Central Coast

Leading design practices DKO and Furtado Sullivan have been named as lead architects for the final piece of St Hilliers integrated mixed-use Gosford precinct, Central Coast Quarter.

Evaluating the design schemes, an independent panel of judges nominated&nbsp;a coastal concept from DKO and Furtado Sullivan&nbsp;as the most successful and appropriate response to the brief's design, planning and commercial objectives.

Noted for its elegant&nbsp;take on the project, the winning concept presents two towers set alongside a central public pavilion that will activate the area with retail and hospitality venues.&nbsp;

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With a vision for the Central Coast Quarter to become a landmark in Gosford, DKO and Furtado Sullivan designed a collection of buildings that speak to context and culture while maximising liveability, work and leisure.&nbsp;

The jury commended the proposal’s response to ‘Connection to Country’, which set the framework for the built-form response, as well as the continued engagement and consultation with local Indigenous groups. 
 
Development Director for St Hilliers, Justyn Ng,&nbsp;hailed the competition as a success, praising DKO and Furtado Sullivan for their design concept that connects Central Coast Quarter to Gosford’s built and natural environment. 
 
“The sophisticated design by DKO and Furtado Sullivan is perfect for the eastern and southern portions of the Central Coast Quarter project,” Ng said.

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“This is the first time a design competition has run under the State Environmental Planning Policy (Gosford City Centre) 2018 and the outcome will set a new standard for design excellence in the CBD.”

“There was a huge focus on integration among the submissions, with the winning design going to great lengths to incorporate the recently transformed League Club Field and food and beverage outlets seamlessly.”

Ng said it was a milestone to unveil the design for the final stages of the Central Coast Quarter project, particularly following the success of its first stage which was also awarded to DKO.

“We have had an incredible reception to the first stage of Central Coast Quarter; with over 95 per cent of apartments now sold. The completed value of this tower will exceed $115 million” he said.&nbsp;

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“We look forward to delivering an equally sophisticated design for the final release, which we are confident will attract significant interest from people who recognise Central Coast Quarter for its location and quality.”

DKO Director, Nicholas Byrne&nbsp;said the team was thrilled to collaborate with a developer such as St Hilliers on the final stages of what is destined to become a legacy project.

“This was a huge opportunity for the practice to work on a large-scale multi-staged development in the rapidly growing Central Coast region. We hope the series of buildings and spaces in the precinct will create a unique place for the City of Gosford, reflecting the broader landscape and respecting Country,” he said.

The winning team’s vision to create a ‘permeable precinct’ considered the site’s prime location and history by using the large Port Jackson Fig tree as a ‘marker’ to welcome locals and visitors.

The central pavilion is the ‘jewel’ of the precinct, designed to feel open and welcoming while providing breakout spaces to encourage creative operators to curate a range of diverse experiences.

The design is currently in development for the development application which is expected to be lodged by the end of 2022.

<h2>Central Coast Quarter at a glance</h2>

<h3>Retail Podium</h3>

A selection of finely curated retail and commercial spaces connect the laneways from Mann Street to Baker Street.&nbsp;Across three cascading terraces, Central Coast Quarter’s Pavillion is set to host an array of outdoor dining and function spaces, inviting the community to enjoy luxury hospitality at their doorstep.

<h3>Southern Tower</h3>

Home to over 100 apartments enjoying direct valley, parkland, and waterway views, the residential tower features a unique ‘scallop’ design of the balconies, delivering an elegant yet playful façade.

<h3>Eastern Tower</h3>

The eastern tower consists of an 18-storey commercial building above the terraced public realm; designed to offer flexibility, as well as a vibrant, active and easily accessible space, the eastern tower, alongside the Stage 1 building, ‘The Waterfront’, will form a diverse and cohesive precinct.&nbsp;

The jury commended the proposal’s response to ‘Connection to Country’, which set the framework for the built-form response

Joel Robinson

DKO and Furtado Sulivan win St Hilliers design competition for Central Coast Quarter

Busy Sydney developers, ALAND, has secured&nbsp;one of Gosford&rsquo;s most sought-after mixed-use sites, which sold with development approval for two towers.

The 5656 sqm site at 108-118 Mann Street originally launched to the market at The Archibald in 2019, with development approval for a dual tower build comprising 289 apartments, along with a ground floor pub, level 28 sky bar, 167 hotel suites and a range of hotel amenity including an infinity pool, gym and conference hall.

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Render of the proposed dual tower project at 108-118 Mann St, Gosford. Credit: Colliers

ALAND CEO George Tadrosse confirmed the deal was done via an expression of interest process run by Colliers International which closed at the end of March.

&ldquo;It&rsquo;s a sensational site right in the heart of Gosford, which is increasingly being seen as a key regional location,&rdquo; he said.

&ldquo;We&rsquo;re delighted to have secured the property and look forward to taking the plans for the project forward to deliver a fantastic new addition to the Gosford skyline. Subject to planning, we are looking at launching the project sales in spring and starting construction this year.&rdquo;

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Render inside one of the proposed apartments at 108-118 Mann St, Gosford. Credit: Colliers

The Gosford property is one of the CBD&#39;s last remaining consolidated sites, with street frontages to Mann, Donnison and Baker Streets.

Located close to Gosford&rsquo;s waterfront, the site is also&nbsp;well-connected to key amenities like the Gosford Train Station, Gosford TAFE and the Central Coast Stadium.

The site was demolished in preparation for construction, with the site placed on the market earlier this year.

<img alt="" height="850" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/a1547e19-14ac-4547-ae48-44c829666c5d-w.jpeg" width="1200" /> 
Aerial shot of the site&#39;s location and proximity to key amenity. Credit: Colliers

Tadrosse said his team will now review the project but expects work to begin quickly.

&ldquo;We have an opportunity to make a significant contribution to the city, and we&rsquo;re excited to get this project underway,&rdquo; he added.

ALAND recently launched&nbsp;their $800 million master-planned precinct in Merrylands, in Sydney&rsquo;s west.

There has already been strong demand for the first stage of the project, with the prime 2.5-hectare site, located adjacent to the Merrylands train station, set to deliver 365 apartments across three buildings, up to 20 storeys in height.

The Gladstone Village&nbsp;is a rare offering for Merrylands and one of the last remaining pockets along Sydney&rsquo;s rail network to be developed.

ALAND CEO George Tadrosse confirmed the deal was done via an expression of interest process run by Colliers International which closed at the end of March.



alisonwarters@gmail.com

ALAND secures development approved Gosford site

Local Central Coast buyers are enjoying refined coastal living at JMGM&rsquo;s latest Gosford development, Horizon.

Set across 19-storeys, the Mann Street development comprises 182 one, two and three-bedroom apartments, as well as 2,500sqm of retail space.

[smartcode_project:default project_id=101204 project_image_fid=162046]

The Gosford region is not just for locals. Many buyers have begun recognising the beauty of the area and its sparkling waterways, sandy beaches and family-friendly activities on offer.

The area continues to grow and thrive as both a desirable place to live and a flourishing tourist destination, home to renowned beaches such as Avoca, Terrigal and MacMasters Beach.

Gosford is an attractive and affordable option for first home buyers and investors alike, boasting strong rental returns and positive capital growth.

[smartcode_project:default project_id=101204 project_image_fid=162047]

Designed by Lutolli Architects and Partners, Horizon has been carefully crafted as a modern and luxurious tower, boasting exceptional views and spacious interiors.

Each residence&rsquo;s kitchen is characterised by sculptural curved surfaces and a sophisticated, timeless palette of warm neutrals.

The home&rsquo;s feature floor-to-ceiling windows, wrap-around balcony, open-plan living and dining, and amazing views across Gosford, Brisbane Water and National Parklands.

[smartcode_project:default project_id=101204 project_image_fid=162051]

&ldquo;Floor-to-ceiling windows and frameless glass balconies bring views into your living and dining spaces&rdquo;, the project marketing reads.

Exclusive amenities available to residents include an outdoor pool, pool lounges and Swedish-inspired sauna.

[smartcode_project_cta: project_id=101204]

Local Central Coast buyers are enjoying refined coastal living at JMGM’s latest Gosford development, Horizon

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Coastal living at Gosford’s newest residence: Introducing Horizon by JMGM

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NSW's Central Coast has a diverse supply of prestige properties, ranging from beachfront homes hugging the sandy shores from Pearl Beach in the south stretching to Norah Head in the north to rural lifestyle properties hidden away in the natural valleys of Matcham and Holgate, according to the latest report from Herron Todd White
The valuation firm said that rural region to the west of the M1 motorway, located in Mount White, Mangrove Mountain, Kulnura and Yarramalong, should not be forgotten with property owners of large rural holdings and horse stud farms calling this area home.
The year so far has been one of uncertainty and unfamiliarity with the emergence of COVID-19, however by looking through the wise lens of hindsight, the prestige market on the Central Coast has shown resilience to date with sustained confidence throughout these uncertain times.
Local agents have been rather buoyed by the level of demand and are reporting increased buyer enquiry from Sydneysiders mixed in with stable local buyer interest. One reason for the increased interest from potential Sydney buyers is the change in workplace environments with the working from home movement in some professions widening the pool of buyers for the region.
"Over the course of the year, we’ve seen some of the most impeccably presented homes the region has to offer transact, with the likes of 21 John Gray Close, Terrigal (pictured) selling for $4.162 million on 11 May and 65 Forresters Beach Road, Forresters Beach selling for $5.2 million on 10 July as reported by CoreLogic RPData. These homes are located along the coastline and exude architectural brilliance with endless ocean views to match, Todd Beckman, a HTW property valuer said.
"For the astute buyers out there who are looking to potentially purchase a prestige property on the Central Coast, look no further than 30 South Pacific Drive, Macmasters Beach. According to CoreLogic RPData, local agent Cathy Baker from Belle Property Killcare is currently listing this property for sale at a price it commands (guide $5.5 million). The property is located on the Macmasters Beach headland, spread over a little over one hectare, boasting an architecturally designed single level residence with its own heated pool, games room, bocce court and putting and pitching greens for the keen golfers."
"Our region is home to some of the most successful and influential business entrepreneurs who make up a percentage of buyers of high-end property on the Central Coast. Celebrities look to our market to escape the hustle and bustle of the capital city lifestyle. It has been publicised that Sophie Monk purchased a rural lifestyle property in Matcham for around $2.25 million; Trevor Hamilton from McGrath Real Estate secured the sale. Although turnover of prestige properties on the Central Coast is typically low, reflective of limited supply levels, the sale prices recorded in our most expensive market in 2020 have equally matched if not exceeded some record sale prices achieved in 2019, indicating that confidence will remain in this market segment throughout the remainder of 2020," Todd Beckman. concluded.
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NSW's Central Coast prestige market shows resilience: HTW

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A waterfront trophy apartment on NSW’s Central Coast has sold for a record-breaking $2.45 million.
Located at 2/372 Booker Bay Road, the Booker Bay property beat the peninsula region apartment record by $350,000.
The three-bedroom, two-bathroom residence was designed by architect Darren Tve.
Its modern design includes sleek interiors, an oversized outdoor living room and expansive lawns.
The home was ideal as a no-maintenance weekender but was purchased by a Sydney holiday homebuyer who plans to rent the property.
Belle Property’s Cathy Baker, who marketed the listing, said that she has seen an upswing of sales in the region amid the COVID-19 pandemic.
Baker noted a trend of Sydney buyers snapping up holiday houses on the Central Coast.
“We’ve had our busiest winter ever, closing a year’s worth of property sales in two months,” she said.
The homes other offerings included water views framed by Norfolk pines, off-form concrete walls, and heated bathroom floors.
Cathy Baker also holds the listing for the penthouse apartment in the same block, which is now being sold off market.
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Booker Bay apartment breaks records on the Central Coast peninsula

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The focus of attention in the Central Coast Region market now seems to be on recovery and future planning, according to the July Herron Todd White (HTW) residential report. 

The valuation firm took a look at how a budget of $700,000 could be invested in property markets across the nation. 

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NSW Central Coast Region Coronavirus Update
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The report notes in line with many regions, there have been little reports of new cases of COVID-19 for some time.

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For many, life seems to be returning to normal. The tourist and visitor centres of Terrigal, The Entrance and Ettalong Beach have been busy for the past several weekends as crowds return.

"Recovery will be as big a challenge as the restrictions and lockdowns themselves. Looking around, a number of businesses have suffered terribly and some have closed. But confidence is returning. 

"Tempering this new confidence, our health professionals are reminding us that we may not have seen the end of this with a second wave likely," the valuation firm said. 
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What will a lazy $700,000 buy in the Central Coast region of New South Wales

A quick snapshot of some suburbs where investing $700k seems to be a good idea, the report noted. 

Wadalba – a newish and still developing suburb located towards the northern end of the region with plenty of schools, shops and easy access to the M1 Motorway.

A typical new project style dwelling, single level with four bedrooms, two bathrooms and double garage, recently sold for $690,000. 

"With slightly older two-storey options available for similar prices, we consider these to represent good value for first home buyers and growing families finding the area to their liking," the valuation firm said. 

Values have remained static overall over the year, so buying for quick financial gain isn’t great and returns are estimated at around the 4.5 to five per cent mark which is acceptable. Comparable suburbs to Wadalba include Hamlyn Terrace and Woongarrah, the report noted. 

A four bedroom, two bathroom home in Wadalba has recently been sold for $591,500. 

The single level home at <a href="https://www.realestate.com.au/sold/property-house-nsw-wadalba-133071962" target="_blank">7 Voyager Street </a>(pictured below) comes with expansive kitchen, dining area, lounge room, four bedrooms and fully fenced yard. 

It is located close to schools, supermarkets and parks. 

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The Entrance – one of the region’s older suburbs which sits between the ocean and lake. It is the day tripper and visitor centre at the northern end of our region, the report noted. 

Although there is a large permanent and long term occupant population (renters account for approximately 60 per cent of the area’s occupants), the area is very popular with the weekender market.

Units prevail in the town centre due to the ocean and lake views, shops and beach.

"We note that $700,000 can buy a two- bedroom unit with views within the town centre. But $700,000 is heading towards the higher end of unit values at The Entrance and we feel the more attractive options would be in the $350,000 to $400,000 price range for older units with lesser views," the valuation firm said. 

This price range has been more consistent in terms of price stability and returns which seem to be around the 4.5 per cent mark on a permanent occupancy basis.
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Bateau Bay – another of the region’s more established suburbs. The Entrance runs through the suburb thus creating two distinct markets.

The eastern (ocean) side is generally the more expensive option. If $700,000 is the marker, then good value on the no less popular western side of The Entrance Road is available. 

Generally older style but well established and accessorised property is the norm. 

An 80’s style, large, four- bedroom, single level dwelling with two bathrooms and double garage has just sold for $710,000 and a renovated 80’s style four-bedroom, two-bathroom dwelling with inground pool and off street parking recently sold for $685,000. These represent good value for those aspiring to live in Bateau Bay, the report noted. 

Terrigal – some would suggest that only good things happen at Terrigal and if price point is the gauge, there may be some foundation to this. 

$700,000 will likely secure an old style, rundown dwelling or perhaps a two- or three-bedroom unit or townhouse away from the town centre. 

"You might however get a vacant block of land with a little change left over – but you will need to be quick," the valuation firm said. 

Next door Wamberal shares these same qualities, with Erina to the west being not far behind, the report noted. 

A current listing is a one bedroom apartment in Terrigal priced at $699,000.

The contemporary apartment at <a href="https://www.realestate.com.au/property-unit-nsw-terrigal-133757722" target="_blank">3/10 Pine Tree Lane</a> (pictured below) comprises large bedroom, study, open plan lounge and dining area, and garage. 

It is set in a boutique complex, only metres walk to cafes, restaurants and Terrigal Beach. 

<img alt="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/8/3/terrigal%201.jpg">

Point Clare – sitting on the western shores of Brisbane Waters, this is an older and established location with just a short drive to meet up with the M1 Motorway. 

"Surprisingly, Point Clare has never been an area at the top of mind. We don’t know why, because there are a number of properties that can be purchased for less than $700,000," the valuation firm said. 

An 80’s style, slightly compact, four-bedder with single garage, landscaping and inground pool recently sold for $680,000.

While the median value across the region has fallen just a little over the past year, Point Clare has actually increased – just a little.

The area is predominantly owner-occupied with returns estimated to be around the 4.5 per cent mark.
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Umina Beach – located towards the southern end of the region, Umina Beach, Woy Woy and Ettalong Beach enjoyed better than average value increases, but since September 2018, the median value has steadily declined and is approximately ten per cent lower. 

Rentals account for around 30 per cent of properties in Umina Beach with the remainder being owner-occupied. Due to the high number of second dwellings in Umina Beach, we tend to think there is a hybrid factor going on here with owners remaining in their dwellings while renting out the second dwelling.

In value terms, there are still a lot of properties being sold under or around the $700,000 mark. 

A renovated three-bedroom, one-bathroom dwelling with plenty of undercover parking recently sold for $700,000 whilst a similar dwelling, but minus the parking sold for $670,000.

Older, more basic dwellings with the potential to add a second dwelling are selling for similar prices, the report noted. 
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The focus of attention now seems to be on recovery and future planning.

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What a lazy $700,000 can buy in NSW Central Coast Region: HTW residential  

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The real estate market of the Central Coast Region of New South Wales enjoyed a good year in 2019 and we don’t expect much changing for year 2020, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm asked their valuers to give an educated outlook on the residential market in their service areas in February. 
"Of course there are many factors that may change this. The most obvious factor likely to affect the market is the bushfire disaster seen across the state. 
"The Central Coast region has been affected by this, but to a much lower level than other regions. This means we can’t see a direct and significant effect on values and demand in the region," the valuation firm said. 
It remains to be seen this early in the year what operational changes, if any, lenders and insurers will implement as a result of the bushfires, but if changes occur within their respective spaces, there will be an indirect effect on the market.
"There is of course, a similar scenario in many parts of the state, and the Central Coast region sits between two markets that have been particularly affected, the Sydney and Newcastle markets," the valuation firm commented. 
Historically, the periods following significant events such as the devastating bushfires usually cause some disruption to the market and to a degree we do see this playing out in a period of consolidation - nothing new here.
"In Central Coast terms, the market is more likely to experience short term effects by excessive rainfall and flooding as we have seen in the past and if weather predictions prove correct, the region will have a lot of rain soon," the valuation firm added. 
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There weren’t any really identifiable standouts across the various market segments in 2019 and this is expected to be the case in 2020. 
"We saw the completion of several residential unit complexes in 2019. Almost all of the individual units within these complexes were sold off the plan from as far back as 2016.
"As completion drew close and developers starting calling for settlements, we were instructed to provide current valuations for mortgage purposes," the valuation firm said. 
In most cases, the values held with some increasing and on the odd occasion, a fall in value was noted.
Construction of new residential unit developments waned during the latter part of 2019 and there remains only a few developments still under construction, meaning that the heat of this market segment has eased and this should provide an opportunity for the consolidation of values in both new and older units, the latter of which did suffer slightly due to the preference for new stock.
The report notes general housing showed little of the effects of market disruptors seen in other regions during 2019 and from our perspective, it was pretty much a case of the market for established dwellings being steady throughout the year. 
"We don’t see much changing in 2020 for this segment and no locations showing signs of emerging as the place to be," the valuation firm stated. 
"Last year we offered that the peninsula suburbs of Woy Woy, Umina Beach and Ettalong Beach would see a reduction in values on the back of several extraordinarily strong years of growth. 
"We couldn’t see the rise in values being sustained for long and to a degree, this occurred with some real estate agents referring to 2016 values as the new norm for this part of the region. Once again, we would suggest caution and well founded research when buying in these suburbs," the valuation firm said. 
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"If pushed to suggest an emerging market, then we suggest a look at the new estates around Berkeley Vale," the valuation firm noted. 
The land is considered good quality and well priced. As new dwellings are established here, the values both within the estate and adjacent should benefit. 
Considerable new home building activity remains a staple for the newer suburbs towards the northern end of the region. This includes the suburbs of Hamlyn Terrace and Wadalba. 
Both suburbs provide well priced land with services close by and handy access to the M1 Motorway.
A 7 bedroom dual occupancy house in Hamlyn Terrace has recently been sold for $790,000.
The large house with a self-contained granny flat is situated at <a href="https://www.realestate.com.au/sold/property-house-nsw-hamlyn+terrace-131806894" target="_blank">37 Georgia Drive</a> (pictured below).
It features multiple living and entertaining spaces, covered patio, swimming pool and side access for boat/caravan.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/2/10/hamlyn%20terrace.jpg" alt="">
A current listing is a Wadalda four bedroom house priced between $520,000 to $570,000.
Located at <a href="https://www.realestate.com.au/property-house-nsw-wadalba-132755342" target="_blank">13 Terka Street</a> (pictured below), the house comprises open living and dining spaces, three bedrooms, fourth bedroom or study and outdoor entertaining area. 
The house is situated minutes to schools, shops, sporting grounds and hospital. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/2/10/wadalba.jpg" alt="">
"We see a resilience to market pressures in these areas due to the relatively solid levels of affordability," the valuation firm suggested. 
"At an operational level, our interaction with lenders and mortgage brokers increased during 2019. This follows an extended period of limited interaction with the placement of intermediary parties being the link between lenders and service providers." 
While that link correctly remains present, direct discussion has proven just as successful as lenders seek a more detailed understanding of what’s happening in their local markets to assist in paving their way forward.
As with the last year, there is a reasonably good level of market confidence present, with indications that this confidence will wane slightly in some segments as the year progresses. 
"If previous cycles repeat themselves, we can expect to see a period of reduced buy and sell activity," the valuation firm said. 
 Obvious determinants of this will include the cost of financing, stock availability and of course, the presence or absence of buyers and sellers. 
Less obvious at this early stage but perhaps more influencing will be effects of natural disasters and as always, the role of the media.
"Also as with 2019, we see 2020 proving to be an interesting one for local real estate following the market peaking in most segments.
"We say interesting because the traditionally reliable and predictive market indicators have or are likely to be different to those seen in previous, fairly predictive cycles. The activity and rises seen until very recently occurred over an extended and sustained period as opposed to previous cycles." 
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Central Coast property values expected to remain steady in 2020: HTW residential 

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Moving towards the latter part of 2019, the Central Coast region is seeing a little more stability in the residential market, according to the latest Herron Todd White (HTW) residential report.
The valuation firm took a look at rental yields across the nation. 
The report notes there is still the occasional outlier sale, but stability can be seen across all phases of the market.
The stability brings a good opportunity to look at where values are sitting and in the case of this month’s submission, where yields are sitting, the valuation firm said. 
"We generalise yields across several sectors of the market to include normal residential, prestige market and the holiday letting market," it said.
"No surprises that normal residential dwellings and units in the suburbs provide the bulk of rental accommodation."
Four-bedroom, new or newish project style dwellings towards the northern end of the region in suburbs that include Hamlyn Terrace, Woongarrah and Wadalba are showing yields in the vicinity of 4.5% to 5% gross.
In the older established locations and closer to the lakes and beaches, such as Bateau Bay, gross rental yield varies from 3.5% in the higher value bracket to 6% in the lower priced property segment.
The report suggests the unit market across the Central Coast Region is well established and like most of the eastern seaboard, it is expanding.
New developments are a prominent feature in the Gosford CBD and we can see that gross yields of between 4% and 5% can be expected.
The beachside suburb of Terrigal is a popular tourist and weekend destination, but it is also home to many living and working on the coast.
Gross yields on units seem to be hovering around the 4% mark at present.
"The Wyong unit market has traditionally been a solid investment choice and at the moment we are seeing gross yields varying anywhere from 5% to 7%," the valuation firm added. 
House and granny flat (secondary dwellings) have been popular in the peninsula suburbs of Umina Beach and Woy Woy for several years now.
This type of property is typified by an older dwelling, sometimes renovated and sometimes not, with a new granny flat erected within the rear yard area and accessed via the rear lane way.
A sample of this property from our records indicates that yields are around 5% to 6%.
"There have been some instances of 7% being obtained, but we believe a more representative level of yield to be slightly lower than this," the valuation firm said. 
In regard to the holiday letting market, getting a true market yield depends on a number of factors, least of which is disclosure of income to the market and that is a rare thing.
Other factors that can affect yields include the location, user reviews of a particular property, non-availability due to repairs and of course, occupancy rates.  
"There are more factors, but these are the ones we hear the most about," the valuation firm stated. 
"We hear and see yields ranging from sub-4% to well over the 10% mark.
"The end result for holiday lettings is that we find that the data is limited and too unreliable to make a call on yields." 
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Central Coast seeing more stability in the residential market: HTW

Foxtel Lifestyle&rsquo;s Selling Houses Australia team is back on the Central Coast, seeking to transform an unsold Empire Bay home for the Gilbert family.

Designer Shaynna Blaze, gardening expert Charlie Albone&shy; and host Andrew Winter will be taking on the acreage from next week.

The 1980s-built home bordering&shy; the Bouddi Nat&shy;ional Park has been listed for 280&nbsp;days &mdash; initially seeking up to $960,000, but more recently&shy; $890,000.

It has its last pre-makeover open for inspection this weekend.

Last traded for $895,000 in 2017, it has three bedrooms, an open-plan living area and a rear deck with a pizza oven.

Albone will have a lot to work with. The home sits on an elevated&shy; 4485 square metres with views across Umina.

[smartcode_project:default project_id=31751 project_image_fid=160996]

Richardson &amp; Wrench Umina Beach agent Rachel Potter has taken over the listing.

Selling Houses Australia is filming its 13th season, having premiered in 2008.

They have been successful on the Central Coast recently &mdash; last season they secured the sale of a four-bedroom Bensville property post-makeover for $745,000, near the top of its $710,000 to $749,000 guide for down-&shy;sizing couple Margie and David Braunstein.

In the 2015 series, a nearby Bateau Bay makeover of a 1970s four-bedroom home with swimming pool sold for $540,000.

It had been initially priced at more than $600,000 before sitting on the market for six months.

[smartcode_project:default project_id=7317 project_image_fid=79239]

Last season&rsquo;s finale was at Dolphin Point in the Shoalhaven district, where a 1960s beach house was snapped up pre-auction for $1.2 million after the makeover.

The four-bedroom home had been for sale for more than a year, the price having dropped to $1.18 million before its makeover.

Andrew Winter has yet to sell his own Gold Coast home. The renovated Sanctuary Cove property went to auction earlier this month but was passed in on a $3 million vendor&shy; bid. It was initially listed at $3,995,000 in January.

This article first appeared in&nbsp;The Daily Telegraph.&nbsp;

Selling Houses Australia takes on Central Coast project

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The NSW Central Coast's transition to a slower market has gone well, according to the latest Herron Todd White (HTW) residential report. 
The report suggests that as with any region with a diverse property range, some suburbs have felt the pressure of price adjustment more than others.
The data coming through is suggesting that the suburbs at the southern end of the region have seen price falls more than others.
This includes the suburbs of Umina Beach and Woy Woy where values seem to have fallen by around 10 to 15%.
This however, is on the back end of higher than average value increases compared to most other parts of the region.
A current listing in Umina Beach is a three bedroom townhouse priced at $775,000.
The townhouse at<a href="https://www.realestate.com.au/property-townhouse-nsw-umina+beach-131203026" target="_blank"> 4/188 West Street</a> (pictured below) features three bedrooms, lounge and dining area, home office area, galley-style kitchen and low maintenance landscaped gardens. 
It's within walking distance to Woolworths Shopping Centre, ALDI Supermarket, Coles Supermarket, and the McDonalds.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/25/umina%20beach.jpg" alt="">
"As we near the half way point of 2019, units within the Gosford CBD are also the subject of conversation" the valuation firm said. 
"We are hearing (and seeing) a loss in confidence in this market and as settlements on new developments are being called, the evidence suggests a close eye and extra caution needs to be observed by buyers before committing.
"We are stopping short (just) of saying we are in an oversupply situation right now as we believe that the plans for the expansion of both the public and private hospitals in Gosford will ease this situation,"
A three bedroom apartment positioned on the fringe of the Gosford CBD has recently been sold at a reduced priced of $425,000.
Set in a secure complex, the apartment at<a href="https://www.realestate.com.au/sold/property-apartment-nsw-gosford-130415598" target="_blank"> 354/80 John Whiteway Drive</a> (pictured below) comprises three bedrooms, open plan living area, well-appointed kitchen and two car spaces. 
It is close to train station, shopping centres, schools and Gosford waterfront.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/6/25/gosford%20.jpg" alt="">
Towards the northern end of the region, the market has definitely slowed with some price corrections noted in newer and older suburbs.
According to the HTW report, this hasn’t been much of a drop in values overall, but the evidence suggests that it is happening.
The northern end of the region is generally more price dependent with a higher reliance on continuity of employment and stablisation of home owners.
Vendor expectations have been a little slower to adapt to the changing market with real estate agents indicating that more time is being spent on the current values.
"This is then affecting those buyers out there and the meeting of minds," the valuation firm said.
"Buyers and their ability to deal are further impacted by changes in lending policies which in a nutshell is making borrowing harder.
"But that said, the property market appears to have swung in favour of buyers with more choices available.
"We are certainly in for an interesting second half of 2019 and if the signs are being read correctly, then we should expect the market to slow further.
"These signs include a higher level of valuation assessments being queried by lenders and mortgage brokers, slightly higher levels of owners opting for renovations and extensions rather than selling and real estate agents having to work harder to get their deals across the line.
"The property market work cycle is in the correction phase after solid increases in property prices throughout the past few years.
"The higher end of the market range seems to be tracking reasonably well at this stage and we are seeing little change to volumes of transactions and values seem to be less affected." 
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