Hurstville Preliminary Market Analysis Report

Independent Property Valuers& Consultants ACN : 099 913 210 ABN : 80 099 913 210 5/2 East Street, Five Dock, NSW 2046 PO Box 697 Five Dock NSW 2046 phone : (02) 9713-9077 Fax : (02) 9713-9022 email : [email protected]

FINAL REPORT

LAND TAX PROGRAMME BAYSIDE COUNCIL – COMPRISING

DISTRICT 142 – (FORMERLY) ROCKDALE & DISTRICT 203 – (FORMERLY) BOTANY BAY

BASE DATE - 1 JULY 2018

Prepared by SOUTHERN ALLIANCE VALUATION SERVICES PTY LTD

for PROPERTY NSW

mailto:[email protected]

Bayside Final Report

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Southern Alliance Valuation Services Pty Ltd – Bayside Final Report – BD 1 July 2018 Page 2 of 12

EXECUTIVE SUMMARY General overview There was a slight increase in land values (overall) in the Bayside Local Government Area between 2017 and 2018. The increase in land values was not consistent across all market segments. Residential areas were generally steady with slight to moderate decreases in Eastlakes, Rosebery, Botany and Mascot and moderate increases in Eastgardens/Hillsdale, Arncliffe and strong increases in Ramsgate/Monterey. There were also moderate to strong increases in R3 and R4 zones. Commercial zoned lands showed varying degrees of market movement. General retail areas were steady or showed a slight increase. Areas around Mascot Station, Rockdale Town Centre, Wolli Creek and Sydney airport showed moderate to very strong increases. Industrial properties were steady with the exception of the small and tightly held industrial pocket at Kogarah. Properties that were steady or showed a decrease in value form part of the overall property market, predominantly residential, which has showed signs of weakening. This can be attributed to tighter lending practices from financial institutions, particularly investment loans, and further controls for overseas investment. Properties that showed moderate to very strong increases typically displayed attributes which indicate supply is limited or becoming limited and usually have future potential uplift due to town planning controls. This is particularly evident around Mascot Station, Rockdale Town Centre, Wolli Creek and Sydney Airport. Residential overview Residential areas were generally steady with slight to moderate decreases in Eastlakes, Rosebery, Botany and Mascot and moderate increases in Eastgardens/Hillsdale, Arncliffe and strong increases in Ramsgate/Monterey. There were also moderate to strong increases in R3 and R4 zones. Trend - slight to moderate decrease: This can be attributed to tighter lending practises from financial institutions, particularly investment loans, and further controls for overseas investment. Trend - strong increase: The Eastgardens / Hillsdale area has seen some redevelopment of the area which can be seen as contributing to the increase in values. Homeowners and investors have also turned to the location as a more affordable location whilst still relatively close to the city and other established amenities. Pockets of Monterey and Ramsgate close to the water have also maintained a high demand. Trend - moderate to strong increase: Stock for sites zoned R3 & R4 which allow medium to high density is limited in the established areas of Sydney such as those within Bayside Council. Even with the tightening of lending practices from financial institutions which will affect the end product, these sites have shown moderate to strong growth from July 2017 to July 2018.


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EXECUTIVE SUMMARY (cont.) Commercial overview Commercial zoned lands showed varying degrees of market movement. General retail areas were steady or showed a slight increase. Areas around Mascot Station, Rockdale Town Centre, Wolli Creek and Sydney airport showed moderate to very strong increases. Trend - moderate increase: The localities around Mascot Station, Rockdale Town Centre and Wolli Creek which allows mixed development has continued to perform well. The areas are now well established and supply of sites suitable for redevelopment are becoming limited which has helped maintained growth. Trend - very strong increase: Most notably there is very strong activity around Business Development zoned sites at Mascot directly surrounding the airport. Developers and businesses alike are starting to seek sites for airport related uses e.g. hotels, in part due to Botany Bay LEP 2013 and the 2013 Development Control Plan which allows up to 44 metres in height and FSR's of up to 3.5:1 amongst other planning controls in certain locations. Industrial overview Industrial properties were steady with the exception of the small and tightly held industrial pocket at Kogarah.

Rural overview Rural properties, which relate only to the Market Gardens located around the locality of Kyeemagh, were steady. Murray Edmondson St. George Area Manager Southern Alliance Valuation Services Pty Ltd


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Table of Contents

EXECUTIVE SUMMARY ........................................................................................................... 2

EXECUTIVE SUMMARY (CONT.) ........................................................................................... 3

REPORT DISCLAIMER .............................................................................................................. 5

1.0 BAYSIDE LOCAL GOVERNMENT AREA OVERVIEW ................................................ 6

1.1 Location of the district ..................................................................................................................................... 6 1.2 Principal towns or suburbs ............................................................................................................................... 6 1.3 Main industry ................................................................................................................................................... 6 1.4 Significant retail centres .................................................................................................................................. 6 1.5 Type of residential development ...................................................................................................................... 6

1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA (CONT.) .................. 7

2.0 STATE AND LOCAL GOVERNMENT LEGISLATION FOR LGA ............................... 7

2.1 Rockdale Comprehensive LEP 2011 ............................................................................................................... 7 2.2 Rockdale Development Control Plan 2011 ...................................................................................................... 7

2.0 STATE AND LOCAL GOVERNMENT LEGISLATION FOR LGA (CONT.) ............... 8

2.3 Botany Bay Comprehensive LEP 2013 ........................................................................................................... 8 2.4 Botany Bay Comprehensive Development Control Plan 2013 ........................................................................ 8 2.5 Other Environmental Planning Instruments ..................................................................................................... 8

3.0 MARKET OVERVIEW AND SALES OF PARTICULAR INTEREST ........................... 8

3.1 Residential ....................................................................................................................................................... 8

3.0 MARKET OVERVIEW AND SALES OF PARTICULAR INTEREST (CONT.) ........... 9

3.2 Commercial / Retail ......................................................................................................................................... 9 3.3 Industrial .......................................................................................................................................................... 9

3.0 MARKET OVERVIEW AND SALES OF PARTICULAR INTEREST (CONT.) ......... 10

4.0 SIGNIFICANT ISSUES AND DEVELOPMENTS ............................................................ 10

5.0 SIGNIFICANT VALUE CHANGES ................................................................................... 11

6.0 OVERVIEW OF THE QUALITY ASSURANCE PROCESS........................................... 11

7.0 CONCLUSION ...................................................................................................................... 12

8. AUTHOR .................................................................................................................................. 12


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REPORT DISCLAIMER

This report has been prepared on behalf of the Valuer General. The purpose of this report is to provide an overview of the valuation program for the 1 July 2018 valuation in the Local Government Area of Bayside. To make a land valuation, regard must be had to the requirements and assumptions set out in rating and taxing legislation, such as the Valuation of Land Act 1916 (NSW). Land values are also determined by the rules set out in the “Rating and Taxing Valuation Procedures Manual”. The manual permits large numbers of properties to be assessed using mass valuation methodologies.

Although mass valuation methodologies may be less accurate than individually assessed land valuations, they are routinely used across the globe to deliver land valuations for rating and taxing purposes that are within an acceptable range of variation. Consequently, land valuations from the Valuer General may vary from an individually assessed market valuation for a parcel of land. All land valuations are, however, subject to a risk based verification process which ensures each parcel of land is individually reviewed periodically. Whilst the content of this report has been prepared with all due care and skill, the Valuer General does not warrant that it is complete or free from error. During the valuation process, information is compiled from third party sources, such as information relating to town planning, land use, zoning and other market related information. The Valuer General is not responsible for, and makes no warranty in relation to, the accuracy, currency, reliability or completeness of that information. Readers are directed to contact the source of the information. The land values made in accordance with the valuation program have been made for rating and taxing purposes only, therefore, the land values should not be used for any other purpose. No reliance should be made on the contents of this report. To the extent permitted by law, the Valuer General disclaims all liability to any person(s) who relies on, or uses, any information contained in this report. More information on the valuation process is available from the Valuer General’s website at www.valuergeneral.nsw.gov.au/land_values

http://www.valuergeneral.nsw.gov.au/land_values


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1.0 Bayside local government area overview

1.1 Location of the district

Bayside Local Government Area (LGA) is situated approximately between 7 and 12 kilometres south of Sydney’s Central Business District and covers an area of 50 square kilometres, comprising 29 suburbs. The Bayside Council area is bounded by Canterbury Bankstown, Wolli Creek, the Cooks River, the Inner West Council area and the City of Sydney to the north, Randwick City in the east, Botany Bay and the Georges River in the south and the Georges River Council area in the west.

1.2 Principal towns or suburbs The 29 suburbs include:

1.3 Main industry Bayside LGA main industrial locations include the region around Port Botany, a traditional industrial location of Sydney including the suburbs Banksmeadow and Botany. Another industrial precinct is Mascot, although over the past two (2) decades the suburb has undergone urban renewal into predominately residential apartment and mixed-use buildings. Other industrial facilities are the Roads and Maritime Services (RMS) depot at Rockdale with other smaller industrial units situated around this property. There is also a small pocket of industrial buildings to the east of Rocky Point Road at Beverly Park and Kogarah as well as the suburb of Turrella. 1.4 Significant retail centres Bayside LGA main commercial / retail facilities include Westfield Eastgardens, which is proposing to extend the shopping centre due to rapid population growth in the area. The other shopping centre is Rockdale Plaza located at Rockdale. Aside from the shopping centres most suburbs have a retail main street offering speciality retail goods and services. Most notable are the retail strips along Botany Road - Mascot, Princes Highway - Rockdale and Kogarah town centre. 1.5 Type of residential development

The type of residential development occurring within Bayside LGA has been shown in the recent Australian Bureau of Statistics (ABS) Census 2016, which counts the number of separate houses, medium density and high density housing. Bayside Council is located in a part inner and middle ring suburb of metropolitan Sydney and therefore accounts for a greater number of high density


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1.0 General description of local government area (cont.) housing (40.8%) compared to Greater Sydney (23.5%). The high proportion of high density living a consequence of the urban consolidation policy of the NSW Government resulting in suburbs near to the city being developed into high density living. Urban consolidation was a policy to help improve the efficiency of existing infrastructure in established suburbs and improve sustainability by locating high density land uses around transport nodes such as train stations. Bayside Council has been a primary area targeted for infill development with suburbs such as Mascot and Arncliffe examples of suburbs that have been transformed from former industrial areas into high density residential centres. Due to the proximity to the CBD and consequently higher land values there are less separate houses within Bayside LGA (38.4%) than Greater Sydney (55.0%). This is because the high land values require high densities to economise of space. Medium density houses account for 19.4% compared to 20.3% for Greater Sydney, this is a typical style of development for inner and middle ring suburbs.

Bayside Council area - Dwellings (Enumerated) 2016 2011

Change Dwelling type Number % Greater

Sydney % Number % Greater Sydney %

2011 to 2016

Separate house 23,785 38.4 55.0 24,701 45.4 58.9 -916 Medium density 12,046 19.4 20.3 10,652 19.6 19.7 +1,394 High density 25,273 40.8 23.5 18,547 34.1 20.7 +6,726 Caravans, cabin, houseboat 105 0.2 0.3 102 0.2 0.2 +3 Other 494 0.8 0.5 362 0.7 0.4 +132 Not stated 254 0.4 0.4 93 0.2 0.1 +161 Total Private Dwellings 61,957 100.0 100.0 54,457 100.0 100.0 +7,500

Source: Australian Bureau of Statistics, Census of Population and Housing 2011 and 2016.

2.0 State and local government legislation for LGA Current Planning Instruments within Rockdale City Council.

2.1 Rockdale Comprehensive LEP 2011 In December 2011, a new Local Environmental Plan for Rockdale (RLEP 2011) was gazetted. It complies with the standardised LEP format required by NSW Planning. To complement RLEP 2011, Rockdale City Council produced a single Development Control Plan which consolidated all previous Development Control Plans and planning instruments. 2.2 Rockdale Development Control Plan 2011 Rockdale Council prepared the development control plan to ensure compliance with the Environmental Planning and Assessment Amendment (Infrastructure and Other Planning Reform) Act 2005. The Reform Act allows only one development control plan (DCP) for each planning authority to apply to a site. Accordingly, the DCP is the only one that has been prepared for, and applies to, the entire Rockdale Local Government Area. The plan is called Rockdale Development Control Plan (DCP) 2011.

http://www.abs.gov.au/census


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2.0 State and local government legislation for LGA (cont.) The DCP applies to all the land covered by Rockdale Local Environmental Plan (LEP) 2011 and was adopted by Council on 4 May 2011 and came into effect on 5 December 2011, the date of gazettal of Rockdale Local Environmental Plan 2011. Current Planning Instruments within City of Botany Bay Council. 2.3 Botany Bay Comprehensive LEP 2013 A Local Environmental Plan (LEP) prepared under the State legislation – Environmental Planning and Assessment Act 1979, is a key tool used by the City of Botany Council to implement planning policies and directions. The City of Botany Bays current LEP, known as Botany Local Environmental Plan 2013 (written instruments and map), came into effect on the 1st July 2013. The LEP contains land use and planning controls that assist in providing direction and guidance and change within the City. Since its inception there have been a number of amendments. 2.4 Botany Bay Comprehensive Development Control Plan 2013

The Botany Bay Development Control Plan 2013 (BBDCP 2013) was adopted by Council on 11 December 2013 and came into effect on 17 December 2013, in accordance with the provisions of the Environmental Planning & Assessment Act 1979 and complements the provisions of Botany Bay Local Environmental Plan 2013 and the State Planning Policy (Port Botany & Port Kembla) 2013 (SEPP). This Comprehensive DCP replaces all the DCP’s and policies that apply to land in the BBLEP 2013 and SEPP apply to. The BBDCP 2013 applies to all land within the Botany LGA except for the following sites:

• 26 Tupia Street, Botany • 2, 4, 10, 12, 16 and 18 Macintosh Street and 862, 864, 866 and 868 Botany Road, Mascot • Land under State Environmental Planning Policy (Three Ports) 2013.

2.5 Other Environmental Planning Instruments Most of the land in Bayside is covered by the LEPs, however there are some landholdings that are governed by State and Regional Environmental Plans, due to specific characteristics of the land or some historic precedent. In Bayside Council these include:

• State Environmental Planning Policy (Three Ports) 2013 • Sydney Regional Environmental Plan No. 33 – Cooks Cove

3.0 Market overview and sales of particular interest 3.1 Residential

Overall the residential market within Bayside Council (i.e. Rockdale & Botany Bay valuation districts) was steady over the 12 months ending 30 June 2018. Zone exceptions were R4 High Density Residential, despite the slow down in the residential property market there was still continued demand for high density sites throughout the Bayside district. The proximity to the Sydney CBD and access to the M5 motorway and rail network increasing the attractiveness of these infill areas.


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3.0 Market overview and sales of particular interest (cont.) Single residential sites were generally consistent and at the lower end of value movements coming off a strong growth period from between 2013 and 2017. R2 Low Density Residential land showed moderate to strong increases in suburbs such as Eastgardens, Hillsdale, Monterey, Ramsgate, and Arncliffe. The momentum in these markets continuing regardless of the increased supply of new housing, Australian Prudential Regulation Authority (APRA) restrictions on banking finance, the withdrawal from the market of offshore investors and the banking Royal Commission. Low density sub-markets within Bayside that decreased moderately was the suburb of Eastlakes due to market factors mentioned above.

Density sites continue to be in demand as developers seek quality assets which can meet the market demand for residential property while providing more affordable housing options. Bayside Council includes many re-gentrification areas where former industrial pockets are being transformed by urban renewal schemes, typically selected for their proximity to transport, facilities and employment areas. Examples include, Mascot, parts of Botany, Wolli Creek and Rockdale Town Centre amongst others. This can have a positive effect on surrounding areas as well. Individual pockets can move against the trend for varying reasons, however on the whole properties within Bayside Council were relatively consistent.

3.2 Commercial / Retail

As a whole, from Base Dates 1 July 2017 to 1 July 2018, commercial and retail property markets within Bayside Council (i.e. Rockdale & Botany Bay valuation districts) recorded strong increases. The exceptions within the Business Zone ranged between steady to very strong increases. Individual components within each business zone show varying levels of growth for numerous reasons including, but not limited to, location, development potential / planning controls and access to infrastructure / public transport.

For the B7 Business Park zoning the strong NSW economy is driving demand for commercial and industrial business parks. These business parks are hubs for manufacturing, technology and innovation that have production synergies with the Sydney Airport and Port Botany. The B4 Mixed Use zone has seen moderate growth with demand around the airport rail line in suburbs such as Mascot and the surrounding locality. These sites are in demand from developers that seek to capitalise on the proximity to the train station, CBD, airport and employment centres. Both the B2 Local Centre and B3 Commercial Core had steady to slight increases. Local Centre zoned properties generally comprising of town centres with strip retail. While commercial core being mostly development suitable for commercial office buildings.

3.3 Industrial

Overall, the industrial market within Bayside LGA was steady over the 12 months ending 30 June 2018. The growth within the Industrial markets followed previous years of subdued activity, however in the past one to two years growth in industrial land markets has improved. Certain components can move against the trend for a varying number of reasons. Contamination concerns around the Botany locality are a possible reason for the subdued growth in this area although several sites have been, or are being, remediated. The resales of these remediated lands are at levels to those lands that have never been affected, demonstrating the market’s acceptance for remediated sites.


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3.0 Market overview and sales of particular interest (cont.) Southern Sydney’s industrial property market has experienced increasing demand from property developers acquiring quality industrial sites zoned to be redeveloped from industrial uses to high-rise residential and mixed-use developments. As a result of the above, the current industrial supply is decreasing, proving to be a catalyst for driving competition in the industrial sector. Although the majority of the industrial redevelopment demand in Southern Sydney is around the suburbs of Botany, Mascot, Wolli Creek and the like, the reduction in stock creates a lack of supply for the current industrial market for the aforementioned suburbs, thus, potentially driving demand for industrial properties further south/south west to established industrial precincts within the St George and surrounding area. 4.0 Significant issues and developments

The significant issues and developments for Bayside are developments under the Department of Planning and Environment Major Projects. These include: WestConnex – The WestConnex connects the M4 with the M5 Motorway being overseen by Roads and Maritime Services (RMS). The areas it affects within Bayside Council are Arncliffe, Bexley North, Kingsgrove and Mascot. These suburbs are likely to benefit from improved accessibility around Greater Sydney once the WestConnex is complete. Priority precincts – The priority precincts in Bayside Council evolved from the Princess Highway Corridor strategy. From this strategy the Minister for Planning announced that Arncliffe and Banksia would be Priority Precincts. The objective is to revitalise the centres with more housing and employment. Following on from these two priority precincts the Department of Planning & Environment (DP&E) packaged the information along with research on the Cooks Cove precinct releasing a Draft Bayside West Precinct Land Use and Infrastructure Strategy. The B6 zone for 2018 is starting to be affected by the "Bayside West Draft Land Use & Infrastructure Strategy". DPE commenced strategic investigations for the purpose of encouraging urban renewal throughout Banksia, Arncliffe and Cooks Cove in 2016. It followed initial strategic planning investigation undertaken by the then Rockdale City Council in 2013. Collaboratively, DPE and Bayside Council undertook community consultation and prepared a Draft LU&IS in November 2016. Certain locations along the Princes Hwy and its immediate surrounds were nominated for B4 - Mixed Use and R4 - High Density Residential land use purposes, building heights between 31m - 26.5m, floor space ratio between 2.5:1 to 2.2:1, as well as 6m setbacks to the Princes Highway with active street frontages. The Draft LU&IS includes draft statutory planning maps for these outcomes. A range of other strategic measures are proposed by the Draft LU&IS to support the proposed renewal of Banksia, Arncliffe and Cooks Cove. They include improved bike and pedestrian connectivity particularly to and from the Arncliffe railway station, public domain improvements particularly along the Princes Highway, as well as improvements to existing open space and/or community facilities. These measures are proposed to be delivered with a Special Infrastructure Contribution (SIC). Finally, the Draft LU&IS seeks to deliver the proposed land use, built form, and infrastructure measures through a locality specific State Environmental Planning Policy (SEPP). The SEPP was expected to be delivered in 2018, but is understood to have been delayed.


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5.0 Significant value changes

Sites zoned R3 Medium Density Residential showed strong increases, as developers continue to capitalise on land that is near to the CBD and airport, well serviced by social and economic infrastructure and high in residential amenity. Both inland, coastal and sites located in Botany had strong increase as developers, despite the slowing in the residential market, see opportunities to landbank until the conditions in the market change. Also, a contributing factor is the NSW Governments urban consolidation policy, which is driving up land values in Bayside LGA that are well serviced by existing infrastructure. Sites zoned R4 High Density Residential showed moderate to strong increases. Moderate increases included coastal density sites above and below 1,500 square metres. The demand for properties in coastal areas is resilient to the slowdown in the residential market as properties located near to the coast are limited in supply and high in amenity driving up land values. Small lots zoned R4 in Arncliffe, Banksia, Rockdale, Bexley and Arncliffe were also an exception demonstrating moderate to strong increases. B5 Business Development and B7 Business Park both showed very strong increases. Demand for these sites a product of a strong state economy driving new industry. The limited number of sites suitable for bulky goods retail with high exposure and good access driving demand for the Business Development zoned land. Other Business Development zoned sites benefiting from this growth are at Mascot directly surrounding the airport. Developers and businesses alike are starting to seek sites for airport related uses e.g. hotels, in part due to Botany Bay LEP 2013 and the 2013 Development Control Plan which allows up to 44 metres in height and FSR's of up to 3:1 amongst other planning controls in certain locations.

Zone IN2 recorded moderate growth, with this zoning largely positioned in and around Port Botany and Sydney Airport. These areas are generally in demand from smaller to medium manufacturing and warehousing enterprises. Furthermore, the very limited supply of light industrial sites within the region has seen the emergence of vertical warehousing and new technology to economise on space. Competition for land near to Port Botany and the Sydney Airport is high and land supply is low, these supply and demand effects driving up land values.

6.0 Overview of the quality assurance process PNSW has been provided with a detailed valuation analysis report, which details the quality assurance process of Southern Alliance Valuation Services Pty Ltd and outlines that the verification process and certifies that land values meet all statistical measures and component data analysis. In addition, a quality statement and lists of high value and high risk properties is also provided in the valuation analysis report. Checks have been undertaken to ensure that all properties have been valued, land values are consistent with each other, land value bases have been correctly determined and all concessions and allowances have been supplied. Additionally, properties that had land values amended through the objection or re ascertainment process were individually examined to reconcile surrounding land values and ensure accuracy of the grading of surrounding land values. Benchmarks and reference benchmarks are core elements of the quality assurance processes and are identified and individually valued in accordance with the Rating and Taxing Procedures Manual Version 7.1.1. Worksheets have been maintained on all properties where calculations are required. We have also ensured that adjustments and assumptions within the market analysis have been based on market evidence and have been fully documented and rationalised.


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7.0 Conclusion

This report has been prepared on behalf of the Valuer General. The purpose of this report is to provide an overview of the valuation program for the 1 July 2018 valuation in the Local Government Area of Bayside. To make a land valuation, regard must be had to the requirements and assumptions set out in rating and taxing legislation, such as the Valuation of Land Act 1916 (NSW). Land values are also determined by the rules set out in the “Rating and Taxing Valuation Procedures Manual”. The manual permits large numbers of properties to be assessed using mass valuation methodologies.

Although mass valuation methodologies may be less accurate than individually assessed land valuations, they are routinely used across the globe to deliver land valuations for rating and taxing purposes that are within an acceptable range of variation. Consequently, land valuations from the Valuer General may vary from an individually assessed market valuation for a parcel of land. All land valuations are, however, subject to a risk based verification process which ensures each parcel of land is individually reviewed periodically. Whilst the content of this report has been prepared with all due care and skill, the Valuer General does not warrant that it is complete or free from error. During the valuation process, information is compiled from third party sources, such as information relating to town planning, land use, zoning and other market related information. The Valuer General is not responsible for, and makes no warranty in relation to, the accuracy, currency, reliability or completeness of that information. Readers are directed to contact the source of the information. The land values made in accordance with the valuation program have been made for rating and taxing purposes only, therefore, the land values should not be used for any other purpose. No reliance should be made on the contents of this report. To the extent permitted by law, the Valuer General disclaims all liability to any person(s) who relies on, or uses, any information contained in this report. More information on the valuation process is available from the Valuer General’s website at www.valuergeneral.nsw.gov.au/land_values 8. Author

Christopher Stening AAPI Murray Edmondson AAPI Certified Practising Valuer Certified Practising Valuer Southern Alliance Valuation Services Pty Ltd Contract Services Manager Southern Alliance Valuation Services Pty Ltd

Document History & Status

Version Date Issued Description Prepared By Reviewed By

02 22 November 2018 Bayside Final Report CS & ME SH

http://www.valuergeneral.nsw.gov.au/land_values

Documents

Hurstville Preliminary Market Analysis Report