The softening of Sydney's housing market looks to be short-lived, with hopes of an interest rate cut or two in the near term fuelling a slowdown of the slowdown.

October marked the first time in 21 months that the <a href="https://www.urban.com.au/developments/sydney-nsw">Sydney housing market</a> went backwards. Sydney's last decline saw the market contract -12.4 per cent between February 2022 and January 2023.

That doesn't look on the cards this time however, with some positive signs coming at the start of 2025.

In January, house values declined -0.4 per cent and units -0.2 per cent, according to CoreLogic's Home Value Index, better than they both fared in December.

If next month prints even better, it will look like both the house and unit market might give up just two or three per cent of the gains they saw for 21 months until October 2024.

<h2>What happened in Sydney’s off the plan apartment market in January?</h2>

The property market is generally quite quiet in Sydney until after Australia Day when kids return to school and prospective buyers restart their search after the summer break.

There was nothing quiet about the development applications pushed to various councils across Sydney's inner city in January however - with several developers getting back to the desks early and putting their proposals on the desks of local councils.

The biggest plans were revealed in the CBD where&nbsp;<a href="https://www.urban.com.au/developers/billbergia">Billbergia Group</a>&nbsp;and Metrics Credit Partners are teaming up for two 80-level towers that will home around&nbsp;600 apartments, a high-end hotel, retail spaces, and an upgraded public domain.&nbsp;

The duo acquired a&nbsp;6,000 sqm site spanning Castlereagh, Pitt, and Liverpool Streets and intends on starting demolition on the site, subject to approvals, next year.

Read more:&nbsp;<a href="https://www.urban.com.au/news/nsw/billbergia-metrics-propose-two-80-level-towers-in-sydneys-cbd">Billbergia &amp; Metrics propose two 80-level towers in Sydney's CBD</a>

<img alt="Billbergia &amp; Metrics propose two 80-level towers in Sydney's CBD" 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/fjcstudio%20-%20338%20-%20V2-%20Final.jpg?VersionId=KNbLILH27WtrgtvvaMZzpRfUHeQ6NnK2" />

&nbsp;

In harbourside <a href="https://www.urban.com.au/developments/double-bay-nsw-2028">Double Bay</a>, furniture king Anthony Scali is plotting a redevelopment of the Savoy Hotel on Knox Street.

Scali has submitted plans for a five-level, mixed-use building at 35-45 Knox Street, comprising nine luxury apartments above three ground-floor retail spaces.<img alt="Double Bay makeover to continue as Scali furniture boss plots new luxe apartments" 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/Plan%20-%20Photomontage%20-%20DA2024%20546%201%20-%2039-41%20Knox%20Street%20DOUBLE%20BAY%20%281%29.JPG?VersionId=JAz.LKybCrHzHwoivGoVjyBML029QMfL" />

Designed by <a href="https://www.urban.com.au/architects/mhn-design-union">MHN Design Union</a>, the $31 million development aims to integrate with the suburb’s established character while catering to a diverse demographic, including families, downsizers, and retirees.&nbsp;

The proposal is part of a broader wave of redevelopment in Double Bay, which includes the $1 billion transformation of the InterContinental Double Bay precinct and other shop-top housing projects in the area.

Read more:&nbsp;<a href="https://www.urban.com.au/news/nsw/double-bay-makeover-to-continue-as-scali-furniture-boss-plots-new-luxe-apartments">Double Bay makeover to continue as Scali furniture boss plots new luxe apartments</a>

Mixed-use projects proved popular in January. <a href="https://www.urban.com.au/developers/fabcot">Fabcot</a>, the development arm of supermarket giant Woolworths, finally submitted its long-awaited plans for its&nbsp;<a href="https://www.urban.com.au/developments/waterloo-nsw-2017">Waterloo</a>&nbsp;shoptop development.

&nbsp;

The $165 million project designed by <a href="https://www.urban.com.au/architects/bates-smart">Bates Smart</a>&nbsp;will include two residential buildings with 110 apartments, a five-level commercial building, and a full-line Woolworths supermarket with specialty retail.&nbsp;

Read more:&nbsp;<a href="https://www.urban.com.au/news/nsw/woolworths-unveils-long-awaited-waterloo-precinct-with-shop-top-housing">Woolworths unveils long-awaited Waterloo precinct with shop-top housing</a>

<img alt="Woolworths unveils long-awaited Waterloo precinct with shop-top housing" 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/923%20-%20935%20Bourke%20Street%2C%20Waterloo.png?VersionId=2jKvJSrvW5xy_JvUr6rj_QO8pY_OvujU" />

Waterloo is undergoing a major transformation. Adjacent to the site is DASCO's six-building <a href="https://www.urban.com.au/new-apartments/danks-st-district-903-921-bourke-street-waterloo-nsw-2017">Danks Street District</a> which was recently launched to the market.

And the growth in Waterloo is set to continue with joint venture partners&nbsp;<a href="https://www.urban.com.au/developers/mirvac" target="">Mirvac</a> and John Holland changing up their plans for Waterloo Metro Quarter, scrapping offices in favour of co-living and apartment towers.

The $960 million submission will deliver 655 apartments in total, as well as retail spaces and community facilities above the recently opened metro station.

<img alt="First Look: Mirvac, John Holland, submit $960m Waterloo Metro Quarter plans" 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/MIR_WAT_VIEW_12_FINAL_V2.jpg?VersionId=X5IF2ucStjwn0HHuziLE5sXwgS0eC1EV" />

&nbsp;

The original Concept SSDA, approved in 2019, envisioned a mixed-use development but was later amended in 2021 to primarily focus on office space.

However, the developers cite significant shifts in market demand following the COVID-19 pandemic, including a decline in demand for city fringe office space and an escalating need for residential housing in the Waterloo-Zetland area.

Read more:&nbsp;<a href="https://www.urban.com.au/news/nsw/first-look-mirvac-john-holland-submit-960m-waterloo-metro-quarter-plans">First Look: Mirvac, John Holland, submit $960m Waterloo Metro Quarter plans</a>

&nbsp;

If next month prints even better, it will look like both the house and unit market might give up just two or three per cent of the gains they saw for 21 months until October 2024

Joel Robinson

City Beat January 2025: Sydney property market cooldown slows as new apartment pipeline ramps up

The $500 million 26 Vista Surfers Paradise apartment development by Malaysian construction and development company&nbsp;<a href="https://www.urban.com.au/developers/mrcb">MRCB International</a>, has continued to impress buyers.

They've now sold 70 per cent of the 280 apartments and townhouses in the sustainability-focused building named after its location on Vista Street.

“<a href="https://www.urban.com.au/new-apartments/vista-surfers-paradise-26-vista-street-surfers-paradise">26 Vista</a> offers the ultimate coastal lifestyle, and as such has attracted very strong interest from locals wanting to live there and interstate buyers wanting to get a foothold in a hot Gold Coast Market,” says Matt George from project marketer Urban Activation.

“The diverse mix of buyers we’ve seen investing in this development stands as a testament to the superior product that is being offered. 26 Vista is truly the gold standard for coastal living, with its thoughtfully considered design and its commitment to providing residents with five-star luxury in sub-tropical surrounds.”

[smartcode_project:default project_id=112730 project_image_fid=319148]

26 Vista will offer a unique array of three-level terraces, one, two, three and four-bedroom apartments and a swell of communal amenities.

Club Vista will span the whole of the fourth level and will feature wellness and&nbsp;recreation facilities, including a lap pool, spa, outdoor lounge areas, gym, sauna steam room, yoga deck, cinema room, games room and resident’s lounge.

Taking amenities to sky heights, the rooftop terrace will have 360-degree views stretching from the ocean to hinterland ranges.

[smartcode_project:default project_id=112730 project_image_fid=211252]

On Level 51, Stratos will provide residents with both indoor and outdoor lounges, complete with a fireplace area.

Exclusively for Alto Collection Residences, Alto on Level 51 offers a private indoor lounge and dining room, along with an outdoor fire pit and plunge pool.

[smartcode_project:default project_id=112730 project_image_fid=211251]

“Buyers have loved that they don’t feel the pinch of downsizing and that their sacrificing space, rather, their new residences and the spectacular amenity offerings provide them with more than they could imagine," George added.

“We’re thrilled to see such an outstanding buyer response, and given the rate with which the apartments and townhouses have been purchased, we’re expecting the remaining residences to have as strong of an uptake.”

[smartcode_project_cta:default project_id=112730]

26 Vista will offer a unique array of three-level terraces, one, two, three and four-bedroom apartments and a swell of communal amenities

26 Vista Street, Surfers Paradise apartment development, hits 70 per cent sold

The construction industry demands meticulous attention to quality and compliance, and the Technical Inspection Service (TIS) has emerged as a critical component in achieving these standards.

Designed to assess and enhance building quality, the TIS program plays a pivotal role in reducing risks, securing <a href="https://www.urban.com.au/news/resilience-latent-defects-insurance">Resilience Latent Defects Insurance</a> (LDI), and ensuring long-term confidence in construction projects.

Unlike traditional certification systems, the TIS sits above existing frameworks, providing an independent, comprehensive layer of quality assurance. By proactively identifying and rectifying potential issues during the construction process, the TIS sets a new benchmark for industry accountability.&nbsp;

Read more:&nbsp;<a href="https://www.urban.com.au/news/what-is-latent-defects-insurance-and-is-it-bringing-confidence-to-the-off-the-plan-apartment-market">What is Latent Defects Insurance and is it bringing confidence to the off the plan apartment market?</a>

<h2>What is the Technical Inspection Service (TIS)?</h2>

The TIS program is an independent, third-party review process that monitors and evaluates a building’s design and construction. Its purpose is to ensure compliance with local codes, regulations and best practices, while also addressing risks that other systems might overlook. By integrating regular inspections and detailed assessments into every stage of construction, the TIS significantly reduces the likelihood of latent structural defects—issues that become apparent only after project completion.

This proactive approach is a mandatory requirement for obtaining Resilience LDI, which provides 10 year protection for property owners against hidden structural and waterproofing defects.

<h2>How the TIS Sits Above Traditional Systems</h2>

While standard certification systems focus on verifying compliance with minimum regulatory requirements, the TIS goes beyond by offering a deeper and more comprehensive review of the construction process. Key distinctions include:

- Independent Oversight: Unlike certifiers who may work closely with project teams, the TIS providers operate independently, ensuring unbiased and rigorous assessments.

- Enhanced Quality Assurance: the TIS program focuses on potential risks that may not be detected by standard certifiers, such as detailed evaluations of waterproofing, structural integrity, and geotechnical considerations.

- Integrated Risk Management: By addressing risks proactively, the TIS complements and strengthens existing certification processes, adding a robust layer of oversight.

<h2>Key Components of the TIS Program</h2>

1. Design Risk Assessment 
 
Before construction begins, the TIS provider conducts a comprehensive review of the project’s plans, specifications, and structural designs. This ensures that potential flaws are identified and resolved at the earliest stage, preventing issues from arising during or after construction.

2. Regular Site Inspections 
 
Throughout the construction process, the TIS program involves regular spot audits and scheduled inspections at critical milestones. These inspections verify that the building adheres to the approved plans and meets the highest quality standards. Issues are identified and corrected in real-time to minimise delays or risks.

3. Detailed Quality Assurance Reporting 
 
Each inspection is followed by a detailed report, providing transparency and actionable recommendations. These reports are shared with project teams, ensuring any concerns are promptly addressed and resolved.

4. Final Completion Review 
 
At the end of construction, a final detailed review is conducted to certify that the building meets all requirements for Resilience LDI coverage. This certification provides the assurance needed to secure the policy.

<h2>The Added Benefit: 10 Years of Protection</h2>

One of the most compelling aspects of the TIS program is the 10-year protection it provides through its alignment with Reslience LDI. This long-term coverage ensures that any structural and waterproofing issues missed during the construction and inspection phases are addressed without financial burden on property owners.

For buyers, developers, and financiers, this decade-long protection adds a layer of confidence rarely matched by traditional systems. Knowing that issues arising years later will be covered fosters trust in the project and enhances its value in the market.

<h2>How the TIS Program Facilitates Resilience LDI</h2>

Resilience LDI provides property owners with coverage for latent defects, such as structural or waterproofing issues, that may emerge years after project completion. To qualify for Resilience LDI, compliance with the TIS program is mandatory. By addressing potential risks and certifying the quality of construction, the TIS program ensures that projects meet the stringent requirements necessary for Resilience LDI coverage.

<h2>Why Developers Should Embrace TIS</h2>

- Enhanced Marketability: Projects with TIS-backed, Resilience LDI coverage are viewed as safer investments, attracting buyers and investors who prioritise quality and risk mitigation.

- Streamlined Risk Management: The independent, proactive approach of the TIS program reduces the likelihood of costly repairs, legal disputes or reputational damage.

- Higher Valuations: Properties backed by Resilience LDI often achieve higher market valuations due to their perceived quality and reduced risk profile.

- Improved Buyer Confidence: The 10-year protection provided by Resilience LDI reassures buyers, making properties more appealing and easier to sell.

<h2>TIS: A Step Toward Better Industry Standards</h2>

The Technical Inspection Service represents a significant shift in how the construction industry approaches quality assurance. By providing a rigorous, independent layer of oversight that complements existing systems, the TIS program ensures that projects meet the highest standards of safety, durability, and reliability.

For developers, embracing the TIS program isn’t just about meeting insurance requirements—it’s about building trust, enhancing marketability, and delivering long-term value. As the Australian construction industry evolves, Resilience LDI and the TIS program will play a crucial role in shaping a future defined by accountability, quality, and confidence.

Resilience LDI may be the safety net, but the Technical Inspection Service is the foundation that makes it possible. Together, they represent the future of construction assurance.

The TIS program is an independent, third-party review process that monitors and evaluates a building’s design and construction

Latent Defects Insurance 101: What is the Technical Inspection Service (TIS) Program

Following another strong year for the <a href="https://www.urban.com.au/developments/gold-coast-qld">Gold Coast</a>&nbsp;unit market, values look like they are going to continue to rise in 2025.

CoreLogic's Monthly Home Value Index reveals that units—comprising both apartments and townhouses—rose by 0.5 per cent in January, building on a <a href="https://www.urban.com.au/news/qld/city-beat-december-2024-gold-coast-unit-values-grow-over-nine-per-cent-in-2024-but-ends-with-cooling-market">nine per cent growth in 2024</a>.

The median unit value on the Gold Coast has now reached $829,000. If compared to capital city unit markets, it would only sit behind Sydney's median ($857,000).

<h2>What happened in Gold Coast’s off the plan apartment market in January?</h2>

It was a strong start to the year in the Gold Coast off the plan apartment market.

While there was little movement in terms of new projects either launching or going through the apporval process, demand for off the plan apartments is approaching 12-month highs.

Enquiry in January 2025 was at its highest point since February 2024, led by increased demand in the likes of <a href="https://www.urban.com.au/developments/coolangatta-qld-4225">Coolangatta</a>, <a href="https://www.urban.com.au/developments/biggera-waters-qld-4216">Biggera Waters</a>, and <a href="https://www.urban.com.au/developments/runaway-bay-qld-4216">Runaway Bay</a>.

Interest in Runaway Bay was sparked by the launch of <a href="https://www.urban.com.au/new-apartments/aqualis-runaway-bay-20-24-oatland-esplanade-runaway-bay">Aqualis</a>,&nbsp;just 18 luxury three and four-bedroom apartments on Oatland Esplanade, capitalising on the suburb’s limited supply of new apartments.&nbsp;

[smartcode_project:default project_id=29985 project_image_fid=316717]

Designed by <a href="https://www.urban.com.au/new-apartments/aqualis-runaway-bay-20-24-oatland-esplanade-runaway-bay">XL Architecture</a>, Aqualis apartments offer expansive living spaces with floor-to-ceiling glass windows and doors, ensuring uninterrupted views over the Broadwater.&nbsp;

The development will also have a swimming pool, gym with sauna, and&nbsp;a residents-only marina with 12 berths and additional jet ski docks.

[smartcode_project:default project_id=29985 project_image_fid=316718]

<a href="https://www.urban.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters">Harbour Shores</a> has continued to lead buyer enquiry in Biggera Waters as the suburb's only new development.&nbsp;

<a href="https://www.urban.com.au/new-apartments/holm-rainbow-bay-44-50-eden-avenue-coolangatta">Holm Rainbow Bay</a> by <a href="https://www.urban.com.au/developers/chapter-two">Chapter Two</a> has dominated enquiry in Coolangatta. The development, under construction by Groupline, comprises just 87 apartments on Eden Avenue with a rooftop pool looking across Rainbow Bay.

Buyers have jumped at the $1.5 million two-bedroom apartments, as well as as the $3.25 million three-bed apartments.

[smartcode_project:default project_id=109905 project_image_fid=209082]

January saw more than just a surge in enquiries; views of Gold Coast projects hit an 18-month high, driven by both local and interstate buyers.

<a href="https://www.urban.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a> experienced a notable rise, with project views reaching a 12-month peak.

The next development to launch in Surfers Paradise is <a href="https://www.urban.com.au/new-apartments/exhale-by-siera-8-enderley-avenue-surfers-paradise">Exhale by Siera</a>, the developer’s third Gold Coast project in as many years.

Exhale, ideally located on Enderley Avenue just off Northcliffe Beach, will feature 54 apartments in a striking building designed by BDA Architects.

[smartcode_project:default project_id=112661 project_image_fid=283239]

In terms of buyer interest, the $1.5 million to $2 million price range was the most popular in January 2025, with enquiries nearly doubling the 2024 average in this bracket.

The $2 million to $2.5 million range also saw its highest level of activity in the past 12 months.

Enquiry in January 2025 was at its highest point since February 2024, led by increased demand in the likes of Coolangatta, Biggera Waters, and Runaway Bay.

City Beat January 2025: Gold Coast property values continue to grow as off the plan enquiries hit near 12-month high

There aren't many opportunities to secure a brand new, parkside apartment in any of Australia's cosmopolitan capital cities for under $500,000.

Irving Domain in Melbourne's&nbsp;<a href="https://www.urban.com.au/developments/box-hill-vic-3128">Box Hill</a> presents a unique opportunity to live just steps away from the scenic Box Hill Gardens. Spanning over three hectares, the gardens offer walking tracks, playgrounds, sports courts, and a one-kilometre running track around its boundary.

The gardens will also soon sit above a new train station, part of Victoria's Big Build extension of the Suburban Rail Loop.

Residents of <a href="https://www.google.com/search?q=site%3Ahttps%3A%2F%2Fwww.urban.com.au%2F+APH+Holdings&amp;rlz=1C1ONGR_enPH1005PH1005&amp;oq=site%3Ahttps%3A%2F%2Fwww.urban.com.au%2F+APH+Holdings&amp;gs_lcrp=EgZjaHJvbWUyBggAEEUYOTIGCAEQRRg60gEIMjIyN2owajSoAgCwAgA&amp;sourceid=chrome&amp;ie=UTF-8">Irving Domain</a> won't just be able to take in the green spaces and excellent connectivity to wider Melbourne including the CBD, but they'll also be in the heart of the growing Box Hill, with close access to all the amenities needed for everyday living.

[smartcode_project:default project_id=8569 project_image_fid=311424]

The one-bedroom apartments, over 60 sqm, start from just under $500,000, while the two-bedroom apartments are competitively priced from $595,000.

Reputable builder Ironside is well advanced in construction and is expected to complete Irving Domain later this year.

[smartcode_project:default project_id=8569 project_image_fid=317419]

Architecture firm <a href="https://www.urban.com.au/architects/dko-architecture">DKO</a> designed Irving Domain, just 110 apartments across a curved, glass building. They each feature a neutral colour palette with high-end finishes including oak flooring and stone benchtops.

DKO reserved space on the rooftop for a retreat with a swimming pool, outdoor dining, and social spaces, with panoramic views across Melbourne.

&nbsp;

[smartcode_project:default project_id=8569 project_image_fid=311421]

<a href="https://www.urban.com.au/developments/box-hill-vic-3128">Box Hill</a> itself is one of Melbourne’s fastest-growing urban hubs, renowned for its vibrant shopping precinct and diverse dining scene. Box Hill Central, the major shopping hub, is just a short walk.

&nbsp;

Stamp duty savings are applicable at Irving Domain.

[smartcode_project_cta:default project_id=8569]

The one-bedroom apartments, over 60 sqm, start from just under $500,000, while the two-bedroom apartments are competitively priced from $595,000

Suburb	Postcode	Median Price ($'000)	Gross Rental Yield (%)	Weekly Median Advertised Rent
Port Vincent	5581	$342	13.84	$910
Solomontown	5540	$105	10.9	$220
Port Pirie West	5540	$105	9.41	$190
Peterborough	5422	$89	8.81	$150
Bordertown	5268	$158	8.25	$250
Port Augusta	5700	$168	7.74	$250
Elizabeth Downs	5113	$183	7.27	$255
Davoren Park	5113	$180	7.24	$251
Crystal Brook	5523	$171	7.15	$235
Elizabeth Park	5113	$191	7.08	$260
Elizabeth Grove	5112	$195	6.93	$260
Elizabeth North	5113	$190	6.86	$251

Suburb	Postcode	Median Price ($'000)	Gross Rental Yield (%)	Weekly Median Advertised Rent
Carrickalinga	5204	$414	2.14	$170
Saint Peters	5069	$1,100	2.51	$530
North Adelaide	5006	$1,070	2.56	$528
Saint Georges	5064	$920	2.57	$455
Hyde Park	5061	$1,100	2.62	$555
Toorak Gardens	5065	$1,160	2.69	$600
Hawthorn	5062	$827	2.73	$435
Westbourne Park	5041	$766	2.78	$410
Glenunga	5064	$909	2.8	$490
Cumberland Park	5041	$708	2.87	$390
Beulah Park	5067	$730	2.92	$410
Tennyson	5022	$1,120	2.93	$630

South Australia's best and worst suburbs for gross rental yield

Staff Reporter

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