicing architect in NSW, Oswald Hoddle Lewis. The collection of buildings range from the early Victorian and Edwardian architectural periods.

&nbsp;

<img alt="Long Lane" data-entity-type="file" data-entity-uuid="841fd5a3-4968-4b6d-9e83-fec2104528c5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-02-04%20at%209.37.41%E2%80%AFAM.png?VersionId=EFEPDtMqdD8PvRKefkbWnK6pjpqinPOx" /> 
First recorded on town plans in 1807, Long’s Lane is one of the earliest laneways in Sydney.

Wentworth Capital has embarked on a sympathetic staged renovation program to update the buildings for modern family living, in keeping with the protection and preservation of their distinctive heritage. The project will return Long’s Lane to its original intended use as a thriving residential community.

The sales launch marks a turning point in the site’s tumultuous modern history, which included plans to demolish the buildings in favour of high-rise commercial structures during the 1960s, which the government rejected following community backlash. The 1980s saw another scheme for a 800-bed hotel, which despite not proceeding, resulted in the 18 properties being merged under one title. Following the plan’s rejection, Long’s Lane became underutilised and fell into disrepair.

Wentworth Capital’s Executive Director, Paul Apostoles, expressed his excitement about this significant milestone for the precinct.

“This is a rare opportunity to own a piece of Australia’s history," Apostoles said.

"We’re thrilled to bring these historic homes to market, championing the next chapter of Long’s Lane’s unique history by enabling a new generation to experience the incredible lifestyle and cultural legacy of The Rocks.

&nbsp;

“The heritage features of each home are being meticulously preserved, recognising their importance as some of the earliest and most well-preserved examples of European architecture from Sydney’s settlement period,” added Paul.

&nbsp;

<img alt="Longs Lane" data-entity-type="file" data-entity-uuid="19054b9e-0606-4250-944e-752d3f06a297" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/longs%20lane.jpg?VersionId=IF.6fGDrpPDzDERfvVeW2cW9H1Tj4XbZ" />

<a href="https://www.urban.com.au/project-marketer/mcgrath-projects">McGrath</a> Millers Point’s Richard Shalhoub said Long’s Lane’s unparalleled location and proximity is the best Sydney has to offer.

“Long’s Lane encapsulates the very essence of life in The Rocks, where cobblestoned laneways, heritage architecture, and vibrant community life converge," Shalhoub said.

"Residents will enjoy the convenience of living steps away from Sydney’s iconic Harbour, Circular Quay, and the buzzing arts and cultural hub of Barangaroo.&nbsp; From bustling weekend markets to world-class restaurants and hidden laneway bars, The Rocks offers a lifestyle quite unlike anywhere else."

Shalhoub says the houses will suit city workers given they are on the doorstep&nbsp;of Australia’s largest economic hub.

<a href="https://www.urban.com.au/project-marketer/colliers">Colliers</a>’ Associate Director - Residential, Oliver Stillman, said Long’s Lane’s greatest attraction is that you know the building’s stories remain etched in every brick and beam.

"It’s not often you have the opportunity to buy one of Australia’s first butchers shops, constructed in 1881, a former Chinese boarding house from 1868, or one of Sydney’s earliest lolly shops, for instance.&nbsp;

“Long’s Lane stands as a testament to Sydney’s enduring spirit, blending its past and present. From whalers and dockworkers in its early days, to modern families more recently drawn to its heritage allure, the precinct continues to tell the story of Sydney’s evolution."

&nbsp;

Colliers’ Oliver Stillman said Long’s Lane’s greatest attraction is that you know the building’s stories remain etched in every brick and beam



Long’s Lane presents opportunity to own rare slice of Sydney history as heritage-listed terraces launch

Sam Arnaout's Iris Capital has been given the green light to complete the final phase of its landmark Newcastle city centre development, East End.

Iris Capital's involvement in Newcastle started way back in 2016 when it acquired the Hunter Street Mall, a prime 1.66-hectare street site in the heart of the city.

Now Iris Capital, the owner of a multi-billion dollar hospitality portfolio across the country and the developer of two landmark projects in the Gold Coast including the $800 million Victoria &amp; Albert in Broadbeach, is soon to complete its ambitious precinct that has truly changed the face of Newcastle.

[smartcode_project:default project_id=107744 project_image_fid=211154]

The $1 billion East End masterplan is already well established, with several apartment buildings and retail and commercial spaces delivered in the first two stages, perfectly positioned just minutes from the Crown Street Light Rail Station and 200m from Newcastle Beach.

The final stages will include more boutique retail outlets, dining experiences, green public spaces, and modern one, two, three and four-bedroom apartments designed by SJB Architects.

[smartcode_project:default project_id=107744 project_image_fid=216984]

“We are thrilled to have received approval to move forward with the next stage of <a href="https://www.urban.com.au/new-apartments/east-end-newcastle-143-hunter-street-newcastle">East End Newcastle</a>,” said Sam Arnaout, CEO of Iris Capital.

“This development is a testament to our commitment to creating a connected, lively, and sustainable community in Newcastle’s city centre. Our vision is to blend heritage and contemporary design to provide a unique space where people can live, work, and enjoy everything this great city has to offer.”

[smartcode_project:default project_id=107744 project_image_fid=216988]

Construction has already commenced on the final stages of East End. The development has already garnered several awards, from the 2022 NSW Mixed Use Development of the Year awarded by the Urban Development Institute of Australia to the Urban Taskforce Australia's 2022 Adaptive Reuse Development Excellence Award.

The apartments are expected to be in high demand from professionals, families, and retirees.

[smartcode_project_cta:default project_id=107744]

Iris Capital to push on with final stage of game-changing Newcastle precinct, East End

The recently released building approval data from the&nbsp;Australian Bureau of Statistics shows new home building in New South Wales to be at its lowest level in 12 years.

You'd have to go back to 2012 when New South Wales saw lower approvals that 2024. Just 42,800 homes were approved in 2024, five per cent below 2023, and 42 per cent lower than the calendar&nbsp;year peak of over 73,000 approvals in 2016.

[smartcode_project:default project_id=136076 project_image_fid=212615] 
 
“Building approvals remain our best indicator of future supply. With the disappointment of 2024 still top of mind, it is time that Government looks to 2025 and beyond to get NSW back on track to achieve our state's share of the National Housing Accord targets,” said Stuart Ayres, CEO, UDIA NSW. 
 
The differences between the highs of 2016 and lows of 2024 can be seen across all housing typologies, but are&nbsp;most pronounced in the apartment market where new approvals sit more than 22,000 lower than&nbsp;in 2016.

<img alt="Aryes" data-entity-type="file" data-entity-uuid="2fc7f389-7d32-4d28-8911-84c2b8384791" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-02-03%20at%203.27.37%E2%80%AFPM.png?VersionId=e9mk1OT80dgpK2dr4xc7YBSElhci9OrS" /> 
 
“The sharp declines in apartment approvals reinforce&nbsp;UDIA’s ongoing messaging that the combination of weak feasibility and slow planning reform&nbsp;has led to a failure to implement the immediate step change that was desperately needed in infill development to achieve the Accord target of 75,000 new homes a year,” Ayres said.

[smartcode_project:default project_id=136108 project_image_fid=303417] 
 
The detached housing market has also fared poorly, with approvals falling below 22,000 in the 12 months to December 2024, for the first time since January 2014.

The development industry continues&nbsp;to wait for details on the Low and Mid-Rise Reform, and first tranche of EOIs from the Housing Delivery Authority. UDIA says the Government also needs to remain focused on supporting the more feasible greenfield market.

[smartcode_project:default project_id=148093 project_image_fid=319996]

“Without a pivot back to feasible greenfield development with a diversity of housing typologies, NSW will keep falling further behind its housing targets,” Ayres added. 
 
“These poor building approvals reinforce the desperate need for reform of the Planning Act and urgency in implementing the Low and Mid-Rise reforms."

The differences between the highs of 2016 and lows of 2024 can be seen across all housing typologies, but are most pronounced in the apartment market where new approvals sit more than 22,000 lower than in 2016.

Apartment supply suffers as NSW building approvals hit 12-year low

Developers could face financial penalties for failing to deliver homes and unfairly profiting off buyers under reforms being considered by the NSW Government.

Feedback is being sought on stronger protections for consumers in off the plan contracts for homes and land in NSW, to guide the delivery of new housing and prevent lengthy delays that leave people out of pocket.

An off the plan contract is an agreement for the sale and purchase of a property that is yet to be developed or constructed. These contracts can apply to the sale of a proposed lot in a strata or community land scheme or to the sale of land in a conventional subdivision.

The reforms are being designed to help increase housing supply by providing greater certainty and clearer deadlines for home buyers and to free up land for development faster by removing outdated restrictions on development sites.

The reforms are intended to help more people achieve the Australian dream of home ownership and build greater confidence in the housing market by improving protections for buyers and preventing developers from delaying homes they have been contracted to deliver.

About five per cent of 180,000 residential purchases in NSW last financial year were off the plan contracts which allow a buyer to commit to purchasing a property before the complex is built or land is subdivided.

Potential reforms being released for comment aim to tighten contract rules to give buyers a clearer understanding of when they can expect to move into their new home, reducing uncertainty and the risk of being left behind in the market when a contract is cancelled.

This could include scrapping the ability for developers to draw the contract out with indefinite sunset clauses which give buyers no clear path forward, or ability to exit the arrangement.

Other proposed changes the NSW Government is considering include:

<ul>
	<li>Making sunset clauses mandatory in contracts so that buyers can withdraw if sunset events do not occur by a set time</li>
	<li>Requiring developers to disclose the status of the development against construction milestones so buyers have a better understanding of timeframes and potential risks</li>
	<li>Limiting a developer’s ability to extend sunset dates only for certain reasons beyond the developer’s control such as weather or supply issues, and imposing time limits on extensions</li>
	<li>Requiring developers to take reasonable steps to meet dates by potentially introducing penalties for inaction.</li>
	<li>The Government is also looking at unlocking potential development sites by making it easier to remove private, outdated agreements from land titles (known as obsolete restrictive covenants) which can limit how land is used or developed.</li>
</ul>

Covenants can continue to bind future landowners indefinitely, even if they become outdated – for example, an obsolete covenant may prevent more than one property from being built on the land or ban the use of certain building materials.

To support the reforms, the Office of the Registrar General has released a discussion paper called ‘Contracts and Covenants: Reforms to support development of land’ outlining the options.

The community is invited to respond to survey questions or upload a submission on the reform proposals and share their experiences on the NSW Government’s Have Your Say platform.

The consultation will lay the groundwork for legislation to be developed in 2025.

The Contracts and Covenants consultation is open until 7 March 2025.

Minister for Customer Service and Digital Government Jihad Dib said these proposals are designed to provide greater certainty and consistency.

"This review is about making sure home buyers have the right protections and information they need to make informed decisions.

“Off the plan contracts play a crucial role in supporting essential housing supply initiatives in NSW. They allow buyers to purchase property early in the development process, while giving developers the confidence and financial security to build.”

“We know that most developers do the right thing, but we don’t want situations where businesses try to run down the clock on a contract to sell to a higher bidder or mislead consumers by unfairly changing the goalposts for when they can move into their dream home.

“These reforms are designed to provide greater transparency as well as encourage the delivery of new homes. These proposals are about encouraging developers to be upfront about timelines and challenges to assist homeowners.”&nbsp;

“We encourage people to have their say on these proposals which aim to boost consumer confidence in the off the plan contract process and help NSW achieve our housing targets.”

Off the plan contract laws under review to provide greater certainty to buyers

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Urban Editorial

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

A number of people ask - what is the settlement process when buying off the plan property?

The simple answer is that the process is one part of the off the plan buying journey that isn't too dissimilar to buying in the established market.

The major difference is the time from exchange to settlement, given the off the plan property isn't built yet. The standard settlement for established property is around six to eight weeks.

This however has a number of pros for off the plan buyers.

One of the biggest is that the price paid for the property at the time of exchange doesn't change. Even if the value of the apartment has risen during construction, buyers will still settle on their apartments at the same price agreed.

The settlement date will be forecasted in the contract, as to when the developer believes the building will be complete, and the certificate of occupancy is obtained. Then settlement can start to occur and buyers can move in.

The settlement date forecast is another pro for buyers. While this date can chop and change due to a number of reasons, least of all delays in construction, labour, and materials, it gives the buyer a ballpark future date where they need to have their finances in shape to settle.

By paying a deposit you lock in that price, and you might not be required to pay the rest of the deposit for two or three years, if the construction timeline is that far away. This allows buyers years to save up the rest of the money while their yet-to-be-built property potential grows in value.

The settlement date estimate also puts a time limit on buyers as to when they should either vacate their current rental, or put the wheels in motion to sell their current home.

If you're thinking of purchasing an off the plan apartment, it's a good idea to speak to a conveyancer or solicitor who can advise you on the settlement process and help ensure that everything goes smoothly.

A number of people ask - what is the settlement process when buying off the plan property?

Off the plan property settlement - how does it work?

Arguably floor plans matter more in off the plan property than any other type of property.

In established markets, the floorplan is the floor plan. That's it, barring renovations.

But in the off the plan market, there a number of factors to consider when analyzing floor plans, and a number of questions to ask agents and developers when discussing buying an off the plan property.

First there's the floor plan size.

Floor plan sizes advertised by agents or developers can differ hugely state by state, so it's important to understand whether you are being pitched a property's internal size, or total size.

Internal size is the measurement of the internal floor area of an apartment, and is typically measured in square metres (m²). External size is the measurement of the external dimensions of an apartment, be it a courtyard or a balcony, but sometimes it can include a parking space or storage cage.

Generally, off the plan apartments are advertised with their internal size, as this is the size that you will have to work with when furnishing and decorating your new home. It's important to be aware of external size, however, as this will give you an indication of the overall size of the building and how much outdoor space you will have access to.

When considering internal vs external size, it's important to keep in mind that internal size may vary slightly from the advertised size due to the internal walls of the apartment. External size, on the other hand, is usually accurate to the advertised size as it's based on the overall dimensions of the building.

Another thing to consider when analyzing floor plans in off the plan property is that floor plans aren't necessarily set.

The majority of developers, providing construction is still at its early stages, will allow buyers to customize their floor plan to suit their lifestyle.

It might be that you want to move a bedroom or bathroom, or re-orientate the living area. This generally isn't a problem for developers as long as the moving of internal walls doesn't impact the building structurally, and the redesign all occurs within the same floor plate size of the original apartment.

In the off the plan market, there a number of factors to consider when analyzing floor plans, and a number of questions to ask agents and developers

How to read a floor plan, what questions to ask, and why it's important for off the plan property buyers

Diversified New Zealand developer <a href="https://www.urban.com.au/developers/safari-group">Safari Group</a> has introduced a gateway for investors and homeowners to the "adrenaline capital" of &nbsp;New Zealand, situated in the picturesque suburb of Frankton.

Safari's apartment development, Mountain Oak Apartments, will be located in Frankton’s masterplanned precinct, Remarkables Park, offering a mix of 141 apartments ranging in size from 49 sqm to 249 sqm.

The development includes 36 one-bedroom and one-bedroom flexi apartments, 40 two-bedroom and two-bedroom flexi apartments, four three-bedroom apartments, three penthouses, and four private entry apartments.

Dual-key apartments—comprising two separate residences held under one title—are also available.

Its location ensures residents and visitors are just a short drive from popular slopes like Coronet Peak and Cardrona Alpine Resort.&nbsp;

Additionally, the development capitalises on its proximity to essential facilities, including the airport and extensive retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market.

The historic village of Arrowtown, known for its rich gold rush history and scenic trail network, is also just a 30-minute drive away, offering an alternative destination for history and nature enthusiasts.

<img alt="Safari Group’s Mountain Oak Apartments living area" data-entity-type="file" data-entity-uuid="957d1777-8b2b-420e-8a81-f22b75151b85" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Living_WEB.jpg?VersionId=3LglY20Jp_MAzQYdvwODRWvtjL.cZcqI" />

Frankton is a burgeoning area located just seven kilometres from Queenstown’s bustling centre. While Queenstown is a popular year-round holiday destination, its busiest season runs from mid-June to mid-September, coinciding with the snow season.

"It peaks all year round, in both winter for skiing and snowboarding, and summer for hiking, cycling, and water sports," said Safari Group Senior Development Manager Josh Van Veen.

Queenstown’s popularity ensures consistent high demand for short-term visitor accommodations, holiday homes, and residences for long-term tourism workers.

"There is high demand for both tourist and residential living, coupled with a shortage of housing options and limited supply for both renters and home buyers," Van Veen said.

After New Zealand locals, Australians are the second most active buyers in the New Zealand property market. They are particularly drawn to Queenstown’s ski fields due to their affordability and investment potential.

Unlike Australia, New Zealand does not impose stamp or transfer duty on property purchases, saving Australian buyers a minimum of four per cent compared to similar transactions at home.

Safari Group has calculated that the average annual gross return for a Mountain Oak Apartment operating as visitor accommodation is 7.43 per cent.

"Queenstown properties generally offer good returns on investment, making this an excellent opportunity for investors to either dip their toes into property investment or expand their portfolios," Van Veen said.

<img alt="Safari Group’s Mountain Oak Apartments dining area" data-entity-type="file" data-entity-uuid="b24ce18d-f4e3-4b9e-9a01-a6173cdcd5b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Mountain Oak has been designed with this flexibility in mind, offering buyers multiple options. Buyers can opt for long-term rental management to cater to Queenstown's tourism and hospitality workforce or short-term visitor accommodation management to leverage the region’s thriving tourism market.&nbsp;

Buyers can use either the Safari management service, or find their own management provider - this is not something they have to decide straight away.&nbsp;

The Safari short-term accommodation option includes comprehensive services such as cleaning, administration, and 24/7 on-site guest support, providing a hassle-free investment experience.

For homebuyers seeking a permanent residence, Mountain Oak offers spacious apartments with expansive windows that frame breathtaking views of The Remarkables mountain range.

The apartments feature modern amenities, including electronic key-locked front doors, acoustically treated flooring, and underfloor heating in bathrooms, ensuring secure and comfortable living in the Alps.

Kitchens are equipped with premium Fisher &amp; Paykel and Haier appliances, complemented by luxurious yet durable engineered or porcelain benchtops and splashbacks.&nbsp;

Residents can choose between light and dark interior colour schemes to suit their preferences.

One-bedroom apartments at Mountain Oak start from NZ$639,000 (AU$586,000).

Queenstown’s popularity ensures consistent high demand for short-term visitor accommodations, holiday homes, and residences for long-term tourism workers

Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown

The value of new loan commitments for investor housing rose by 12.7 per cent to $7.8 billion in March, which was 54 per cent higher than in March 2020.

The rise in March is the largest recorded since July 2003.

It was driven by increased loan commitments to investors for existing dwellings.

The value of new loan commitments to investors rose across all states except the ACT.

There was a 13 per cent rise in NSW, 13.7 per cent in Victoria, and 19 per cent in Queensland.

[smartcode_project:default project_id=90553 project_image_fid=147606]

According to the ABS, this has continued a period of increases in investor lending since May 2020, when it reached a 20-year low.

The value of owner-occupier loan commitments for the construction of new dwellings fell by 14.5 per cent in March to $3.6 billion.

It was the first fall since June 2020 when the HomeBuilder grant scheme was introduced.

It has remained at record-high levels being some 120per cent higher than last March.

[smartcode_project:default project_id=22057]

&ldquo;Investor lending has seen a sustained period of growth since the 20-year low seen in May 2020,&quot; &nbsp;ABS head of finance and wealth Katherine Keenan said.

The rise in March is the largest recorded since July 2003 and was driven by increased loan commitments to investors for existing dwellings.

HIA&rsquo;s analysis of ABS data showed that the number of loans for the construction of a new dwelling in the three months to March 2021 compared with the same time last year had tripled in Western Australia and Tasmania and more than doubled in Victoria, Queensland, South Australia, Northern Territory and the ACT.

It almost doubled in NSW.

The value of new loan commitments for investor housing rose by 12.7 per cent to $7.8 billion in March



jchancellor

Queensland leads property investor new lending spike - biggest in nearly 18 years

It&#39;s time for investors to start thinking differently about their rental properties and marketing them to fit the growing work-from-home trend.

This means adapting to demand and updating your property to match the needs of the young professionals and students who may need study and workspaces to accommodate their new lifestyles.

Urban takes a look at the top tips for creating the ideal study zone in your inner-city investment property. 
&nbsp;

<ul>
	<li>Tip 1: Find the space</li>
</ul>

<img alt="" height="661" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/shutterstock_1693064941.jpg" width="1000" />

Whether it&rsquo;s within a bedroom, a hallway or in a dedicated study, finding the perfect space to modify into a work-from-home study zone is an important first step.

Urban recommends exploiting underutilised &lsquo;dead space&rsquo; &ndash; an alcove or a landing that may fit a small desk or collapsible shelving. 
&nbsp;

<ul>
	<li>Tip 2: It&rsquo;s all about lighting</li>
</ul>

Lighting can have a huge effect on the efficiency of study and work, as well as make your property look bigger and brighter.

It is generally agreed that natural light is best when it comes to general lighting for your home study space, as natural light has been claimed to increase productivity and performance.&nbsp;

If natural light is not possible in your investment property, warm lighting can deliver similar benefits.

<img alt="" height="497" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/shutterstock_1482794711.jpg" width="1000" />

<ul>
	<li>Tip 3: Set up a brand-new desk</li>
</ul>

Standing out from the competition is important when seeking good tenants, so there&rsquo;s no denying that good marketing and some furnishings go a long way, especially in an apartment marketed towards students.

Setting up a brand-new desk lets prospective renters imagine desk space in the home and may even secure more competitive prices for your inner-city apartment. 
&nbsp;

<ul>
	<li>Tip 4: Add some greenery</li>
</ul>

Besides looking beautiful and creating a more welcoming&nbsp;home, research shows that there are numerous&nbsp;benefits to having plants in work zones.&nbsp;

Plants have been proven to boost your mood, improve memory, and increase productivity.

<img alt="" height="667" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/shutterstock_1575692173.jpg" width="1000" />

Apartments nearby universities, research hubs and numerous employment opportunities are the ideal location for investors to secure their next investment property.

Here are four investor-friendly apartments for sale now in Melbourne. 
&nbsp;

1. Melbourne Grand, Melbourne 
Address: 560 Lonsdale Street, Melbourne VIC 3000 
Two-bedroom apartments from $569,000

[smartcode_project:default project_id=3490 project_image_fid=92412]

Winner of the HIA &lsquo;Victorian apartment complex of the year 2020,&rsquo;&nbsp;Central Equity&rsquo;s Melbourne Grand provides an outstanding living experience.

Less than a kilometre away from Monash University&rsquo;s Parkville campus, investors can secure high-income researchers as well as postgraduate students who will enjoy the apartment&rsquo;s ideal location.

Designed by Guildford Bell and Graham Fisher Architects, Melbourne Grand features various amenities, including resort-style facilities, residents&rsquo; lounge, 17-seat theatre and coffee bar. 
&nbsp;

2. Port Lane, Port Melbourne 
Address: 201 Williamstown Road, Port Melbourne VIC 3207 
Three-bedroom townhomes from $1,025,000

[smartcode_project:default project_id=89720 project_image_fid=147505]

Boasting 122 three-bedroom residences, Port Lane offers a quality selection of townhomes in Port Melbourne.

Developed by ID_Land, the coastal community delivers an authentic and distinctive design to sit in harmony with the Port Melbourne community.

Architects&nbsp;Rothelowman&nbsp;and interior designers&nbsp;Hecker Guthrie have designed the home with contemporary palettes and materials.

Curated landscaping by Tract frame the townhomes, with a verdant entrance pergola marking each residents&rsquo; arrival. 
&nbsp;

3. Live City, Footscray 
Address: 124-188 Ballarat Road, Footscray VIC 3011 
Two-bedroom apartments from $460,000

[smartcode_project:default project_id=3565 project_image_fid=68184]

Backed by developer R&amp;F Property Australia, the new master-planned Live City project comprises 208 residences spread across 14 floors.

Set to deliver over 1,400 apartments across eight buildings, the project brings together a fully-integrated, mixed-use community that&rsquo;s thriving with character and history.

Designed by&nbsp;Elenberg Fraser, each apartment features floor-to-ceiling windows, contemporary interiors and an abundance of natural light. 
&nbsp;

4. The Docklands Residences 
Address: 3-43 Waterfront Way, Docklands VIC 3008 
Two-bedroom apartments from $1,050,000

[smartcode_project:default project_id=3205 project_image_fid=45291]

Located atop the five-star Marriott Hotel,&nbsp;Docklands&nbsp;Residences provide timeless luxury living in Melbourne&rsquo;s inner-suburbs.

Set atop the five-star Melbourne Marriott Hotel, homeowners of the oversized one, two and three-bedroom&nbsp;Docklands&nbsp;residences will enjoy exclusive hotel membership, access to services and amenities and true luxury living.

Designed by award-winning architects&nbsp;DKO, the unique mixed-use project boasts floor-to-ceilings windows, terraces and a private enclosed glass winter garden.

&nbsp;

It's time for investors to start thinking differently about their rental properties and marketing them to fit the growing work-from-home trend

max.kwok_55688

Investor tips for creating the ideal study zone in your inner-city apartment

Australian housing values lifted by 1.8% in April according to CoreLogic&rsquo;s national home value index, with the monthly pace of capital gains easing from a 32-year high in March (2.8%). &nbsp;

Although growth conditions have slowed, housing values are still rising at a rapid pace, up 6.8% over the past three months to be 10.2% higher than the COVID low in September last year.

CoreLogic&rsquo;s research director, Tim Lawless, says the pace of capital gains could slow further over the coming months as inventory levels rise and affordability constraints dampen housing demand.

&ldquo;The slowdown in housing value appreciation is unsurprising given the rapid rate of growth seen over the past six months, especially in the context of subdued wages growth. &nbsp;With housing prices rising faster than incomes, it&rsquo;s likely price sensitive sectors of the market, such as first home buyers and lower income households, are finding it harder to save for a deposit and transactional costs.&rdquo;

[smartcode_project:default project_id=12718 project_image_fid=39002]

There is already some evidence of fewer first time buyers in the market, with the Australian Bureau of Statistics reporting a -4.0% fall in the value of first home buyer home loans through February, the first drop since May last year.

Despite the slowdown, positive housing market conditions remain geographically broad-based with every capital city and &lsquo;rest-of-state&rsquo; region continuing to record a lift in dwelling values over the month.

<img alt="" height="482" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image003.jpg" width="850" />

Darwin (2.7%) and Sydney (2.4%) recorded the largest month-on-month rise in dwelling values, while Perth values recorded the lowest rate of growth amongst the capital cities at 0.8%.

The four smallest capital cities recorded double digit annual growth (Adelaide 10.3%, Hobart 13.8%, Darwin 15.3% and Canberra 14.2%), reflecting a smaller COVID-related disruption and an earlier start to the growth phase last year. &nbsp;Melbourne is recording the lowest level of annual growth (2.2%) due to a larger downturn, attributable to the extended lockdown period last year.

The broad trend of houses outperforming the unit sector continued through April as higher density styles of housing experienced less demand amidst elevated supply across some inner city precincts. &nbsp;At the combined capital city level house values (8.6%) have risen at double the pace of unit values (4.3%) over the first four months of the year.

&ldquo;A preference shift away from higher density housing during a global pandemic is understandable, however a rise in flexible working arrangements also seems to be supporting greater demand for houses around the outer-fringes of capital cities. &nbsp;Relatively weak investor activity, compounded by a supply overhang in some high-rise precincts, is also dampening price growth in unit markets,&rdquo; Mr Lawless said.

Australian housing values lifted by 1.8% in April with the monthly pace of capital gains easing from a 32-year high, according to CoreLogic

jordan_55689

Home values still on the rise but lost steam in April

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EXPERT OBSERVER

I’ve been telling our customers for the past two years that the outstanding property market in Australia is Regional Victoria.

And multiple data sources continue to support the view that anyone seeking affordable property, good rental yields and in particular great capital growth would be wise to consider Regional Victoria.

There is no other market jurisdiction in Australia that has delivered so many locations with double-digit growth in their median prices in the past 12 months. Equally, Regional Victoria is a national leader on locations with strong long-term capital growth rates.

The regional areas of Victoria were also prominent in the latest Pain and Gain Report from CoreLogic which highlights the number of properties sold for a profit in the September 2019 Quarter.

Why is Regional Victoria doing so well? Partly it’s because Victoria is the No.1 economy in the nation. The latest State of the States report from CommSec confirms Victoria as the leading economic performer in the nation, with New South Wales slipping down the rankings to third.

[smartcode_project:default project_id=5559]

And partly it’s because Victoria continues to be the No.1 state for population growth, gaining significantly from both overseas and interstate migration.

Victoria’s ranking as the No.1 economy and population growth state isn’t just about Melbourne – the regions have been major contributors to the state’s success.

Recent data on unemployment showed that Regional Victoria leads the states in jobs growth and has the lowest unemployment rate. ABS data shows that 20,000 people found work in regional Victoria in the three months to November.

Regional Victoria’s jobless rate is 3.7% – the lowest in the nation and well below the average regional rate of 5.1%. In the past five years, regional Victoria’s unemployment rate has decreased by 2.9 percentage points.

This is translating into exceptional performance in real estate.

CoreLogic’s quarterly Pain and Gain report (which compares the prices of properties sold in the September Quarter with their previous sale) found that Hobart was the national leader – 98% of houses sold made a profit.

[smartcode_project:default project_id=27406]

But close behind in second place was Regional Victoria, where 97% of houses sold for a price higher than the vendors paid previously (ahead of Melbourne’s 96% and Sydney’s 92% - and the national average of 90%).

In terms of apartments, Regional Victoria ranked third in the national (94%), well above the national average of 80%, Sydney’s 87% and Melbourne’s 85%.

The out-performance of Regional Victoria locations shows up in price growth data for the past year and also for the past decade.

Dozens of Regional Victorian locations have recorded double-digit growth in their median house prices in the past 12 months.

Ballarat has been particularly outstanding, with Ballarat Central (13%), Brown Hill (20%), Golden Point (18%), Lake Wendouree (11%), Mt Pleasant (21%) and Wendouree (10%) all producing strong price growth.

The City of Greater Geelong also produced multiple growth leaders, including Barwon Heads (12%), Bell Park (12%) and Drysdale (20%).

Other high-growth locations were spread around the state, including Newborough (16%), Wonthaggi (14%), Heathcote in Bendigo (17%), Maldon (17%), Irymple near Mildura (23%), Daylesford (13%) and Mansfield (13%).

This kind of growth in not a one-off event – many Regional Victorian locations have long-term capital growth rates above 7% per year, with some nudging 9% per year – which puts them alongside the best in the nation.

[smartcode_project:default project_id=29358]

The City of Greater Geelong, Ballarat and the Macedon Ranges LGA all have multiple locations with capital growth rates between 7% and 9% per year.

Lake Wendouree in Ballarat has averaged 8.9%, while Woodend (Macedon Ranges) and Norlane (Geelong) have both averaged 8.7% per year.

Others with capital growth rates above 8% per year include Beveridge, Daylesford, Maldon, Geelong (the suburb), Kyneton and Herne Hill (Geelong).

TERRY RYDER is the founder of hotspotting.com.au ryder@hotspotting.com.au twitter.com/hotspotting
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terryryder-YECXbqmri2

Regional Victoria is Australia's most outstanding property market: Hotspotting's Terry Ryder

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Low mortgage rates, a swift economic recovery, which has spurred consumer sentiment, and low listing volumes have catapulted national housing values to new record highs. At the end of March, the CoreLogic national home value index increased a further 2.8%, placing values 5.6% above the previous market peak in October 2017. The combined value of Australian dwellings hit $7.9 trillion dollars over the month, according to CoreLogic. This cements residential property as an extremely large and important asset class.

Comparing current capital city values with previous peaks adds some perspective to the current upswing – particularly in Perth and Darwin, where values remain substantially below their record highs from 2014. It also highlights the very different dynamics across capital cities – such as in the ACT, where dwelling values have hit a new record high every month for 19 months.

The following charts plot the change in capital city dwelling values from previous peaks, and the number of months it has taken for values to surpass the previous peak. The subsequent downturn and recovery trends vary, and are unpacked below.  
 

 

<div class="infogram-embed" data-id="584c3a02-1d58-4092-befa-6afcff697778" data-title="Change in value from previous peak" data-type="interactive"> </div>
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<h2>Sydney</h2>

Sydney dwelling values took 44 months to reach a new record high value. While values have lifted a relatively high 8.1% since the COVID-induced decline (which bottomed out in September 2020), the total value of the dwelling market is actually only 2.6% higher than the previous peak, which was in July of 2017. 

In 2017, a property price downturn was likely catalysed by changes to lending conditions. Cash rate reductions, along with a relaxation in borrower serviceability assessment rules, spurred the start of a recovery trend through 2019. COVID-19 interrupted this upswing, but a recovery in economic conditions, and increased consumer confidence, has pushed values above the previous peak.  
 

<h2>Melbourne</h2>

Melbourne dwelling values reached a peak in March 2020, after staging a recovery from the earlier 11.1% drop in values between late 2017 and mid-2019. However, the Melbourne housing market was the most impacted of any capital city by COVID-19, due to extended social distancing restrictions through 2020, and a particularly high exposure to overseas migration as a source of housing demand.  Closed borders created a negative shock, with a more significant and direct impact on inner city rental demand. Since bottoming out in October 2020, as stage 4 lockdowns began to ease, Melbourne dwelling values have climbed 0.7% above the pre-COVID high. 

As the value of Melbourne housing nudges over its previous peak, it is worth noting the market has not recovered evenly. House values remain -1.8% below the previous November 2017 high due to a larger correction through the recent downturns. Within different price segments, there is also variation. As of March, the ‘high’ end of the market (measured as the top 25% of values in Melbourne) was still -4.0% below its record high, which was in October 2017. Meanwhile, low and middle tier values have increased beyond their pre-COVID highs by 4.9% and 2.2% respectively, reflecting a smaller decline turn recent downturns, as well as strong demand from first home buyers who typically target properties around the middle-to-lower end of the market.  
 

<h2>Brisbane</h2>

Brisbane dwelling values are sitting 6.5% above the previous peak, which was in April 2020. Market values saw a peak-to-trough decline of -0.9% through COVID-19. The decline lasted just 4 months, before Brisbane dwelling values recovered to a new record high by October 2020.

As with Melbourne, the recovery in the Brisbane market has been varied. While house values climbed 7.6% above the previous peak through March, which was reached in May of 2020, unit values remain -9.4% below the record high value, which was in March 2010.  Brisbane unit values are currently at similar levels as October 2007, reflecting a very affordable entry point to the market.

The weaker conditions across the unit sector are likely due to previously high levels of unit completions keeping values subdued, particularly in the later part of the 2010s. ABS dwelling completion data saw unit completions across Queensland rise 50.4% in the 5 years to September 2020, compared with a 17.4% uplift in house completions. However, strong internal migration flows to south-east Queensland, as well as other tailwinds for housing demand more broadly, has supported 5 consecutive months of growth in Brisbane unit values since November 2020. 
 

<h2>Adelaide</h2>

The Adelaide dwelling market was one of the least affected through COVID-19 in terms of values. Following a -0.2% dip from the previous high in May 2020, values had surpassed the previous peak by September last year. The rate of change in dwelling values jumped to a monthly increase of 1.5% over March 2021, which is the highest monthly growth rate seen across the city since December 2007. Both house and unit values across Adelaide are currently sitting at a record high. Although housing values are reaching new highs each month, relative to the larger capital cities, Adelaide housing values remain low. 
 

<h2>Perth</h2>

The CoreLogic home value index for Perth shows values -15.9% below the record high, which was in June 2014. The peak-to-trough decline, which was induced by the rapid withdrawal of mining investment, employment opportunity and migration, lasted around 67 months. As the market started to recover in mid-2019, COVID-19 created an additional, negative shock, which pushed values down a further -2.2% between April and July of 2020. However, the Perth dwelling market has seen consecutive increases in value for the past 8 months. For the past 5 months, value increases have exceeded 1% a month, which is a strong growth rate and signals the start of what may be a sustained and rapid recovery. This coincides with rising interstate migration levels to Western Australia, and projected increases in already rising mining investment. Hobart

Hobart has seen the second-highest uplift in housing values from the previous peak, at 12.3%. The previous peak in dwelling values was at February 2020, before a brief, COVID-induced decline in total dwelling values of just -0.3%. Hobart dwelling values have seen extraordinarily strong growth, with the annualised capital growth return sitting at 9.4% for a 5 year period (+56.3% over the past five years). ABS building activity data suggests house commencements were 32.8% above the decade average through the September 2020 quarter in Tasmania. Combined with affordability constraints, additional stock should work to ease growth rates across the region in the coming months.  
 

<h2>Darwin</h2>

Darwin dwelling values are the furthest from the previous peak of the capital city markets. A record high was reached across Darwin dwellings in May 2014. Similar to Perth, a decline in the resources related infrastructure sector saw a substantial decline in housing values, with the peak-to-trough fall extending to February 2020, at -32.7%. Since February 2020 however, Darwin dwelling values have increased 16.5% through to March 2021 which is the fastest growth rate amongst the capitals. This leaves values -21.6% below the record high, and shows the Darwin dwelling market firmly in a recovery trend.   
 

<h2>ACT</h2>

ACT dwelling values at the end of March were 16.9% higher than the previous peak, which was in April 2019. Following a -1.5% peak-to-trough decline, ACT dwelling values had recovered by September 2019, and have hit a new record high each month since. Rapid dwelling value growth across the capital has largely been driven by house values, which are 19.7% above the previous high in April 2019, compared with a 7.2% uplift in unit values since the previous high. Part of the strength in ACT dwelling value returns have been due to relatively high incomes across the Territory, along with resilient labour market performance through COVID-19. However, the fact that dwelling values have surged almost 17% in less than two years, highlights an increasing barrier to ownership for future first home buyer cohorts. 

 

<hr>
See more: Properties ideal for investors

[smartcode_project:default project_id=3494]

[smartcode_project:default project_id=90553]

[smartcode_project:default project_id=6201]

<hr>
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The combined value of Australian dwellings hit $7.9 trillion dollars over the month, according to CoreLogic, cementing residential property as an extremely important asset class

How do dwelling values compare with previous highs? Eliza Owen

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This is the strongest Regional Queensland market in the six years that Hotspotting has been conducting its quarterly surveys of sales activity and prices. The number of rising markets is the highest recorded, by a considerable margin, and property values are growing.

We have identified 72 locations with rising sales activity, a remarkable result in the year of the pandemic. Locations across the state are benefiting from the Exodus to Affordable Lifestyle and/or the improvement in the resources sector. Vacancies are ultra-low in most of these places. 

There are seven regional cities with five or more suburbs with forward momentum in sales activity: the Sunshine Coast, the Gold Coast, Toowoomba, Mackay, Rockhampton, Gladstone and Townsville. These cities, plus smaller regional centres like Gympie, Emerald, Warwick, Kingaroy and Dalby, all have markets trending in the right direction for sustained price growth.

The Sunshine Coast is again the standout location, but other regional markets are emerging, notably the important inland city of Toowoomba. And we are seeing recovery in resources-related centres which have spent several years in downturn, including Gladstone, Mount Isa and Emerald.

[smartcode_project:default project_id=24532]

The exceptions to the trend of upwardly-mobile markets are Cairns and the Fraser Coast, neither of which appear to be experiencing the uplift seen elsewhere. 

The Sunshine Coast continues to be one the nation’s outstanding property markets. There are 14 suburbs with rising sales activity and seven with consistent sales volumes. Neighbouring Noosa has two growth suburbs.

The Sunshine Coast is outperforming the Gold Coast, which is a much larger city but has only seven growth suburbs, as well as 12 consistent ones.

Toowoomba is the new contender, as its economy rises on the back of significant new infrastructure. Eight suburbs have rising sales activity and we expect prices to rise considerably.

[smartcode_project:default project_id=6769]

Rockhampton, Gladstone, Mackay and Townsville each has between five and seven suburbs with rising momentum.

Gladstone’s re-emergence as a growth market is notable, after half a dozen years in downturn: vacancies are now low, sales activity is picking up and prices are now responding.

Markets across Regional Queensland are performing well on price growth: almost three-quarters of locations across Regional Queensland have had annual growth in their median house prices and a similar number of towns and suburbs have had uplift in the most recent quarter.

The Sunshine Coast continues to impress as one of the nation’s strongest markets, with price uplift in particular in the top end of the markets. 

Sunshine Beach, the most expensive suburb on the coast, has recorded a 33% annual rise in its median house price, now $1,750,000. The canal-based suburb of Minyama has increased 29% in the past 12 months to $1,190,000. Yandina (median house price $730,000) has increased 30%.

[smartcode_project:default project_id=7974]

The market in and around Noosa is a particular standout, with Sunshine Beach up 33%, Sunrise Beach up 17% and Noosaville up 12%. Mooloolaba (median price $900,000) has risen 10% and Moffat Beach (median price $910,000) is up 12%.

The Gold Coast has some notable growth performances also, with Worongary (30%), Runaway Bay (14%), Miami (12%), Arundel (15%) and Burleigh Heads (15%) all recording growth annual growth.

A number of Central Queensland are rising, including Mackay (where Andergrove, Blacks Beach, South Mackay and North Mackay have all recorded double-digit annual growth) and Rockhampton (where Berserker has led the growth with a 27% increase).

Gladstone continues to deliver evidence of recovery from a lengthy downturn, with median house price growth in suburbs such as Calliope (10%), Clinton (12%), West Gladstone (18%) and Tannum Sands (11%). 

Central Queensland resources towns like Moranbah (up 23%) and Clermont (up 10%) are also recovering, albeit from a very low base. Chinchilla on the Western Downs is in a similar position, with its median house price rising 15% in the past year after several years of decline.

TERRY RYDER is the founder of hotspotting.com.au 
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Strongest regional Queensland market in six years: Hotspotting's Terry Ryder

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EXPERT OBSERVER

Six months ago it was hard to find any suburbs across the Greater Sydney Area with rising buyer demand, but now there are many. It’s been a sharp turnaround – but an uneven one.

Overall, this is the strongest Sydney market I’ve recorded in the five years that I’ve been conducting quarterly surveys of sales activity and price trends. 

Our Winter 2019 survey pinpointed the bottom of the Sydney trough and our latest survey, now under way, provides strong evidence of the market revival, showing just how much has changed since the middle of last year. 

Locations with rising markets, as measured by sales activity, can be found in 22 municipalities across the Sydney metro area, but the revival is not evenly distributed. The greatest uplift is being felt at the upper end of the market and many suburbs have not yet experienced significant improvement.

The number of suburbs classified as declining markets has dropped a lot but there are still 12 suburbs with deteriorating demand – and another 12 that have that characteristic as well as high vacancies and weak prices, which we therefore classify as danger markets.

There danger markets are all locations where apartments predominate. Seven of them are in the Parramatta LGA, where high levels of new apartments have been built in recent years and vacancies remain in the 5% to 8% range in several cases.

The leading market in the Greater Sydney Area is the Northern Beaches LGA. It has nine suburbs with rising sales activity, plus six others with steady buyer demand. 

Quarterly sales in Newport have been 28-36-53-64, while Freshwater and Frenchs Forest are stand-outs for maintaining highly consistently sales levels throughout the post-boom correction phase and now in the recovery.

The Inner West LGA is also performing well, with six growth suburbs and nine others with consistent buyer demand. Quarterly sales in Annandale have been 17-32-36-45-64, while Leichardt has been 59-68-77-105, patterns that will likely drive prices higher.

The Sydney City LGA has growth suburbs, but also shows the importance of not generalizing when discussing real estate in a major city. The central city LGA has five suburbs with growing sales activity, 11 with steady markets, three where demand continues to decline and one suburb which we classify as a danger market. All that diversity exists in one municipality. 

Blacktown is the strongest of the outer-ring markets, with five growth suburbs and 11 with steady sales activity. Schofields continues to stand out with rising sales activity – quarterly sales over the past two years have been 64-82-99-105-120-150-196-162.

Other LGAs with three or four growth suburbs include the Hills Shire, Ku-ring-gai, North Sydney and Sutherland municipalities.

This new survey also shows the recovery in the Canterbury-Bankstown area. Six months ago, 12 suburbs in this LGA were rated as declining markets, with sales levels dropping markedly. But now most of these suburbs have been re-classified as plateau markets, as sales levels start to improve. And four suburbs of the Canterbury-Bankstown LGA have shown sufficient revival to be classified as rising markets.

Across Greater Sydney, prices are reacting to the uplift in demand that is generally occurring in many locations, but most suburbs still have median prices below the levels of 12 months ago. This applies to 92% of suburbs for houses and 85% of suburbs for apartments.

But many suburbs have shown increases in the latest quarter. Examples include Mona Vale (median house price down 8% annually but up 2.3% in the latest quarter); Collaroy (down 15% in annual terms but up 9.5% quarter-to-quarter); Bronte (down 9% year-on-year but up 2.6% in the latest quarter); and Killara (down 15% annually but up 3% quarter-to-quarter). 

This is a pattern I expect to see becoming increasingly prevalent as the uplift being led by the more expensive areas spreads more widely across the metro area.

Terry Ryder is the founder of hotspotting.com.au <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">ryder@hotspotting.com.au</a> twitter.com/hotspotting

PICTURE SOURCE: <a class="external text" href="https://www.flickr.com/photos/34120957@N04" rel="nofollow" target="_blank">Alex Proimos</a>
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Northern Beaches rising buyer demand drives Greater Sydney to strongest Sydney market: Hotspotting's Terry Ryder

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Rental demand for units is 23% higher year-on-year, according to the latest data from the realestatwe.com.au website.

Demand for house rentals is up by 11% on the same time last year, just as the worldwide pandemic became official.

[smartcode_project:default project_id=24422]

"Perhaps somewhat surprising given the current environment, but demand for units is 23% higher year-on-year with demand for houses up by less than half that, at 11% growth," Cameron Kusher, the executive manager of economic research at REA Group said.

This year the rental demand has fallen for five successive weeks.

<img alt="" height="1376" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/rea_rental_demand.jpg" width="1600">

The reasons Kusher advised on the emerging trend was "that we aren’t seeing the influx of overseas arrivals like we typically would at this time of year, as well as the fact that government incentives have driven a surge in purchasing activity from first home buyers, which may lead to reduced rental demand."

Rental demand fell by a further 1.1% last week, taking it to be 15.8 per cent lower than its historic peak.

Cameron Kusher said Tasmania and Australian Capital Territory were the only states in which rental demand increased over the past week.

While rental demand has trended lower over recent weeks, it remains 17% higher than it was a year.

[smartcode_project:default project_id=90553]

After the seasonal early-January surge, two weeks ago Kusher noted demand would continue to trend lower over the coming weeks "as we exit the busiest time of the year for the rental market during the first quarter."

The REA Insights Rental Demand Index was relaunched last month.

While the original index measured the total volume of highly-engaged renter activity on realestate.com.au, it now measures the change in the number of people that are highly-engaged with properties listed for rent on realestate.com.au.

Someone is determined to be ‘highly engaged’ when they undertake a number of actions on a listing, these include but are not limited to; the number of visits to a listing, looking at the photos for a listing multiple times, saving the property, sharing the property and/or making an enquiry with the agent.
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Rental demand has now fallen for five successive weeks, after the seasonal early-January surge, but remains higher than last year, according to realestate.com.au data

Rental demand reducing, but remains higher than last year: REA

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Vacancies have remained high in Melbourne, according to SQM Research's national residential rental vacancy report for February.

"Melbourne remains weighed down by underwhelming demand for rental accommodation," said Louis Christopher, managing director of SQM Research.

Melbourne’s vacancy rate rose from 4.4% to 4.5%

It was down from the 4.7% last December, which was the highest level since SQM Research started measuring data in 2005. 

Melbourne’s vacancy rate ranks as the highest for a capital city in the nation, with the withdrawal of international student tenants hitting the city hard, Christopher noted.

<img alt="" height="506" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/vacancy_rates_sqm.jpg" width="1378">

The inner Melbourne CBD vacancy rate stands at 7.5%, down from 9.4% last October.

Sydney’s overall vacancy rate rose 0.1% to 3.3%. 

The Sydney CBD vacancy rate dropped to 6.3% in February 2021, down from a high of 14.8% in May 2020, indicating a return to life for Sydney city. 

Elsewhere, in Perth, Adelaide, Canberra, Darwin and Hobart, the vacancy rate was below 1%.

Brisbane’s vacancy rate also remained tight, down to 1.5% in February from January 2021.

SQM’s calculations of vacancies are based on online rental listings that have been advertised for three weeks or more compared to the total number of established rental properties.

"The figures for Melbourne and Sydney would be disappointing for existing property investors," Christopher said.

"Normally, vacancy rates in these two cities fall over February, in part due to international students starting their semesters.

"But given the ongoing closure of the international border, the seasonal increase in rental demand has not occurred this year. 

"This year will favour tenants in the inner cities but will also very much remain a landlord’s market in regional Australia.

“Elsewhere, we are still recording strong interest from tenants in larger properties in outer suburban locations as well as wider regional Australia. 

'Investment property owners in Darwin or Perth have also enjoyed a strong year of rental returns.”

Over the month to 12 March 2021, capital city average asking rents fell 0.4% for houses to $550 per week and 0.2% for units to $412. 

Reflecting accommodation oversupply, Melbourne and Sydney unit asking rents fell by 1.4% and 0.4%, respectively over the past month.

House rents also fell in Sydney by 1.2% while Melbourne house asking rents were flat. 

<h2>Recently listed VIC properties:</h2>

[smartcode_project:default project_id=29908]

[smartcode_project:default project_id=26935]

[smartcode_project:default project_id=29909]

 
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Melbourne also posted a 12% drop in asking unit asking rents over the year to March 2021

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