Disclosure Log DNRME Act 2009 Published on RTI · Residential Movements in the residential sector have been mixed, with the median valuation increasing from $162,500 to $177,500 (9.2%)

Basis Report

2016 Annual Valuation of Cairns Regional Council

Date of Valuation 01/10/2015

Date of Issue 02/03/2016 Date of Effect 30/06/2016

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This publication has been compiled by State Valuation Service, Department of Natural Resources.

© State of Queensland, 2015.

The Queensland Government supports and encourages the dissemination and exchange of its information. The copyright in this publication is licensed under a Creative Commons Attribution 3.0 Australia (CC BY) licence.

Under this licence you are free, without having to seek our permission, to use this publication in accordance with the licence terms.

You must keep intact the copyright notice and attribute the State of Queensland as the source of the publication.

For more information on this licence, visit http://creativecommons.org/licenses/by/3.0/au/deed.en

The information contained herein is subject to change without notice. The Queensland Government shall not be liable for technical or other errors or omissions contained herein. The reader/user accepts all risks and responsibility for losses, damages, costs and other consequences resulting directly or indirectly from using this information.


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Summary of Impacts ....................................................................................................................................... 5

Residential ................................................................................................................................................................. 5

Rural Homesite .......................................................................................................................................................... 6

Multi-Unit Residential ................................................................................................................................................ 6

Commercial ................................................................................................................................................................ 7

Industrial .................................................................................................................................................................... 7

Primary Production .................................................................................................................................................... 7

Other/Special Purpose ............................................................................................................................................... 8

Area Allocation, Certifications & Approval ........................................................................................................ 9

Area Allocation .......................................................................................................................................................... 9

Certification by Valuers .............................................................................................................................................. 9

Principal Valuer Endorsement.................................................................................................................................. 10

Area Manager Approval .......................................................................................................................................... 10

LGA Overview ............................................................................................................................................... 11

Current and Emerging Issues .......................................................................................................................... 11

Basis of Revaluation ...................................................................................................................................... 14

Residential ............................................................................................................................................................... 14

Rural Homesites ....................................................................................................................................................... 17

Multi-Unit Residential .............................................................................................................................................. 18

Commercial .............................................................................................................................................................. 21

Industrial .................................................................................................................................................................. 24

Primary Production .................................................................................................................................................. 26

Industry Overview ............................................................................................................................................... 26

Other/Special Use .................................................................................................................................................... 27

Relativity with Adjoining Local Government ................................................................................................... 29

Target Application ......................................................................................................................................... 29

Allowances ................................................................................................................................................... 29

Costs ............................................................................................................................................................ 29

Sub Market Areas .......................................................................................................................................... 30

Annexure List ................................................................................................................................................ 75

Benchmark Schedule ................................................................................................................................................ 75


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Sales Schedule .......................................................................................................................................................... 75

Approved Factor Formula Schedule ......................................................................................................................... 75

QCALCs Basis Reports .............................................................................................................................................. 75

MASS Stratification Statistics Report ....................................................................................................................... 76

MASS Revaluation Statistics Report ......................................................................................................................... 76

Revaluation Land Use Statistics Report ................................................................................................................... 76


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Summary of Impacts

Land Use No. of

Valuations

Current Total

Value

Factor

Range

Overall

Factor

Proposed Total

Value

Single Unit

Residential

43,879 $7,715,124,000 0.77-1.68 1.09 $8,375,142,000.00

Rural Homesite 3,433 $995,872,800 0.85-1.76 1.05 $1,044,784,500.00 Multi-Unit

Residential

1,545 $824,633,000 0.85-1.58 1.10 $908,957,500.00

Commercial 1,383 $1,033,968,500 0.84-1.86 1.08 $1,112,660,300.00 Industrial 1,198 $631,840,200 0.77-2.33 1.03 $650,559,700.00 Primary

Production

551 $163,540,600 1.00-1.00 1.00 $163,540,600.00

Other/Special

Use

180 $241,524,000 0.88-4.68 1.35 $326,871,500.00

Totals 52,169 $11,606,503,100 0.77-4.68 1.08 $12,582,516,100.00

Residential

Movements in the residential sector have been mixed, with the median valuation increasing from $162,500 to $177,500 (9.2%). More than two-thirds of all valuations increased in the range of 5% to 15%, with only a relatively small number of properties increasing by more than 20%. The localities of Babinda and Mirriwinni went against the wider trend, with values generally reduced by 15%. The maximum factor of 1.68 was for a small trustee lease property at Edmonton, where the valuation increased from $25,000 to $42,000 to improve relativity with other sport and recreation properties. The minimum factor of 0.77 relates to a steeply sloping allotment in which access impediments were not fully recognised previously. Northern Beaches Predominantly northern beaches land values were increased in the range of 5-15% (reflecting a $10,000-$35,000 increase for the majority of properties). Palm Cove and Kewarra increased 10% while Redlynch and Smithfield Village were increased 15%. Increases of $10,000 (or 5%) were applied to Smithfield, Caravonica, Yorkeys Knob, Holloways Beach and Machans Beach, whilst a $20,000 increase (5-15%) was applied to Brinsmead, Freshwater, Stratford and Aeroglen. Clifton Beach was rewritten after increases of up to 25% in the 1/10/2014 revaluation. Sales supported a rewrite for the majority of Trinity Beach. Central Cairns Within the well-established inner city area (SMA 201), values have generally been increased by 10% or up to $20,000 depending on location. The more attractive and prestigious localities especially those well-formed parcels with views received increases of up to 28%. The trend has seen 97% of all properties within this SMA increase in the range of 5% to 15% with only 91 properties(less than 1%) increasing by 20% or more. Southern Corridor The Cairns southern corridor has experienced some variability in valuation changes. Within the closer-in localities from Bayview Heights and south to Edmonton (SMA's 220, 221, 223, 224) valuations have generally increased by between 5% and 15%, with the total valuation for the 13,354 properties increasing by about 8%. A small number of properties identified as having steep or difficult topography have had no change in value, with one property reduced by 9%. The median value in these SMA’s now stands at $150,000. At Gordonvale (SMA 226), values were predominantly increased by 10% with some relativity adjustments


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required along the western hillslopes. In the southern reaches of the LGA at Babinda and Mirriwinni (SMA 229) residential valuations were reduced by 15%, while at Bramston Beach (SMA 230) values remain unchanged.

Rural Homesite

The median valuation of rural homesites has increased from $270,000 to $290,000 (7.4%). More than two-thirds of properties increased in the order of 5%, with only a limited number of valuations increased by more than 15%. Variations occurred in the localities of Aloomba and Little Mulgrave (SMA 237) where increases were close to 12% and in southern localities including Babinda and Woopen Creek (SMA 238) where values were reduced in the order of 5%. The maximum factor of 1.76 was applied to a 7.4 ha site located in Little Mulgrave. This and the adjoining valuation were increased significantly as they were considered to be too low, with flooding determined as less of an issue. The minimum factor of 0.85 was applied to a number of properties on the outskirts of the town of Babinda (SMA 229), where residential properties were reduced by the same factor.

Multi-Unit Residential

The Multi-unit market sector has experienced a variety of change: The maximum factor of 1.58 was applied to a 678m² allotment in Cairns North and a factor of 1.5 to 263 Lake Street reflecting the market trend for land in Cairns North close to the CBD and Cairns Regional Hospital. These increases follow sales evidence and are indicative of value increases to smaller parcels in this location. The minimum factor for multi -unit was applied to properties within the town of Babinda. As a small rural town, there are only three multi- unit properties, with valuations moved relative to residential which was reduced by 15%. Within the Central Cairns area there are about 951 properties, with about 45% of these increasing in value. In the main, it has been the smaller residential sized properties that have been altered. The largest increase of 28% was applied to a parcel within Manunda (relativity adjustment) close to the inner city suburb of Parramatta Park where increases of up to 20% were applied. More commonly, an increase of about 5%-10% was applied to current value levels. There are 184 multi-unit valuations in the southern urban areas. Valuation increases have occurred across smaller and lower valued properties, with valuations generally remaining unchanged for larger parcels. For a regular 1,000m² parcel increases have been in the vicinity of 21%. The median value has risen from $165,000 to $200,000, with the total valuation increased by 9.9%. Within the northern beaches there are about 445 multi-unit residential properties. Ocean fronting suburbs were generally a rewrite to 5%; whilst inner suburbs such as Redlynch, Freshwater and Stratford were increased by up to 25%. Increases of up to 50% were applied to larger sites having regard to englobo residential evidence.


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Commercial

There has been some movement in the commercial market since the previous revaluation. Sheridan Street, Cairns North and Parramatta Park have had a resurgence of preference with several sales showing healthy increases. In contrast, strip commercial along Mulgrave Road has not changed in value due to the high vacancy rates experienced in this area. The average factor increase was 1.10 or 10% with the median increase being 9%. Additionally the most common factor is 1.0 or a rewrite to current value levels. Some extreme factors have been recorded. Of these, 120 Lake Street was a sale parcel within the CBD. Base rates in this location have been increased and this site also had unusual attributes which were rectified with the sale. It is not a typical increase within the CBD. Within the northern beaches, there was limited sales evidence. The majority of commercial properties were rewritten. Some properties were increased to ensure a premium above residential. The largest increases of up to 85% were applied to two larger parcels having regard to englobo valuation levels. Within the southern corridor, base rates were increased by about $15/m² in localities such as Edmonton and Gordonvale reflecting increases of about 6% and 9% respectively. At Babinda, valuations were reduced by 8% overall. The minimum factor of 0.84, was applied to a child care centre situated in a suburban street of White Rock, with the valuation reduced to better reflect the location and use.

Industrial

There has been a variety of movement in the industrial market since the previous revaluation with a minor change occurring overall. For smaller parcels in mixed use areas, there is a need to maintain a value premium over residential levels and in the Central Cairns area the smaller, lower end parcels had to be increased to reflect changes to the residential market sector. The median percentage increase applied is 2% and the average is 5%. About 57% of all records were increased, about 26% rewritten at current value levels and 17% decreased. The northern beaches industrial market was rewritten with some small increases up to 5% for larger sites. Southern industrial base rates were increased by $15/m² (8% - 10%), while valuations for larger properties remain unchanged. The minimum factor for industrial (0.77) was applied to a property in the town of Babinda. As a small rural town, there are only 11 industrial properties, with valuations moved relative to residential which was reduced by 15%, however a further adjustment was made for relativity purposes. The maximum factor (2.33) was for a 1,180m² lease associated with the Mulgrave Mill. The calculation was amended to tie in with the mill valuation, resulting in the value increasing from $24,000 to $56,000.

Primary Production

Valuations of farming properties within both the Mulgrave district (SMA 250) and the Babinda district (SMA 251) remain unchanged.


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Other/Special Purpose

Englobo properties account for 151 of the 171 valuations in this land use group. Changes to valuations varied widely from no change to increases up to about 100%, dependant on location and property size. The overall englobo valuation increase of about 37% was most influenced by the increase of 45% (overall) within the northern and western suburbs, which accounts for more than 70% of the total valuation amount. In the central suburbs of Cairns there was a 17% increase overall and in the southern suburbs the overall valuation increased by about 21%. The maximum factor of 4.68 was applied to a property within Mount Sheridan. Multiple factors attributed to the increase including the rising residential market, an error in the previous calculation, an increase in the area considered to be developable and discovery that some construction costs are now creditable as trunk infrastructure. The minimum factor of 0.88 was applied to a 1 hectare off beach property at Bramston Beach. The new value is considered to better reflect the lack of development potential in this market area. Of the remaining valuations in this group, 27 are for sport and recreation clubs. The overall valuation of these properties increased by about 5%, generally in line with residential.


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Area Allocation, Certifications & Approval

Area Allocation

Valuer Area of Responsibility

Shaun Glover 2080:220, 2080:221, 2080:223, 2080:224, 2080:226, 2080:228, 2080:229, 2080:230, 2080:231, 2080:233, 2080:234, 2080:235, 2080:236, 2080:237, 2080:238, 2080:240, 2080:241, 2080:242, 2080:243, 2080:250, 2080:251, 2080:252, 2080:259

Amanda

Hunter

2080:201, 2080:205, 2080:206, 2080:207, 2080:208

Melissa

Larkins

2080:260, 2080:262, 2080:265, 2080:267, 2080:270, 2080:274, 2080:277, 2080:281, 2080:282, 2080:285, 2080:286, 2080:290, 2080:292, 2080:294

Certification by Valuers

I, Shaun Glover, being a registered valuer, do hereby certify that in my allocated area I have completed the annual valuation in accordance with the State Valuation Service 'Statutory Valuation Procedures and Practices under the Land Valuation Act 2010' and that all mandatory steps of the project plan have been completed.

Shaun Glover Thursday, 18 February 2016 I, Amanda Hunter, being a registered valuer, do hereby certify that in my allocated area I have completed the annual valuation in accordance with the State Valuation Service 'Statutory Valuation Procedures and Practices under the Land Valuation Act 2010' and that all mandatory steps of the project plan have been completed.

... ............................... Amanda Hunter Thursday, 18 February 2016 I, Melissa Larkins, being a registered valuer, do hereby certify that in my allocated area I have completed the annual valuation in accordance with the State Valuation Service 'Statutory Valuation Procedures and Practices under the Land Valuation Act 2010' and that all mandatory steps of the project plan have been completed.

. ................................. Melissa Larkins Thursday, 18 February 2016


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Principal Valuer Endorsement

I, Stephen Cross, being the Principal Valuer responsible for all valuations in the Cairns Regional Council area, do hereby certify that the annual valuation was undertaken in accordance with the State Valuation Service 'Statutory Valuation Procedures and Practices under the Land Valuation Act 2010' and that all mandatory steps of the project plan have been completed.

.................................. Steve Cross Monday 22 February 2016

Area Manager Approval

I, Brett Bowen, being the Area Manager responsible for all of the North Region, do hereby certify the annual valuation has been completed by the above valuers in accordance with the State Valuation Service 'Statutory Valuation Procedures and Practices under the Land Valuation Act 2010' and that all mandatory steps of the program plan have been completed. I hereby authorise all valuations in Cairns Regional for issue.

Brett Bowen Friday 26 February 2016

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LGA Overview

The Cairns Region is located in Far North Queensland, about 1,700 kilometres north of Brisbane, and 350 kilometres north of Townsville. The Cairns Regional LGA is bounded by the Douglas Shire Council in the north, the Coral Sea and the Yarrabah Aboriginal Community in the east, the Cassowary Coast Region in the south, and the Mareeba Region in the west. The Region includes significant areas of national park and state forest, rural areas and expanding urban areas. The main urban centre is Cairns, with smaller urban areas at Gordonvale and Babinda. Urban areas comprise residential, commercial, industrial, tourist and institutional land uses. Tourism is the key economic driver for the Cairns region and underpins the economy. Cairns Airport is Australia's seventh busiest airport, with 4.56 million domestic and international passengers passing through its gates in 2013/2014 (a 2.6 per cent increase on the previous year). Rural land is predominantly used for sugar cane farming. The Regional is served by the Bruce Highway, the Captain Cook Highway, Cairns Airport, the Port of Cairns and the North Coast (Brisbane - Cairns) railway line. The Cairns Regional LGA population forecast for 2016 is 157,847, and is forecast to grow to 218,884 by 2036. (http://forecast.id.com.au/cairns). The Local Government Area contains 52,169 issuing valuations (site: 50,697 and unimproved: 1,472).

Current and Emerging Issues

Development Projects. Whilst some of these projects will have a direct impact on value (e.g. town plan, flood prevention works), others will place pressure on the housing market as they attract workers, residents and tourists to the area. 1. Aquis Great Barrier Reef Resort

In 2012 a Chinese developer acquired an option on 300 hectares of cane land at Yorkeys Knob with the intent to create a fully-integrated "mega resort" at a total construction investment of $8.2 billion. The initial proposal includes:-

• 3,750 hotel rooms across nine luxury hotel brands;1,180 managed apartments; 130 managed villas; • an international class casino and one of the world’s largest aquariums • 13,500m2 of high-end retail shopping; • a 25,000 seat sports stadium; a 45,000m2 convention and exhibition centre; 2 x 2,500 seat theatres • a 20Ha reef lagoon; a cultural heritage centre; and an 18 hole championship golf course.

Construction was to commence mid-2014 however this has been delayed due to Licensing and Approval issues. The resort remains in the planning and approval stage and the prospects of such a large development has already influenced the market in a positive manner, though as time passes optimism seems to be waning regarding the development. 2. Cairns Regional Council

The Council is embarking on several renewal and upgrade projects which when completed may require a review of valuation relativity. These include:- • Moody Creek drainage – the construction of a 120 mega litre detention basin which should reduce

flooding to about 400 houses. The overall outcome is yet to be realised. • Tobruk Pool Redevelopment. A staged proposal with Stage 1 comprising a refurbishment of existing

amenities, a new 50m pool to FINA specifications, improved North Cairns Sporting Precinct Traffic Flow/Access, War Memorial Walkway. This stage has commenced; finalisation May 2016.

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• Transport upgrades comprising improvements to bridges, roads, and street lighting. • The Precinct - comprises the redevelopment of Cairns Performing Arts Centre and the transformation

of Munro Martin Park to create attractive community gathering spaces with outdoor performance space. The 3 year project is estimated to cost $65 million with work underway on Munro Martin Park yet confusion reigns over the Performing Arts Complex.

• Walker Road sporting and recreation precinct - comprises various sporting field and facilities capable of catering for a range of sports. Stage 1 underway.

• City Centre Alive project -The Shields Street Heart project is a component of the City Centre Master Plan that aims to continue to improve and revitalise the Cairns CBD. It is the second revitalisation project, following completion of the City Centre Alive Lake Street connection project in 2014. Currently under construction and due for completion mid-2017.

3. The Cairns Aquarium The $50 Million dollar development proposes an 11.5 metre high, 2 level architect designed landmark building comprising a 7,500+ square metre world class public aquarium. It is located on the fringe of the CBD with initial earthworks commencing in late 2015. 4. Cairns Airport Redevelopment A proposal to grow and develop Cairns Airport land holdings into an Asia Pacific integrated hub for tourism, aeronautical, commerce and resource sectors. This is a long term project with an estimated 20 year development period at a cost of $1 billion. Not yet commenced. 5. Edmonton Business and Industry Park.

This is a master planned employment area of 212 hectares. Currently a greenfield site, the main elements of the masterplan include:

• A medical services precinct including a 250-bed hospital (capable of expanding to 350 beds) and infrastructure for ancillary medical service providers;

• Two business & technology parks; • Showrooms (homemaker centre) and tavern; • Two district level sports fields and one district level informal park area tallying 7.5 hectares; • A further 42 hectares of recreational space/open space; • An industry precinct allowing for a range of uses; Display facilities (bulky goods precinct). • A vehicle showroom housing several motor dealerships; • A produce market;

6. Shopping Centre Expansions. The Smithfield Shopping Centre cinema project will result in a future review of valuation. This project has not yet commenced but tenders have been called. 7. Cairns Regional Council Draft Planning Scheme The new draft planning scheme is a requirement under Queensland Government legislation, the Sustainable Planning Act 2009, and has to reflect the Queensland Planning Provisions. Upon implementation of the Scheme a review of valuations will need to be undertaken to address possible changes in development opportunities with the creation of the new zoning structure. 8. Nova 8. The Nova 8 development site at 81 Spence Street comprises two city parcels originally targeted as a shopping centre site. The $400 million Nova 8 seven tower project aims to create new residential and commercial spaces in Cairns, on behalf of the Singapore-based Aspial Corporation. The overall project will see six residential and one commercial tower built, each between 17 and 19 storeys. Overall, this will result in 1,188 new apartments in the city, as well as 6,000 square metres of retail space and 11,000 square metres of office space. This is expected to service up to 6,000 customers every single day – including over 1,000 office workers, 300 retail employers and other various workers across the sector. Celebrity restaurants and a sky pool have also been touted. The display unit/office has been constructed but not yet opened.

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9. C3 Tower project. CIU1 is proposing three landmark residential towers on the corner of Sheridan and Kenny Streets. The 23+ storey development proposes 796 apartments configured as 1, 2 and 3 bedroom units, including short term accommodation, street level floor retail including cafes, restaurants and boutique retail and podium level office opportunities. The project is in the approval stage and is not expected to commence in the short term. 10. Cairns Base Hospital and Cairns Private Hospital redevelopments - expected for completion during 2016. 11. Central Queensland University Campus - CQ University is expanding its presence in Cairns with a full-sized, multi-story CBD campus Located on the corner of Abbott and Shield Streets, the multi-million dollar campus will attract thousands of domestic and international students. Campus is to commence full operation at the beginning of 2016.

12. Golden lakes/Forest Mountain development -The Golden Lakes/Forrest Mountain Development in the Kewarra beach location adjoining the Paradise Palms Golf Course incorporating Stage 1 : 20 Large Residential allotments and Stage 2: Approval for 202 Residential apartments.

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Basis of Revaluation

Residential

The residential market in Cairns remains on a course of steady recovery. The median house price has improved by just over 5% to reach $400,000 for the year ending September 2015, which moves it beyond the previous peak in 2007/08. However, growth in sale volumes has eased to just 2% over the same period, with nearly 2,600 sales recorded. The market for vacant residential land has seen more pronounced trends than the improved market over the same period, with the median price rising by about 11% to $210,000, although the annual volume has fallen by nearly 14%. Residential building approval figures remain inconsistent from month to month, although the overall trend continues to improve. Northern Beaches The area generally referred to as the ‘Northern Beaches’ comprises SMAs 260 – 294 which include the suburbs of Palm Cove, Clifton Beach, Kewarra Beach, Trinity Beach, Trinity Park, Caravonica, Smithfield, Yorkeys Knob, Holloways Beach, Machans Beach, Redlynch, Kamerunga, Freshwater, Stratford, Aeroglen, and Brinsmead. Over the period, the majority of vacant land sales have comprised developer sales within the estates of Smithfield Village, Redlynch Central, Canopys Edge (Smithfield), Panguna (Kewarra), Multiplex (Trinity Beach) and Argentia (Palm Cove); with sales also occurring in smaller or near complete developments. Resales and the scattering of sales external to these developments also support proposed levels. Generally the sales supported a 10-15% increase, and 5% at Canopy Edge and older areas of Smithfield. The exception to this has been Trinity Beach and Red Peak Estate at Caravonica where sales evidence supported a rewrite. In some localities a cash premium rather than a percentage factor increase was considered appropriate. A cash premium of $20,000 per lot has been applied for the suburbs of Brinsmead, Aeroglen, Freshwater and Stratford. The limited sales evidence at Freshwater/Stratford supported the premium, and the application of the cash premium creates continuity with inner Cairns Suburbs to which a $20,000 cash premium was generally applied. Older fully developed localities of Machans Beach, Holloways Beach and parts of Caravonica received a cash premium of $10,000, supported by the limited sales evidence of Machans Beach. The premium which generally equates to a 5-7% increase is reflective of increases in the older Smithfield area. The suburb of Clifton Beach was rewritten, although the adjoining suburbs of Palm Cove and Kewarra Beach were increased 10%. The rationale for this is that in the 1/10/2014 revaluation, sales at Clifton Beach supported up to a 25% increase, whilst Palm Cove and Kewarra Beach supported 5% and 15% respectively. The movement this period at Palm Cove and Kewarra Beach is considered more as a correction in relativity, rather than representative of across the board. Dwelling prices at Clifton Beach would also indicate the existing levels should be held. Beach front residential was increased 10% at Palm Cove and Clifton Beach based on a sale at Upolu Street, Clifton Beach. Some relativity adjustments were made at Clifton Beach as there was previously no distinction between sites behind the rock seawall (blocking view from ground level) and sites which weren’t. Beachfront residential at Trinity Beach was not increased as it was increased 10% in the 1/10/2014 revaluation on the back of increases at Trinity Beach marina. Given that sales at the marina support current levels, beach front levels were rewritten. Increases in streets approaching the beach front at Trinity Beach were increased to improve relativity. Increases of 10% were also applied to Holloways Beach beachfront land to improve relativity.

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Central Cairns Property prices in the central Cairns area (or "old Cairns") have increased due to high levels of demand. The more prestigious locations of upper Edge Hill, Whitfield and Kanimbla Heights have once again proven to be the most attractive localities. Building construction approvals have experienced a resurgence and with a scarcity of englobo land within the Central Cairns area, vacant parcels generally emanate from infill development. Leading the market with vacant sales volume is the locality of Kanimbla, providing the only new major land release within the SMA. Properties within this estate were well sought after and achieved solid sale prices reflecting preferences for shovel ready building sites in comparison to those for elevated sloping parcels. The latest release has reflected increases of about 5% or in dollar terms a range of about $10,000 to $15,000. A cash premium of $20,000 was generally applied to all residential sites in the central Cairns region (excluding the latest stage of Kanimbla Heights which, as previously indicated increased in value from about $10-15,000). The exceptions are an unattractive section of Manoora to which a factor of about 10-12% has been applied resulting in increases of about $12,000 to $15,000. The locality of Cairns North has also experienced a resurgence, particularly those properties closer to the esplanade and CBD; these properties have had varying increases from $20,000 to $40,000 (about 10-20%) to improve relativity. Purchasers of residential parcels with difficult topography are becoming increasingly aware of the additional costs required to build. With the introduction of site value, these lots must be adjusted once site works have been undertaken. Site works can range from a simple levelling exercise at a nominal cost to those requiring massive engineering works and site stabilization. This has also highlighted relativity issues which have been carried over from the introduction of site value. Some hillside lots have undergone relativity adjustments to acknowledge the extreme costs of construction and site instability issues and also to recognise inherent site works. Most vacant sites which are steeply contoured or requiring additional sites works to support the construction of a dwelling have been rewritten or reflect a slight decrease to value levels. Relativity adjustments have therefore occurred where it has been required to recognise the need for site works or views availability. Cairns Southern Corridor The bulk of the southern corridor residential properties are located in the suburbs between Bayview Heights and Edmonton (SMAs 220 to 224), with lesser numbers at Gordonvale (SMA 226). Residential properties are also located within smaller settlements at Aloomba, Babinda, Mirriwinni (SMA 229) and Bramston Beach (SMA 230). Within the southern city suburbs, the median house price for the year ending September 2015 settled at $348,000. Growth in the median price eased to just 2.7% over the previous year, with sale volumes remaining steady at about 800 for the year. For the vacant residential land market, the median price continues to increase, with the median finishing at $162,700 for the year ending September 2015, representing a rise of 8.5% over the previous period. Similar to the improved market, the volume of sales has steadied, with just over 180 sales recorded for the year. Underpinning the price of land in the southern corridor is the cost of producing a new residential allotment. It is estimated that, even providing for modest allowances for developer profit and risk and land acquisition, margins are tight at the current median land price. Following a considerable period of very subdued activity, improving market conditions during 2014 prompted new applications for residential subdivision, with new land coming to the market during 2015. New stages have been released in existing developments including ‘Forest Gardens’ at Mt Sheridan and

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‘Sugarworld’ at Edmonton. New estates to open include ‘The Outlook’ and ‘Rainforest’ in western Bentley Park and ‘Mountain Outlook’ and ‘Millhouse’ at Edmonton. Prices achieved across these estates vary, with a new 600m² parcel expected to realise between $150,000 and $170,000 in Edmonton and Bentley Park, with stronger prices up to around $200,000 in Mount Sheridan. Sales support increases in valuations generally from 5% and up to about 15%. Prices are lower in the towns to the south, with new 600m² allotments in western Gordonvale achieving about $135,000 and residential land in Babinda selling between $60,000 and $65,000. At Gordonvale, the sales support an increase of 10%, while at Babinda, valuations have been reduced by 15%.

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Rural Homesites

Northern Beaches The Northern Beaches rural home site sector predominately captured by SMA 282 encompasses all rural residential properties from Palm Cove to Caravonica with approximately 560 properties, followed by Redlynch (SMA 277) with approximately 484 properties. The balance of properties (approx. 140) are divided between Yorkeys Beach, Holloways Beach, Machans Beach, Freshwater, Stratford and Brinsmead. Sales within the SMAs support the application of 5% across the board, with the exception of upper Smithfield. Generally this equates to a $15,000-$30,000 increase. A typical 4000m² is now valued at:- Locality 1/10/2014 1/10/2015 Clifton Beach - Ellison St locality $380,000 $400,000 Clifton Beach - Stevens St locality $400,000 - $425,000 $420,000-$445,000 Kewarra Beach $385,000 $405,000 Trinity Beach Panguna St $320,000 $335,000 Smithfield $360,000 $380,000 Redlynch $370,000 $390,000 Central Cairns Rural residential sized parcels are limited within the central Cairns area and are most prevalent on the hillslopes where development is hindered by topography and vegetation. There has only been one sale in the central Cairns locality which is of a hillside allotment subject to extensive site works since the previous revaluation. The increase applied has been $20,000 or 6% which is line with proposed increases applied to the residential market and rural home sites. Relativity adjustments have been made where necessary. The higher valued parcels may actually record a rewrite to value levels due to rounding issues. Southern Corridor Acreage estates in the southern corridor are situated in four main locations and treated as three sub-market areas. They are located in the closer in suburbs of White Rock and Edmonton (SMA 231), Gordonvale (SMA 233) and Goldsborough (SMA 234). These estates comprise nearly 1,100 valuations. Another 1000 valuations are scattered throughout the southern corridor in rural localities or in smaller nodes. No new stages or estates have been released for a considerable period of time, with the Goldsborough locality presently comprising the only suitably zoned land for further acreage subdivision. The market for improved rural home sites in the four main localities continues to strengthen. The median price for the year ending September 2015 rose 8.1% to $535,000. This result has been driven by strong growth in demand, with the volume of sales increasing by nearly 25% over the same period to about 70 transactions. Trend analysis for vacant home sites is less meaningful due to the limited number of sales. Valuations for rural home sites have generally comprised increases of around 5%, with the southern reaches of the LGA experiencing a softening of values by 5%. Key sales supporting the new valuations comprise 2,000m² at White Rock for $212,500, 3,247m² at Edmonton for $320,000, 1.5 ha at Aloomba for $300,000 and a number of acreage sales at Goldsborough ranging between $160,000 and $220,000 with price depending mainly on site usability, slope and views.

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Multi-Unit Residential

Northern Beaches Eleven Multi-unit sales have occurred in the Northern Beaches: 11 Veivers Road, Palm Cove comprises of a 977m² narrow corner allotment in close proximity to the esplanade. The fully vegetated site was purchased by owners of the restaurant in the adjoining group title development. The site was purchased for $700,000 and has been applied at $520,000 or 74% application. Trition Street, Palm Cove, comprises 1.852 hectares of absolute beachfront land zoned Tourist and Residential. The sale occurred 18/11/2014 for $6.6 million. The dated sale has been applied at $6.5 million – 98% application and representing a 8% increase above the existing level. Oliva Street, Palm Cove comprises an 800m² allotment zoned Tourist and Residential. The site sold for $430,000 and supported the current level of $405,000 at a 94% application. 35-41 Upolu Esplanade, Clifton Beach comprised of 4778m² allotment improved with short term rental accommodation. The site sold for $1.025M with a second contract for the business for a total purchase of $1,475,000. The purchaser has gutted the majority of units and is converting them to permanent unit accommodation. Sale analysed to $1,075,000 applied $900,000 being an 83.7% application and an increase of 17% above the existing level. A conservative application was considered appropriate given the level of improvements on the site and subjectivity in analysis. 13-15 Trinity Beach Road, Trinity Beach, comprises two lots zoned Tourist and Residential with a combined area of 1776m². Each site is improved with a poor duplex. Reportedly the purchaser plans to redevelop the site in a couple of years. Sale analysed to $1,018,000 applied $790,000 (77%) and a factor of 1.32 above notional current levels. 413 Kamerunga Road, Redlynch comprised irregular shape 1629m² in close proximity to the railway. The site sold improved with a dwelling and approval for Residential 2 equivalent multi-unit development. The property was purchased for redevelopment for a dwelling. Sale analysed to $395,000 and a notional value of $360,000 91% was applied. The sale represented a factor of 1.20 over existing multi-unit level. Four sales comprise 790-797m² allotments zoned Residential 2 along Intake Road, Redlynch. The sites sold for $270,000 - $275,000. The sites have been applied at 87% @ $235,000 at a factor of 1.20 above existing levels. 15-17 Lake Placid Road, Caravonica comprises 1.6210 hectares and sold for $1.6 million. Part of the site requires fill, accordingly the sale has been analysed to $1.7 million on an added value basis. The site is currently zoned rural, and is proposed to be rezoned to low-medium density residential on the incoming town plan. The site was purchased for development as a retirement village. As Council has since denied approval for the intended use, a conservative application has been considered appropriate and a site value of $1.35M (80%) has been applied. Overall, sales have been considered in conjunction with englobo sales with consideration also given to the underpinning residential market. The resultant recommendation was a rewrite to 5% in most beachfront suburbs with further increases for larger sites. Inner suburbs such as Redlynch, Stratford and Freshwater, were in the main increased up to 30%. Standard base rates: Residential 1 – $270/m²; Residential 2 – $290/m²; Residential 3 - $310/m²; T&R - $320/m² (Locality allowances also apply)

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Size Card:

Central Cairns There has been no major sales evidence on which to base the multi-unit valuations. The market for multi-unit parcels remains flat and there has been a reluctance to embark on major developments to date due to an abundance of existing developed stock for sale. There have however been several smaller sized parcel transactions and two large englobo/multiunit parcel transactions. Generally, smaller multi-unit parcels have been moved in conjunction with the residential sales evidence with the increases supported by a strengthening residential market. These increases were necessary to maintain the premium for multi-unit lands over the concessional residential levels and to acknowledge sale prices. Of note a 825m2 lot in Mooroobool sold for $195,000. The sale was applied at 90% and provided an increase to the multi-unit basis of 25% for these smaller sized lots. Two large parcels transacted and although having expired Development approvals for multi-unit developments, the current market dictates that they are more akin to a residential englobo development. These sites require extensive site works and show moderate to significant increases to existing values. Within the central Cairns area, the multi-unit valuations are held within the calculated SMA's of 205,207 and 208. As a result of the transformation to UCalcs, there has been some adjustment to values as a rationalisation of methodology. The consideration of the effect of size has been standardised and this has altered relativity slightly between localities. Of about 900 multiunit properties, about 50 properties have a reduced valuation or a rewrite to current value levels (this could be the result of improved relativity or identification of allowances to be applied) while about 140 records having an increase greater than 20%. Therefore, there have been moderate changes to value due to relativity and methodology alterations. Generally the following increases have been applied:-

1. to average quality properties of 1000m2: a standard medium/high density lot increased from $185/m2 up to $220/m2 - 19% increase or a $35,000, and a standard low density lot increased from $180/m2 up to $200/m2 -11% increase or a $20,000.

2. to premium quality properties of 1000m2: a standard medium/high density lot increased from $272/m2 up to $300/m2 - 10% increase or $30,000,and a standard low density lot increased from $244/m2 up to $265/m2 -11% increase or $20,000.

The table below shows typical size allowances applied to multi-unit valuations within the central Cairns area.

Southern Corridor The number of multi-unit properties in the southern corridor is relatively small with 102 records at Woree (SMA 240) and 79 records between White Rock and Gordonvale (SMA 241). Demand for multi-unit development sites has remained subdued in the southern corridor as is the case throughout the Local

Land Area 200 M2 400 M2 600 M2 800 M2 1000 M2 2000 M2 3000 M2 4000 M2 5000 M2 7500 M2 1 HA 2 HA 3 HA

Factor 2.3 1.42 1.19 1.07 1 0.73 0.63 0.59 0.54 0.45 0.38 0.28 0.26

Land Area 400 M2 600 M2 800 M2 1000 M2 1200 M2 1500 M2 2000 M2 3000 M2 5000 M2 7500 M2 1 HA 2 HA 3 HA

Factor 1.42 1.19 1.07 1 0.91 0.79 0.73 0.63 0.54 0.45 0.36 0.34 0.32

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Government area. Similar to the wider Cairns market, upward pressure from the underlying residential market has increased prices for smaller size parcels. An 800m² parcel at Mintaro Crescent Woree sold for $200,000, with the statutory valuation increasing by about 21%. At Edmonton, a parcel of 885m² with restricted development potential and comprising a poor dwelling supports a similar level of increase. Values have generally increased most for parcels up to about 1,000m², with increases tapering so that valuations for larger parcels remained unchanged. The table below shows sizes allowances applied to properties within the locality of Woree.

Land Area 750 M2 1000 M2 1500 M2 2000 M2 3000 M2

Factor 1.17 1 0.8 0.72 0.66

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Commercial

The commercial market in Cairns is characterised by; • The Central Business District (CBD) – SMA 206, • Two strip commercial precincts along Mulgrave Road and Sheridan Street – SMA 205, • Regional Shopping centres, • Anderson/Pease Street which is a mix of commercial and industrial properties – SMA 207. • Smaller nodes at Smithfield, Edmonton, Gordonvale and Babinda. The commercial market also includes those lands zoned Tourist and Residential in Cairns North (SMA 205) as this cross-over zoning code applies itself well to this market. The commercial market has experienced a variety of movement since the previous revaluation. The most outstanding increase to values is that of the inner city commercial lands of Parramatta Park and North Cairns. Several sales occurred within these peripheral CBD suburbs indicating up to a 50% increase in value level, although analysis of all data has led to varying increases with Parramatta Park changing up to 37% and Cairns North up to 46%. Of particular note are properties that have transacted between the CBD and the Cairns Regional Hospital which are showing strong upward trends, these have set the new market levels for this locality. There are three parcels which were sold by auction and include CBD fringing land within North Cairns and the City itself to support the varying levels of value applied to this revaluation. Cairns City CBD periphery: 149 Lake - 1016m2 in two lots zoned City Centre. Adjoining owner (auction). $1,000,0000 from an existing valuation of $690,000 applied at 88.5% for a 23% value increase to $850,000 ($836/m2). Cairns North: 134 Lake Street - 1012m2 zoned Tourist and Residential for $910,000. Adjoining Owner (Auction). Existing value $610,000 increased by 20% to $730,000 ($721/m2) as a support application at 82%. 203 Lake Street - 1017m2 zoned Commercial for $925,000 (improved with two aged dwellings). Existing value on a notional basis $530,000 increased by 40% to $740,000 ($727/m2) as a support application at 89% In addition there is a 4000m2 parcel on the CBD boundary which sold for a price of $4,400,000 - existing value $2,100,000 increased by 79% to $3,800,000 applied at 86.4%. Market activity has not been quite so buoyant in the more established part of the CBD. Premium office space has a vacancy rate of about 6-7%, this increases dramatically for B class office space. In the fringing sectors where old structures requiring extensive renovation are prevalent, the vacancy rates become much higher with some remaining vacant over many years. Investors remain wary of the economic downturn over recent years and are aware of the difficulty in acquiring suitable tenants. Having regard to this, values were increased generally by $50/m2 throughout the CBD, this follows the pattern of increase applied to Sheridan Street and some Tourist and Residential zoned lands in North Cairns. This equates to a 10% increase in properties valued at $500/m2 and 3% in properties valued at $1400/m2, hence the variety of increase percentages. Parramatta Park has also surged in demand with values of commercial lands increasing based on vacant sales from a low existing base. The extent of the increase seems high in some instances e.g. 30%, however when it stems from a low existing base rate the actual dollar increase is far less dramatic. In the southernmost areas such as Mulgrave Road, Woree, although confidence has slightly improved, this has not yet translated to increased market activity and with high vacancy rates, a rewrite to exiting value levels was undertaken.

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On Mulgrave road inbound, the typical rate on the western-side of Mulgrave road for the section commencing immediately north of the Toogood road intersection is $400/m2, increasing to $425 in Bungalow – these rates remain unchanged from the previous revaluation. Moving into Parramatta Park, closer to the CBD, the existing base rate of $450/m2 has been increased to $500/2 to blend with increases to the CBD and inner commercial properties. Similarly the base rate for outward bound Mulgrave road has increased in Parramatta Park from $450/m2 to $500/m2 though has remained at $450/m2 through Bungalow and Earlville. Typical rates in the heart of the CBD now range from $600/m2 on McLeod Street opposite Cairns Central up to $1500/m2 on the Esplanade. Typical rates on Sheridan Street have been increased between $50 and $100/m2; they now range from $550/m2 adjoining the CBD down to $350/m2 in Cairns North. Generally the suburban market has been driven by owner occupiers and with the residential market continuing to reflect strong but steady growth, these smaller parcels must maintain a market premium. Value levels for the inner suburbs such as Manunda and Edge hill will increase generally by 5-20% to maintain a premium. A typical rate in Pease street has increased from $290/m2 up to $305/m2 (5%). The table below shows typical size allowances applicable to commercial properties other than those within the CBD.

The size allowance applied to the CBD has remained unchanged and is tabled below. This has been used in the main, with some values on the periphery possibly adjusted by the general commercial size card.

Northern Beaches Commercial lands in the northern beaches locality incorporate a defined centralised precinct at Smithfield with local precincts at Stratford, Palm Cove, Trinity Beach, Clifton Beach & Redlynch. There have been no vacant commercial sales in this sector over the period. The majority of improved sales which have occurred comprise lots within a group title development and are unsuitable for analysis purposes. There has been an improved sale located at 10 Mt Koolmoon Street which is located within Smithfield’s commercial precinct. The site is improved with office/showroom and patio areas. The site 1200m² site sold for $526,000 and on analysis supported the existing site valuation of $320,000. Cairns Tropical Zoo located along Captain Cook Hwy at Clifton Beach comprises 3.9289 hectares over two titles, zoned Tourism on the proposed plan. The site was purchased for $3.15 million, with the vendor to leaseback property for two years paying outgoings. Beyond this lease period some of the improvements are to stay, whilst the future of others is uncertain. External road upgrades are also required. Purchased for land banking purposes. Sale has been analysed to $3.75M. Given the uncertainty of the purchaser’s plans for the improvements and considering external road works have not been undertaken, it was considered appropriate

Land Area 300 M2 400 M2 500 M2 600 M2 800 M2 1000 M2 2000 M2 3000 M2 5000 M2 7500 M2 1 HA 1.5 HA 2 HA 3 HA

Factor 1.65 1.42 1.28 1.19 1.07 1 0.95 0.85 0.7 0.59 0.53 0.46 0.42 0.3

Land Area 200 M2 400 M2 600 M2 800 M2 1500 M2 2000 M2 3000 M2 5000 M2 7500 M2 1 HA 1.5 HA 2 HA 3 HA

Factor 1.4 1.2 1.05 1 1 0.975 0.93 0.85 0.8 0.75 0.68 0.6 0.45

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to rewrite the valuation at $3M (80% application). Accordingly the commercial precinct has been rewritten in the main. The exception to this comprises of isolated commercial sites (e.g. corner stores within suburbs) and Freshwater/Stratford, which have been increased following movement in the underpinning residential market. Base Rate: $230 - $320/m² depending on location (majority $260/m²); MacPeak $180/m² Size Card:

Overall Factor 1.0 Southern Corridor There are 132 commercial valuations in the southern corridor. Properties from Bayview Heights to Gordonvale are considered together (SMA 242), with nodes at Edmonton and Gordonvale. Commercial properties in the town of Babinda, of which there are 34, are considered in the overall context of the town (SMA 229). One vacant sale has been recorded on the Bruce Highway at Edmonton, comprising a 2,000m² parcel with a narrow 20m frontage. The sale supports an increase to base rates of $15/m², bringing the rate to $255/m² (6%). The same increase was applied to commercial properties at Gordonvale, where base values are now between $175 and $195/m² (8%-9%). Values are also considered to be underpinned by industrial sales at Edmonton, where base rates are now $200/m². Size allowances are as per the table below:

Values within the southern corridor have generally increased between 6% and 9%.

Area 300 M2 500 M2 750 M2 1000 M2 2000 M2 3000 M2 4000 M2 5000 M2 6000 M2 7500 M2 1 HA 2 HA 3 HA

Allowance 1.65 1.3 1.05 1 0.95 0.93 0.9 0.88 0.85 0.8 0.75 0.5 0.45

Land Area 600 M2 800 M2 1000 M2 1200 M2 1500 M2 2000 M2 3000 M2 4000 M2 5000 M2 7500 M2 1 HA 2 HA 2.5 HA

Factor 1.19 1.07 1 0.97 0.94 0.9 0.82 0.75 0.69 0.59 0.53 0.42 0.38

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Industrial

There has been a variety of movement in the industrial market since the previous revaluation. The central Cairns industrial market is largely centred on the Woree, Westcourt, Bungalow and Portsmith areas, with isolated pockets at Smithfield and Aeroglen servicing the northern suburbs, and Supply/Swallow Roads servicing the southern corridor. The best evidence for market analysis has been the transaction of three vacant parcels within the Woree Industrial Estate (Queensland Government as the Vendor). This estate has been the premier industrial land release over recent years. Sales have been slow following the GFC with two sales in the later months of 2014 and one in September 2015. The current value levels represent selling prices in an application range of 92% -98% and as such it is considered that there should be no increase to the level within this estate. These sales will also be used to benchmark other industrial values particularly those in Woree. With new development occurring (not yet marketed) within the industrial lands to the south - east providing upgraded road networks, the profile of the locality has been raised and values will be increased accordingly by 5%. Over recent years the industrial market has been driven by owner occupiers with investors and developers wary of the difficulty of attracting tenants. As expected, sales of improved properties without firm tenanting arrangements in place perform poorly against those with strong or guaranteed returns. The smaller, more affordable mixed use properties remain attractive in the market place and with the residential market continuing to reflect strong but steady growth, these smaller industrial parcels must maintain a market premium. Value levels for the inner suburbs such as Bungalow, Portsmith and Manunda will increase generally by 5-20% accordingly. Within the central Cairns area, the industrial valuations are generally held within SMA 208, with limited numbers in SMA 207 and 205. As a result of the transformation to UCalcs, there have been some reductions to values generally due to rationalisation of methodology - not due to market forces. Approximately 279 properties have a reduced valuation for 2015 with about 90% of these being within 3 % of the previous issued value. The remaining are within the range of 4-6%. The Cairns Airport lands have experienced value increases with base rates moving from $225 and $230 per square metre to $275 and $280 per square metre respectively. This increase follows sales evidence from industrial parcels in North Cairns where values increased substantially from $185,000 ($258/m2) for a 716m2 parcel to $237,500 ($331/m2). Increases of this magnitude are mainly prevalent in North Cairns with increases of about 5% common in those area where values were quite low and required an increase to follow the sales evidence from Edmonton (South Cairns Business Park) and the inner suburbs such as Manunda and Bungalow where residential values are pushing up beneath the base level industrial properties. In many areas (accounting for about 33% of issuing industrial valuations), valuations of industrial properties have been rewritten.

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The base rates below assume a standard 1,000m² allotment and typify industrial values in the Cairns area. Location 2014 Base Rate($/m) 2015 ($/m2) Comport Street $270 $270 Scott Street $225-280 $225-280 Hartley Street $200-230 $210-250 Aumuller Street $210-270 $210-270 Morehead Street $210 $230 streets off Mulgrave Road $220 $220 streets off Newell, Scott $220 $220 streets off Brown & Hartley $200-210 $200-230 MacPeak Crescent, Smithfield $180 $180 Arnold Street, Aeroglen $195 $195 Industrial Avenue, Stratford $220 $220 General Aviation, Aeroglen $230 $280 Domestic Terminal, Aeroglen $225 $275 Airport Gates, North Cairns $300 $325-$350 Moffat Street, North Cairns $235 $300 Rutherford Street, North Cairns $225 $285 Donaldson Street, Manunda $210 $230 Ishmael Road, Earlville $190 $200 Kate/Marsh Street, Woree $180 $190 Edmonton $185 $200 Gordonvale $150 $165 The table below shows size allowances applicable to industrial properties in central Cairns locations.

Land Area 200 M2 400m2 500m2 800m2 1000 M2 1500 M2 2000 M2 3000 M2 4000 M2 5000 M2 1 HA 2 HA 3 HA 6 HA

Factor 2.11 1.4 1.28 1.06 1 0.98 0.93 0.86 0.8 0.74 0.59 0.48 0.44 0.33

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Primary Production

Industry Overview

Rationalisation within the local milling industry appears to have settled with multiple ownership changes and closure of the Babinda mill now in the recent past. At an industry level, millers and growers remain at odds over sugar selling arrangements, with millers wishing to take more control in this sphere. Negotiations between the parties appear to have reached a stalemate. The world price for sugar has continued on a downward trend, with the price falling to around US11c/lb and a QSL estimated 2015 harvest pool price of $365/t at the date of valuation. Despite strengthening slightly by February 2016 to $386/t, the payment has fallen from about $407/t for 2014.

Geographic Description

The vast majority of the 551 issuing farming valuations in the Cairns Regional LGA are used for the cultivation of sugar cane while the remaining properties are used for various other purposes including tropical fruits, aquaculture and turf farming. The median area of a farming property is about 48 hectares. The Cairns Regional LGA has for many years been divided into two sugar mill areas. Traditionally, Mulgrave Central Mill received cane from Cairns Northern Beaches to Fishery Falls from where Babinda Mill then took cane through to Eubenangee in the south. However, the closure of Babinda Mill in 2011 meant that sugar cane in the area is apportioned between Mulgrave Central Mill and South Johnstone Mill further to the south in the Cassowary Coast Regional LGA. Arable lands have been rationalised onto a standard arable range of values, based on the land’s suitability to grow sugar cane; the dominant crop in the district. There are two sub-market areas, based approximately on the old mill areas, with each SMA attracting a separate range of values reflecting production potential and physical location.

Recent Sales History

In what has traditionally been a tightly held district, the take-over of the Mulgrave mill and resulting payouts to local shareholders seems to have been the catalyst for a spike in sale activity during 2012 and 2013. The market has returned to a normal pattern, where sales occur only sporadically. Prices in the district would be expected to range from $8,000 to $10,000 per hectare in the south for flooded, heavier soil types, to over $25,000 per hectare around Gordonvale and Aloomba for better flood free country. The only sale to occur this year was a strategic purchase by an adjoining owner and achieved about $25,000 per hectare on a cleared arable basis. Farms in the Babinda district are also tightly held, with two farm sales from 2015 scheduled and analysed. The sales reflect between $10,000 and $12,000 per hectare on a cleared arable basis. These rates are considered to be at the higher end of the local value spectrum, with one small farm and the other inflated due to sale circumstances.

Rationale

For Mulgrave primary production (SMA 250), some caution is required, with only one sale recorded. It is considered that until further evidence becomes available to corroborate a change to value levels, existing levels of value be maintained at between $5,500 and $12,500 per hectare. In Babinda primary production (SMA251), one of the recent sales and two slightly older sales support existing valuations remaining unchanged at $1,900 to $5,000 per hectare.

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Other/Special Use

Northern Beaches The residential market in the northern beaches has been strengthening over the last two periods creating more favourable conditions for development. During this period stages in Multiplex at Trinity Beach, Panguna at Kewarra, Half Moon at Trinity Park, Smithfield Village, North Point and Canopys Edge at Smithfield, Redlynch Central and Redlynch Valley were released (some comprising house and land packages), and received well by the market. Given the improved market conditions and the fact that some developments are now approaching final stages, several englobo propositions have been taken to the market. To date these sites have not sold. This can be attributed to the limited number of purchasers in the market and exorbitant asking prices. The 2015 sales comprise:- 1. Intake Road, Redlynch comprised of 38.4271 Hectares and sold for $5.25M. Approximately 13.1 hectares of the site is developable at Residential 2 density, with $1M of earthwork to be undertaken to achieve developable area. With demolition the sale analyses to $6.35M. The site was purchased by a local developer who was to undertake the development works for the vendor in a joint agreement arrangement. Site sold due to financial difficulties, on a cash sale basis with a short contract and can be considered good buying given the circumstances. A site value of $5,900,000 has been applied being 93% application and represents a factor 1.65 above existing (notional) level. 2. Leonard Access, Kewarra Beach comprise 1.455Ha and sold for $1,200,000. The site was improved with a dwelling and large shed and was purchased by a local developer. The site is zoned low density residential, however due to the inability to connect to the sewer system the developer was only permitted to develop a combination of residential and rural residential lots (8 in total). The house was retained. The sale analysed to $1,080,000. A site value of $950,000 being 88% application and representing a 30% increase. 3. 29 Magee Street, Aeroglen comprise 7.818 hectares of steeply sloping, broken, vegetated land zoned conservation. The site was purchased by a local developer who plans to develop the site with a group title development of 9 lots with high environmental standards. The site is in close proximity to the airport, and views of the airport and ocean beyond will be available from some of the sites. The site was purchased for $860,000, however during the due diligence period the purchaser discovered that the existing DA was not appropriate, and on reapplication external road upgrades were required. Accordingly the purchaser considers he paid $150,000 above market. The analysed sale price of $710,000 is considered in line with the rural residential market of this type of product. The site is not typical of most englobo sites. The limited sales evidence demonstrated that larger allotments have increased more than smaller allotments. The sales were also considered in conjunction with multi unit sales. The result was an increase in base rates as well as review of size allowances with larger size allotments to increase exceptionally. This trend is reflective of increases in the englobo market in the southern corridor over the past two periods, and both locations now operate off similar size cards. Base Rates. LDR – $595,000/Ha R1 - $1,025,000/Ha R2 - $1,080,000/Ha R3 – $1,120,000/Ha @ 1Ha Plus premium for some localities.

Area 1HA 1.5HA 2HA 5HA 10HA 20HA 40HA 100HA

Size Allowance 1 0.88 0.77 0.625 0.48 0.34 0.26 0.185

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Southern Corridor Very few new residential allotments were released over a number of years, with very low sale rates making development unviable. Growth in sale volumes has been recovering gradually from a very low base since about mid-2011. An upswing in demand during 2014 prompted a number of developers to lodge development applications, with new lots coming on line in a number of estates during the course of 2015. However the growth rate in sale volume has flattened over recent months. No new evidence from within the current valuation period has occurred, although two additional sales from 2014 have now been considered. The sales include a property at Mt Sheridan totalling 84 hectares with about 13 hectares developable for $4,000,000 ($308,000/ dev.ha) and a 1.4 ha parcel at White Rock for $820,000 or $583,000/ha. The additional sales are generally in line with sales scheduled for the 2014 revaluation, with new valuations determined against the larger basket of evidence. Generally, increases have been minor, with most valuations remaining unchanged or increasing by up to about 10%. A notional 10 hectare property at Edmonton, which is commonly subdivided into mixed size allotments from 450m² to 600m², would be valued in the order of $275,000/ha.

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Relativity with Adjoining Local Government

Local

Government

Valuer

(Adjoining)

Comment

Douglas

Shire

M. Hiatt Large tracts of mountain ranges and national parks separate the LGAs. There are no relativity issues.

Cassowary

Coast

Regional

M Donnelly The main commonality is in the rural home site and primary production sectors. The arable bases for Cairns Regional and Cassowary Regional are similar and rural home sites have appropriate relativity. Rewrite applied to Cairns Primary Production. CCR Not Revalued 1-10-2015.

Tablelands

Regional

Multiple Large tracts of mountain ranges, national parks and reserve separate the LGAs. There are no relativity issues. Not revalued 1-10-2015.

Target Application

Land Use Group Target

Application

Comment

Residential .925 Rural

Residential

.925

Multi-Unit .90-.95 Application ranges vary due to sale circumstances and emerging markets. The standardization of valuations via UCalcs also dictates the applied value quantum.

Commercial .90-.95 Application ranges vary due to sale circumstances and emerging markets. The standardization of valuations via UCalcs also dictates the applied value quantum.

Industrial .90-.95 Application ranges vary due to sale circumstances and emerging markets. The standardization of valuations via UCalcs also dictates the applied value quantum.

Primary

Production

.90-.95

Other/Special

Use

.90-.95 Application ranges vary due to sale circumstances and emerging markets. The standardization of valuations via UCalcs also dictates the applied value quantum.

Allowances

type Typical range

Corner

Allowances

2.5%-20%

Location -30 – 55%. Has been used where a common base rate applied to a land use group and relativity adjusted by the use of allowances.

Access rear Up to 15% Access side Up to 10% Shape -50 up to 15% Bulk Generally 2.5% per block

Costs

See QSAS Cost Book.

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Sub Market Areas

SMA Code/Name 2080:201:INNER CAIRNS RESIDENTIAL

SMA Description This SMA comprises all residential properties (with the exception of waterfront residential) for the central Cairns area. The well- established, low lying inner city suburbs of Cairns North, Parramatta Park, Westcourt, Manunda, Manoora and Bungalow are fringed by the suburbs of Edge Hill, Mooroobool, Whitfield, Kanimbla and Earlville all of which have elevated components. Major factors affecting this SMA include localities with high percentages of government housing properties and scattered flooding during wet periods. This is offset by the attractiveness of the fringing hillside suburbs with prestigious, elevated parcels boasting ocean view and urban/rural views. The Kanimbla locality remains the residential development hub with the only major development estate.

Land Use Group(s) Other:4 Rural Residential:123 Single Unit Residential:11329

Mass Appraisal

Methodology

O:6 F:9913 M:13 I:1524

Valuation Basis Site:100.00% Unimproved:0%

Number of Records 11456 QRP 43.03%

NO COMMENT REQUIRED Applied Factor(s) SMA:1.13(9913)

Reference to Basis

Sales

2080:201

Availability and

Reliability of Sales

No. Support Sales No. Basic Sales No. Against Sales 9 42 1 Sufficient sales have occurred throughout the SMA to form a basis of valuation. The trend from these has generally been applied as a $20,000 premium with some relativity issues in the more recently released subdivisions which required a factor of 1.05 (5%). The locality of Cairns north has experienced a resurgence particularly those properties closer to the esplanade and CBD; these properties have had varying increases from $20,000 to $40,000 (about 10-20%) to improve relativity Sales of blocks with difficult topography required manual adjustments to reflect individual attributes of each site and a range of values will need to be applied to improve relativity and reflect site work requirements.

Comparison of

Average Value Change

(CAVC)

Sold Properties Factor Unsold Properties

Factor CAVC

1.0506 1.1060 0.0554 Sites of difficult topography were adjusted to reflect the costly nature of anticipated site works and market influences, the majority of these parcels were rewritten or decreased. This would influence the sold properties average factor in a downward direction. In general a $20,000 premium was added to

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the existing valuation, therefore rendering a larger percentage change in lowly valued properties. Sites requiring manual adjustments to improve relativity were generally performed through Vmaps.

General Comments Leading the market with new release sales evidence is the locality of Kanimbla, being the only major new land release within the SMA. Properties within this estate were well sought after and achieved solid sale prices reflecting preferences for level, easy to use sites in comparison with elevated sloping parcels. An increase of 5% (or between $10,000 and $15,000) was generally applied to the latest release within this estate. Vacant sales throughout other localities generally showed a $20,000 premium depending on the level of existing value and locality. AVLU properties were generally increased at 5 % with the exclusion of relativity adjusted properties. Sales from the highly prestigious locality of Edge Hill have once again shown a strong upward trend. Sites with difficult topography remain unattractive and adjustments to some vacant hillside allotments have been made to acknowledge such characteristics. Sales suggest a rewrite to value levels or reductions. Approximately 34% of values were increased by 10% or less; and less than 2% (197 records) increased by greater than 20%. The overall change to this SMA was 10.5%.

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SMA Code/Name 2080:205:CAIRNS ARTERIAL AND SECONDARY COMMERCIAL

SMA Description This SMA is locality based and comprises calculated values along the major arterial routes of Mulgrave Road and Sheridan Street. It also comprises all calculated values in Cairns North, fringe CBD properties and the Esplanade frontage residential properties. Two regional shopping centres, Cairns Central and Stockland Earlville are within this SMA as well as a neighbourhood centre DFO. There is a range of zonings -commercial, district centre, Sub regional centre, Residential 3, Tourist and Residential and Industrial and a mix of land uses.

Land Use Group(s) Commercial:382 Industrial:39 Multi Unit Residential:244 Other:2 Rural Residential:1 Single Unit Residential:14

Mass Appraisal

Methodology

C:664 M:5 I:13



This is a calculated SMA other than for 14 esplanade front dwellings which have been included in this SMA for relativity purposes. A wide range of base rates exist from highly valued waterfront through to standard main road commercial properties.

Applied Factor(s) Reference to Basis

Sales

2080:205

Availability and


No. Support Sales No. Basic Sales No. Against Sales 7 5 0 Sales of properties suitable for analysis are limited due to the extent of improvements. Vacant sales are generally of residential sized lots within Inner city commercial lands of Parramatta Park and North Cairns. Several commercial zoned properties sales occurred within these peripheral CBD suburbs indicating up to a 50% increase in value level, though analysis of all data has led to varying increases with Parramatta Park changing up to 37% and Cairns North up to 46%. Properties along Sheridan Street have been increased in base rates by $50/m2. This increase has been supported by the sale of a backpacker resort for demolition at 237 Sheridan Street. The proposed use of this site is not yet known - the sale has been applied conservatively at 87% and it supports the 1-10-2015 value levels applied. Sales evidence from commercial zoned properties within SMA208 has also been considered in order to provide a seamless transition between SMAs. Base rates have been adjusted accordingly, with no common factor being applied.

Comparison of


(CAVC)


Factor CAVC

1.1993 1.0886 0.1107 With the market still in a state of flux it could not be argued that all lands should be increased for this revaluation. There have been many commercial properties in the Southern area of Mulgrave road to which no increase has been applied.

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General Comments Multi unit, commercial and industrial values have been transferred to UCalcs, this has resulted in minor differences in valuations as a result of automated size cards. Further to this, the market has seen a trend to the inner suburbs close to the CBD and values in these locations have been increased along with the northern arterial. The southern arterial (Mulgrave road) has only been increased closer to the CBD and values in the southern area have been rewritten due to the high vacancy rates experienced in that locality.

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SMA Code/Name 2080:206:CBD

SMA Description This SMA is locality based and comprises calculated values with in the Cairns Central Business District. The zoning is City Centre and there is a range of land uses. The premium valuations are located along the Esplanade and water front.

Land Use Group(s) Commercial:314 Industrial:1 Single Unit Residential:1

Mass Appraisal

Methodology

O:2 C:313 I:1



This is a calculated SMA Applied Factor(s) Reference to Basis

Sales

2080:206

Availability and


No. Support Sales No. Basic Sales No. Against Sales 3 0 0 Value levels within the CBD have been driven by sales of properties adjoining the CBD. Two vacant sites transacted in the CBD one at auction by an adjoining owner showing a 23% increase to value levels when applied conservatively at 89%, the other a 4000m2 development site showing a 79% increase to value levels at a conservative application of 86%. The latter of these however was subject to some controversy being the nesting place for a flying fox colony. This detriment had been considered in the previous issuing valuation and as part of the transaction contract several trees had to be removed to alleviate the problems. The issued value considered these site attributes hence the large increase. The third sale considered is one of a simple improved property which on analysis supports the value level change of 20% (or $100/m2 to base rates) at an 89% application. This rate increase follows on from the increases applied to Sheridan Street within adjoining SMA205.

Comparison of


(CAVC)


Factor CAVC

1.6203 1.0853 0.5350 Generally sales within the CBD have been increased by $50/m2 other than for the northern most periphery which increased substantially to follow on from adjoining value trends in north Cairns. This resulted in a varied % outcome highlighted by the differing factor.

General Comments Multi unit, commercial and industrial values have been transferred to Ucalcs and there have been slight variances to value levels due to the introduction of an automated size card. Values were increased generally by $50/m2 throughout the main part of the CBD, this follows the pattern of increase applied to the northern end of Sheridan Street and some Tourist and Residential zoned lands in North Cairns. This equates to a 10% in properties valued at $500/m2 and 3% in properties valued at $1400/m2, hence the variety of increase percentages.

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SMA Code/Name 2080:207:SUBURBAN CALCULATIONS INNER CAIRNS

SMA Description This SMA is locality based and comprises calculated values generally to the western severance of the major arterial routes of Mulgrave Road and eastern severance of Sheridan Street (excluding those properties in Cairns North). There is a range of zonings -commercial, district centre, Residential 2 and 3 and Industrial with a mix of land uses. The predominant land use type is multi-unit residential. The majority of properties in this SMA are of a low-lying, featureless nature.

Land Use Group(s) Commercial:188 Industrial:59 Multi Unit Residential:588 Other:29 Rural Residential:1 Single Unit Residential:2

Mass Appraisal

Methodology

O:2 C:841 M:23 I:1



Valuations within this SMA are calculated, varying increases applied. Applied Factor(s) Reference to Basis

Sales

2080:207

Availability and


No. Support Sales No. Basic Sales No. Against Sales 4 5 0 The majority of sales are small and underpin the lower end of the multi-unit sector, with limited vacant transactions the improved market must also be considered with added value analysis of dwellings. There is one Residential 2 sale of a house in Edge Hill showing an increase of 26% for a duplex potential allotment(applied at 87% as the house was in good order yet demolished) though this typifies the continued preference within the market for the Edge Hill locality. A large 4ha site with previous approval for a multi-unit development also transacted, usage and quality of the site (extensive site works required) remains dubious and although a 30% increase to value was applied to this site the sale has been applied conservatively at 85%. This site has also been considered with the englobo market.

Comparison of


(CAVC)


Factor CAVC

1.2397 1.0999 0.1398 Increases were applied to the smaller, lower valued properties within this SMA to mirror increases in the residential market and ensure a premium is held for higher use properties over the residential levels. Generally, the large scale redevelopment market remains flat therefore only smaller parcels were moved in line with evidence where required.

General Comments There is a definite reluctance for developers to invest in large multi-unit/commercial properties and any changes to the existing values are actually a reflection of the resurgence of the residential market in conjunction with the evidence from multi-unit/commercial site sales.

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As a result of the transitions to U calcs, there has been some adjustment to values due to a rationalisation of methodology. The consideration of the effect of size has been standardised and this has altered relativity slightly between localities. Therefore, there has been moderate changes within this SMA due to relativity and methodology alterations.

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SMA Code/Name 2080:208:AEROGLEN & OLD CAIRNS IND (EAST OF MULGRAVE RD)

SMA Description This SMA is locality based and comprises calculated values generally to the eastern severance of the major arterial route of Mulgrave Road comprising the Cairns Industrial Area. The Airport, Aeroglen Industrial and the City Gates north Industrial area on Sheridan Street are also included. There is a range of zonings -commercial, Residential 2 and 3, Strategic Port Land and Industrial with a mix of land uses. The predominant land use type is industrial. The majority of properties in this SMA are of a low-lying, featureless nature.

Land Use Group(s) Commercial:209 Industrial:926 Multi Unit Residential:77 Other:2 Single Unit Residential:1

Mass Appraisal

Methodology

C:1213 M:2



Not applicable - valuations in this SMA area calculated. Applied Factor(s) Reference to Basis

Sales

2080:208

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 9 0 This SMA has a mix of land uses being Industrial, Multiunit or Commercial. The inner city commercial market has surged ahead with values increasing from sales by up to about 36% all applied at basic level. In contrast the industrial market from which there are 3 sales of vacant parcels from within the Government Industrial estate reflect a rewrite to the current market levels. These sales have also been used to guide value levels within neighbouring SMAs of 205 and 207.

Comparison of


(CAVC)


Factor CAVC

1.0853 1.0297 0.0556 Increases were applied to the smaller, lower valued properties within this SMA to mirror increases in the residential market and ensure a premium is held for higher use properties over the residential levels. Commercial lands in Parramatta Park were subject to moderate rates of increase (20-30%) reflecting their market resurgence - this would influence the high factor rate in the sold properties.The market remains flat therefore only smaller and/or lowly valued parcels were moved in line with sales evidence.

General Comments The owner occupier market seems to be dominating at present with smaller lots remaining the market preference. Inner suburb commercial has emerged as the dominant market with industrial trailing behind yet seeming to be gathering confidence slowly.

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SMA Code/Name 2080:220:WHITE ROCK RESIDENTIAL

SMA Description White Rock Residential SMA is centred on the suburb of White Rock and is located about 6 kilometres radially south of the city centre. The SMA is bounded by the Bruce Highway in the west and a large tract of mangrove swamp in the east. White Rock SMA comprises only residential properties from the locality. Older sections of the SMA have a typical allotment size of 800 square metres with more recent subdivision averaging 600 square metres. The SMA comprises a diverse mix of housing with a lot of stock dating from the 1970s and 1980s through to new construction in the east. Some scope for residential land development remains.

Land Use Group(s) Single Unit Residential:1363

Mass Appraisal

Methodology

F:318 M:2 I:1043




Reference to Basis

Sales

2080:220

Availability and


No. Support Sales No. Basic Sales No. Against Sales 1 12 6 The vast majority of vacant land sales are located within the newer 'The Avenue' estate. The developer has set the market level within the estate with older, existing stock being cleared throughout 2015. A standard 600m² has sold for about $132,000, with a new valuation of $131,000 (+5%). The higher application maintains relativity with other nearby localities. Sales within older established parts of the SMA are uncommon, with one very steep and stony site considered to be unrepresentative of the SMA and one sale recorded after the date of valuation offering support to applied levels. An allotment in the older sections is commonly 800m², with a new valuation of $140,000.

Comparison of


(CAVC)


Factor CAVC

1.0493 1.1012 0.0519 The vast majority of sales (17 of 19) occurred with a newer, recent estate, with older sections of the SMA developed in the 1970's and 80's. Relativity was adjusted so that newer parts increased by 5% and older sections by 10-12%.

General Comments

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SMA Code/Name 2080:221:WOREE - BAYVIEW RESIDENTIAL

SMA Description Woree-Bayview Residential SMA is situated 4.7 kilometres radially south-west of the city centre and is based on residential properties within the localities of Woree and Bayview Heights. Development occurred generally from the mid-1960s and into the 1990s, with allotment sizes typically 700 to 800 square metres. Larger elevated blocks with views are located in the west of the SMA.

Land Use Group(s) Rural Residential:13 Single Unit Residential:2772

Mass Appraisal

Methodology

F:2638 I:147

Valuation Basis Site:100.00% Unimproved:0.00%



Reference to Basis

Sales

2080:221

Availability and


No. Support Sales No. Basic Sales No. Against Sales 2 6 3 The localities of Woree and Bayview Heights are well established, with the majority of sales occurring within the last infill estate at Red Hill. Surrounded by quality newer residences and comprising many elevated sites, the Red Hill sale properties are positioned in the top 15% of current values for the SMA, with prices typically ranging from $235,000 to $250,000. Three of the sales, including the Against sale, comprise properties which are of steep or difficult topography. As has been evidenced in other localities, properties of this nature have not increased in value, with values remaining unchanged. With a lack of internal evidence which is more representative of value levels within the SMA, evidence from adjoining SMAs including 201 and 223 has also been considered in arriving at the new valuations. A standard 700m² allotment in lower Woree is now valued at $157,500, while in upper Bayview Heights, a 700m² parcel will increase to about $185,000.

Comparison of


(CAVC)


Factor CAVC

1.0466 1.0995 0.0529 The majority of vacant land sales (7 of 11) occurred within the newer 'Red Hill Estate'. Values in this estate (about 128 records) increased more in 2014 than the bulk of the SMA. For this revaluation, the reverse has occurred with Red Hill estate increasing by 5% and the bulk of the SMA increasing by $17,500 or 10% overall. Additionally, three of the other sales are of properties with steep or difficult topography, for which values remained unchanged.

General Comments

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SMA Code/Name 2080:223:FOREST GARDENS RESIDENTIAL

SMA Description Forest Gardens Residential SMA comprises residential properties from the residential estate of the same name. The SMA forms part of the Mount Sheridan locality and is situated on the eastern foot slopes of the mountain range 6.8 kilometres south-west of the city centre with views available from more elevated allotments only. Development of the estate began in the mid 1990’s and is now approaching the final stages. Allotments are as small as 350 square metres although are generally between 450 and 600 square metres with larger allotments on steeper slopes. The quality of housing stock is generally above average due to developer imposed building covenants and newer construction styles.


Mass Appraisal

Methodology

F:1468 I:13




Reference to Basis

Sales

2080:223

Availability and


No. Support Sales No. Basic Sales No. Against Sales 5 11 3 After considerable delays, new land is again being released in Forest Gardens. Roughly half of the sales scheduled are from new stages, with the balance comprising private resales from older stages. With the lower eastern parts of the estate developed first and now built out, all of the sales are located in more elevated western stages, although views are not always available. One of the support sales has been applied at 89%. A 600m² allotment in closer proximity to the highway has been valued at about $160,000, while in the more elevated western sections, a 600m² parcel has increased to about $175,000.

Comparison of


(CAVC)


Factor CAVC

1.1301 1.1380 0.0079

General Comments

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SMA Code/Name 2080:224:EDMONTON - BENTLEY PARK RESIDENTIAL

SMA Description Edmonton-Bentley Park Residential SMA is located 8.5 kilometres radially south- west of the city centre. The SMA encompasses the suburbs of Edmonton, Bentley Park and part of Mount Sheridan. The majority of allotments are between 700 and 800 square metres in area, with newer estates in the west of the SMA comprising average allotments of about 600 square metres. Edmonton and adjoining localities are a focal point for urban growth within the Cairns Regional LGA.


Mass Appraisal

Methodology

F:7041 I:698




Reference to Basis

Sales

2080:224

Availability and


No. Support Sales No. Basic Sales No. Against Sales 22 36 10 Sales are spread across the three localities and within a range of estates within the SMA. The sales generally supported increases from 5% to 10%. An exception is within the niche ‘Mill House’ estate where new allotments are about 1,000m² and values increased by about 23%. In earlier developments, 700m² is a standard size with new valuations at Edmonton and lower eastern Bentley Park rising to $141,000 and lower Mt Sheridan moving to $148,000. In more recent estates, 600m² allotments are generally standard, with new valuations in Sugarworld Glen rising to $141,000 and Silkwood Ridge to $138,000. In Mill House estate, allotments are considerably larger than in other new developments at about 1,000m², with values increasing to around $190,000. The majority of the Support sales fall between 85% and 90% application, while six of the Against sales occurred earlier in the period between October and March.

Comparison of


(CAVC)


Factor CAVC

1.0823 1.0535 0.0288

General Comments

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SMA Code/Name 2080:226:GORDONVALE RESIDENTIAL

SMA Description Gordonvale Residential SMA is located about 17.5 kilometres radially south of Cairns city and is centred on residential properties within the long established sugar milling town of Gordonvale. The SMA is divided by the Bruce Highway. In the east is the old township of Gordonvale, where many allotments are the old quarter acre or 1,012 square metres with a mix of sizes down to about 600 square metres. Much of the housing stock in this section is of older timber construction. Urban expansion is located west of the highway where allotments are typically between 600 and 700 square metres. Housing stock here is generally of masonry block construction, with a mix of styles delineated by estates developed in the mid 1990’s and then from the mid 2000’s.


Mass Appraisal

Methodology

F:1850 I:24




Reference to Basis

Sales

2080:226

Availability and


No. Support Sales No. Basic Sales No. Against Sales 2 9 3 The majority of the sales are located in the more recent 'Riverstone Hills' estate to the west of the Bruce Highway. Allotments of 600m² in the recent stages of the estate have been achieving in the order of $133,000, and have a new applied value of about $121,000, representing an increase of 10%. Vacant evidence is very uncommon in the established old township of Gordonvale to the east. Values are set below the newer estates, with a 600m² parcel increased to $110,000. Of the Against sales, two are early in the period and of diminished relevance due to the rising nature of the market, with the third applied at 101%.

Comparison of


(CAVC)


Factor CAVC

1.1045 1.1011 0.0034

General Comments

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SMA Code/Name 2080:228:RUSSELL HEADS

SMA Description Russell Heads SMA is located 40 kilometres south east of the Cairns city centre, on the coast, at the mouth of the Russell River. Access is available by boat only, with the nearest boat ramp at Deeral about 6.5 kilometres up river. Properties are improved with predominantly weekender or holiday shacks. Power, telephone and a community supplied reticulated water scheme are available with no other services or amenities.


Mass Appraisal

Methodology

F:52




Reference to Basis

Sales

2080:228

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 0 0 As a small and isolated SMA with only 52 records, very few properties if any will sell in a given year. Due to a lack of local sales evidence, regard has been made to market evidence in other southern Cairns beach front localities such as East Trinity (SMA236) and Bramston Beach (SMA230). Values in both of these SMA’s remain unchanged. Values at Russell Heads are unchanged.

Comparison of


(CAVC)


Factor CAVC

0 1.0000 0

General Comments

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SMA Code/Name 2080:229:BABINDA - MIRIWINNI TOWNS

SMA Description The Babinda-Mirriwinni Towns SMA is located 42.5 kilometres south of the Cairns city centre and 18.5 kilometres north of the town of Innisfail. The SMA comprises all urban properties within the towns of Babinda and Mirriwinni. Babinda is serviced by a State P-12 school, a catholic primary school and hospital. The town has a relatively small commercial precinct, with residential lots generally between 700 and 1,000 square metres. Mirriwinni has a primary school, pub and a small general store with residential lots ranging from 800 to 1,500 square metres in size.

Land Use Group(s) Commercial:34 Industrial:6 Multi Unit Residential:3 Rural Residential:21 Single Unit Residential:583

Mass Appraisal

Methodology

F:603 I:44




Reference to Basis

Sales

2080:229

Availability and


No. Support Sales No. Basic Sales No. Against Sales 1 2 0 All sales for the period are within the town of Babinda, with vacant land sales in the nearby town of Mirriwinni rarely occurring. The two basic sales support the 15% reduction in valuations, with the Support sale applied at 86%. A median size residential property of 1,012m² located on Church St, one street north of the town centre, is reducing to $67,000, with the median residential value reducing to $62,000. At Mirriwinni, an 800m² parcel on Kruckow St is reducing to $52,000. No commercial properties have sold during the course of 2015. With relatively low values in a small and subdued market, commercial values are determined against residential levels.

Comparison of


(CAVC)


Factor CAVC

0.8490 0.8581 0.0091

General Comments

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SMA Code/Name 2080:230:BRAMSTON BEACH RESIDENTIAL

SMA Description Bramston Beach SMA is located about 54 kilometres south-east of the Cairns city centre. The SMA centres on the sea side village of Bramston Beach. Land use is residential with some properties having absolute beach frontage. Allotments are generally 600 to 800 square metres in size. The locality is serviced by a small shop with a cafe and a motel.


Mass Appraisal

Methodology

F:143



Bramston Beach is a small SMA based on an isolated coastal village. While values vary widely depending mainly on beach frontage, the village is considered to be one market.

Applied Factor(s) SMA:1.00(143)

Reference to Basis

Sales

2080:230

Availability and


No. Support Sales No. Basic Sales No. Against Sales 2 3 0 While normally uncommon, three off-beach vacant sales have been recorded. The prices ranged from $100,000 for an 800m² site requiring fill on Sassafras Street to $140,000 on the western side of Evans Road. In maintaining existing valuations, the vacant sales have been applied at between 89% and 100%. With no vacant sites available for beachfront properties, improved sales have been analysed to determine valuations. One sale has been scheduled which supports exiting levels at about $300,000 on Evans Road, with a second sale reported by an agent also analysed which supports current valuations.

Comparison of


(CAVC)


Factor CAVC

1.0000 1.0000 0.0000

General Comments

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SMA Code/Name 2080:231:WHITE ROCK - EDMONTON ACREAGE

SMA Description The White Rock-Edmonton Acreage SMA comprises low density residential estates and larger home sites between the mostly suburban localities of the same names. Allotments in Edmonton are predominantly between 4,000 and 8,000 square metres in size with more diversity in White Rock, which has properties up to about 2 hectares. Reticulated water is available throughout, with sewage available to many properties within White Rock only.


Mass Appraisal

Methodology

F:262 I:62




Reference to Basis

Sales

2080:231

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 2 1 Each of the sales is situated within the dominant localities of the SMA. At Greenacres Close, White Rock, a 2000m² parcel transferred for $212,500 and will issue at $192,500 (92%). In Plantation Estate, Edmonton, a parcel of 3,247m² sold for $320,000 and will issue at $280,000 (90%). Also at Edmonton is the Against sale, which transferred for $408,000, with a new valuation of $425,000 (104%). In light of other evidence, the sale is considered to below expected market levels. The sales supported a 5% increase, with increases capped at about $15-20,000.

Comparison of


(CAVC)


Factor CAVC

1.0466 1.0486 0.0020

General Comments

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SMA Code/Name 2080:233:GORDONVALE ACREAGE ESTATES

SMA Description Gordonvale Acreage Estates SMA focuses on low density residential properties located south-west of the town of Gordonvale. The majority of properties are about 4,000 or 8,000 square metres in area, with larger properties situated along the mountain foot slopes. Reticulated water is available, with no sewage.

Land Use Group(s) Rural Residential:389

Mass Appraisal

Methodology

F:383 I:6




Reference to Basis

Sales

2080:233

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 1 1 As a relatively small and established SMA, few vacant land sales occur. The Basic sale is very gently sloping and cleared and is considered to be generally representative of the SMA. The Against sale is very steeply to extremely steeply sloping and is somewhat unique in its characteristics making it less useful for comparison to the wider SMA. Historic evidence as well as that in other SMAs (231 and 234) ratifies the Basic sale. A regular 4,000m² allotment within the SMA has increased to about $235,000.

Comparison of


(CAVC)


Factor CAVC

0.9047 1.0521 0.1474 With only two sales this statistic is being influenced by the treatment of one of the sales. One sale received the same factor as the SMA, with the other adjusted to better account for it's very steep and difficult topography.

General Comments

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SMA Code/Name 2080:234:GOLDSBOROUGH VALLEY ACREAGE ESTATES

SMA Description Goldsborough Valley Acreage Estates SMA comprises low density residential acreage properties primarily within the locality of Goldsborough with a small estate in nearby Little Mulgrave. The majority of properties are about 4,000 square metres in area. Elevated parcels achieve rural views up or down the valley, with elevation generally increasing in the south. Reticulated water is available, with no sewage.


Mass Appraisal

Methodology

F:357 I:28




Reference to Basis

Sales

2080:234

Availability and


No. Support Sales No. Basic Sales No. Against Sales 5 9 1 Existing developer stocks are now almost cleared in existing stages, however represent about half of the scheduled sales with the remainder being private resales. Regardless, new value levels are well supported by both vendor groups with market levels typically in the range of $160,000 to $220,000 depending mainly on site usability, slope and views.

Comparison of


(CAVC)


Factor CAVC

1.0554 1.0544 0.0010

General Comments

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SMA Code/Name 2080:235:EDMONTON - GORDONVALE HOME SITES

SMA Description Edmonton-Gordonvale Home Sites SMA is centred on rural localities between the towns of Edmonton and Gordonvale. The SMA comprises only the residential home sites which are scattered throughout the sugar cane farm dominated localities. Properties range in size from about 4,000 square metres and up to about 10 hectares.


Mass Appraisal

Methodology

F:255 M:1 I:9



Edmonton-Gordonvale Home Sites SMA comprises scattered rural home sites with diverse characteristics and which vary significantly in area and value. The properties cannot appropriately be put into an SMA which meets the QRP standard.


Reference to Basis

Sales

2080:235

Availability and


No. Support Sales No. Basic Sales No. Against Sales 6 2 0 Only four property sales have been recorded, however duplication has occurred as a result of how QSAS and MAST deal with properties with a Rural PVM. As a site analysis is not required for these Rural PVM properties, and a dummy existing notional value has been entered into QSAS to highlight that a complete Site analysis has not been undertaken. Amending legislation so that all residential use properties are valued on a site basis would help with this issue, as well as providing for a fairer and more equitable basis on which to levy rates and land tax. Drawing from a relatively small SMA, sale volumes are generally low. Reviewing only the unimproved analyses, two sales are basic, with a third improved sale analysis applied at 89.8%. Rural residential estates at White Rock, Edmonton, Gordonvale and Goldsborough have also increased by 5%.

Comparison of


(CAVC)


Factor CAVC

1.0760 1.0524 0.0236

General Comments

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SMA Code/Name 2080:236:EAST TRINITY HOME SITES

SMA Description East Trinity Home Sites SMA is located 1.2 kilometres radially east of the Cairns city centre, although is between 30 to 44 kilometres by road from the city centre and encompasses the localities of East Trinity and Glen Boughton. The SMA comprises home sites ranging from 600 square metres to 100 hectares in a combination of rural and coastal settings.


Mass Appraisal

Methodology

F:107 I:48




Reference to Basis

Sales

2080:236

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 3 1 East Trinity home sites SMA is a relatively small SMA where lengthy selling periods are often required and volatility in sales prices has been ongoing. Reliability of sales evidence continues to be mixed, with vendor circumstances a driving factor. All of the sales are situated along the coastal strip, with four residential sites at Giangurra and a large rural home site. These sales support the existing levels, with 600m² lots at Giangurra with beach access ranging between $144,000 and $160,000. The SMA adjoins SMA 235 (Edmonton- Gordonvale RHS) in the south, with values increase by 5% in this area in line with the adjoining SMA.

Comparison of


(CAVC)


Factor CAVC

1.0000 1.0138 0.0138

General Comments

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SMA Code/Name 2080:237:ALOOMBA-FISHERY FALLS & UPPER MULGRAVE HOME SITES

SMA Description Aloomba-Fishery Falls and Upper Mulgrave Home Sites SMA is situated in localities south and south-west of the more central Edmonton to Gordonvale area. Localities include Aloomba and Fishery Falls to the south and Little Mulgrave and Goldsborough to the south-west. The SMA comprises rural home sites located outside of established acreage estates. Properties have diverse characteristics including large variation in size.


Mass Appraisal

Methodology

F:148 I:115



Aloomba-Fishery Falls and Upper Mulgrave Home Sites SMA comprise scattered rural home sites with diverse characteristics which vary significantly in area and value. The properties cannot appropriately be put into an SMA which meets the QRP standard.


Reference to Basis

Sales

2080:237

Availability and


No. Support Sales No. Basic Sales No. Against Sales 8 4 3 Only eight property sales have been recorded, however duplication has occurred as a result of how QSAS and MAST deal with properties with a Rural PVM. As a site analysis is not required for these Rural PVM properties, a dummy existing notional value has been entered into QSAS to highlight that a complete Site analysis has not been undertaken. For the eight sales, 3 are Basic, 3 are Support and 2 are Against. One of the Against sales is within the township of Aloomba. The sale indicates a softening in values, however it has not been relied upon having regard to evidence and relativity within the nearby town of Gordonvale (SMA 226). Values have been maintained, with a 1,012m² parcel on $120,000. A 1.5 hectare property located on the old highway south of the township of Aloomba is considered a key sale. The property sold for $300,000, with the unimproved valuation rising by 12% to $247,500 (90% application). Two of the Support sales are from the same vendor and are considered to be strong prices, with other lots in the limited lot subdivision remaining unsold.

Comparison of


(CAVC)


Factor CAVC

1.1717 1.0951 0.0766 The sale at Papacek Rd, Little Mulgrave (ID 228386), has had a factor of 1.76 applied to better account for site attributes in conjunction with the adjoining property. Exclusion of this sale, results in an average applied factor for the remaining seven sales which is similar to unsold properties.

General Comments

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SMA Code/Name 2080:238:DEERAL - SOUTHERN LOCALITIES HOME SITES

SMA Description Deeral-Southern Localities Home Sites SMA falls across all localities from the village of Deeral in the north to the southern reaches of the Cairns Regional LGA. The SMA comprises all residential home sites outside of the established urban areas of Babinda, Mirriwinni and Bramston Beach. The home sites are scattered throughout the rural areas and have diverse characteristics.


Mass Appraisal

Methodology

F:191 I:265



Deeral-Southern Localities Home Sites SMA comprises predominantly scattered rural home sites with diverse characteristics and which vary significantly in area and value. The properties cannot appropriately be put into an SMA which meets the QRP standard.


Reference to Basis

Sales

2080:238

Availability and


No. Support Sales No. Basic Sales No. Against Sales 5 1 0 Only three property sales have been recorded, however duplication has occurred as a result of how QSAS and MAST deal with properties with a Rural PVM. As a site analysis is not required for these Rural PVM properties, and a dummy existing notional value has been entered into QSAS to highlight that a complete Site analysis has not been undertaken. For the three sales, 1 is basic and 2 are support, albeit that one is at 89.2% application. Only few vacant or lightly improved sales generally occur in this SMA. The Price Rd sale in SMA 251 has also been analysed as a rural home site as opposed to primary production and supports a softening of values.

Comparison of


(CAVC)


Factor CAVC

1.0614 0.9756 0.0858 The SMA is long and relatively narrow due to physical constraints and applied factors have been variable. The northern section was increased by 5%, while 5% reductions were applied further south, as well as some individual adjustments.

General Comments

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SMA Code/Name 2080:240:WOREE MULTIUNIT

SMA Description Woree Multiunit SMA comprises multiunit properties within the locality of Woree. The vast majority of properties are between 700 and 2,800 square metres in area and have a zoning of ‘Residential 3’.

Land Use Group(s) Multi Unit Residential:103

Mass Appraisal

Methodology

F:1 I:102



Not applicable - Woree Multiunit is not a factored SMA. Applied Factor(s) SMA:1.19(1)

Reference to Basis

Sales

2080:240

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 1 0 The market for multi unit development sites remains very subdued, with only one vacant sale recorded. The sale is of a smaller site, with this segment of the market experiencing upward pressure from the underpinning residential market. The sale comprises an 800m² parcel on Mintaro Crescent, Woree. The property achieved a price of $200,000, with the new valuation issuing at $182,500 (91%). A standard parcel of 1,000m² will issue at $200,000 ($200/m²), representing an increase of 21%.

Comparison of


(CAVC)


Factor CAVC

1.2166 1.0979 0.1187 Increases were greatest for smaller and less valuable properties (e.g. 1,000m², abt 21%), then tapered so that values generally remained unchanged for larger properties. The sale property is 800m².

General Comments

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SMA Code/Name 2080:241:SOUTHERN CORRIDOR MULTIUNIT

SMA Description Southern Corridor Multiunit SMA comprises all multiunit valuations from White Rock in the north to Gordonvale in the south. Most properties are zoned ‘Residential 3’ with some lesser zoned land in White Rock. The majority of properties are between 1,000 square metres and just over 4,000 square metres.

Land Use Group(s) Multi Unit Residential:78

Mass Appraisal

Methodology

F:4 I:74



Not applicable – Southern Corridor Multi unit is not a factored SMA Applied Factor(s) SMA:1.19(4)

Reference to Basis

Sales

2080:241

Availability and


No. Support Sales No. Basic Sales No. Against Sales 1 0 0 One sale was recorded for this SMA. The property is located at Mt Peter Road, Edmonton and comprises a basic old dwelling. The existing valuation is concessional due to the SUD use. Adopting a notional multi-unit value, the sale has been applied at 89%. The Mintaro Crescent sale in Woree (SMA 240) and ‘Millhouse Estate’ residential sales provide support. At Edmonton, a standard parcel of 1,000m² will issue at $195,000 ($195/m²), representing an increase of 22%.

Comparison of


(CAVC)


Factor CAVC

0 1.1026 0 Increases were greatest for smaller and less valuable properties (e.g. Edmonton 1,000m², abt 22%), then tapered so that values generally remained unchanged for larger properties. The sale property is a smaller size.

General Comments

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SMA Code/Name 2080:242:SOUTHERN CORRIDOR COMMERCIAL

SMA Description Southern Corridor Commercial SMA comprises all commercial valuations in localities from Bayview Heights in the north and Gordonvale in the south. The majority of properties are located in the towns of Edmonton and Gordonvale while the SMA also includes suburban shops and shopping centres.

Land Use Group(s) Commercial:99

Mass Appraisal

Methodology

C:99



Not applicable - Southern Corridor Commercial is not a factored SMA. Applied Factor(s) Reference to Basis

Sales

2080:242

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 1 0 One vacant sale at Edmonton supports a minor increase in values, with underlying land uses such as residential (SMA 224) and industrial (SMA 243) applying upward pressure on values. The sale property is located on the Bruce Highway at Edmonton. The property is 2,000m² in area, albeit with a narrow 20m frontage and sold for $440,000 ex-GST or $220/m². The new valuation for the land is $415,000 ($208/m²). A standard 1,012m² parcel at Edmonton is now valued at $255/m² or $260,000. At Gordonvale, the highest base rate found on Norman Street in the town centre has increased to $195/m².

Comparison of


(CAVC)


Factor CAVC

0.9764 1.0363 0.0599 The valuation of the sale and two other adjoining properties were reviewed, with allowances for location and shape adjusted, improving relativity.

General Comments

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SMA Code/Name 2080:243:SOUTHERN CORRIDOR INDUSTRIAL

SMA Description Southern Corridor Industrial SMA includes industrial valuations located in Cairns southern corridor with the majority situated in the localities of Edmonton and Bentley Park and a smaller cluster at Gordonvale. The greater majority of properties are between 1,000 and 3,000 square metres in size.

Land Use Group(s) Industrial:148 Other:2

Mass Appraisal

Methodology

C:148 I:2



Not applicable - Southern Corridor Industrial is not a factored SMA. Applied Factor(s) Reference to Basis

Sales

2080:243

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 2 1 All sales are within the South Cairns Business Park at Edmonton. With vacant evidence uncommon, sales dating back to 2013 have been scheduled, with two sales from 2015 providing Basic evidence. The Against sale (102%) is from early 2014, with the 2013 sale applied at 100%. A standard 1,000m² parcel at Edmonton is now valued at $200/m² or $200,000. At Gordonvale, a parcel of the same size has increased $15/m² to $165/m².

Comparison of


(CAVC)


Factor CAVC

1.0494 1.0635 0.0141

General Comments

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SMA Code/Name 2080:250:MULGRAVE PRIMARY PRODUCTION

SMA Description Mulgrave Primary Production SMA comprises all farming land valuations situated between the localities of Yorkeys Knob in the north and Fishery Falls in the south. The area essentially correlates to the Mulgrave mill area. The vast majority of properties are used for sugar cane farming. Other minor uses include grazing, nurseries and orchards.

Land Use Group(s) Primary Production:319

Mass Appraisal

Methodology

O:6 F:7 C:306



Not applicable - Mulgrave Primary Production is not a factored SMA. Applied Factor(s) SMA:1.00(7)

Reference to Basis

Sales

2080:250

Availability and


No. Support Sales No. Basic Sales No. Against Sales 2 0 0 The Mulgrave mill district has traditionally been an area where properties are tightly held. After a relative flurry of activity in 2012/13, sale activity has again returned to its sporadic nature. An improved cane farm sold at Green Hill, and was bought by an adjoining owner who has been acquiring a number of adjoining farms over a number of years. The sale is supportive of existing levels, although it is not considered prudent to change values based on this individual sale. Base values range from $5,500/ha for poorer quality soil types including low and wet clays, to $12,500/ha for good quality soils including red sandy loams.

Comparison of


(CAVC)


Factor CAVC

1.0000 1.0000 0.0000

General Comments

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SMA Code/Name 2080:251:BABINDA PRIMARY PRODUCTION

SMA Description Babinda Primary Production SMA comprises all farming land valuations situated between the village of Fishery Falls and the southern boundary of the Cairns Regional LGA. The area essentially correlates to the old Babinda mill area. The vast majority of properties are used for sugar cane farming. Other minor uses include grazing, bananas and tropical fruit orchards.

Land Use Group(s) Primary Production:231

Mass Appraisal

Methodology

C:231



NO COMMENT REQUIRED Applied Factor(s) Reference to Basis

Sales

2080:251

Availability and


No. Support Sales No. Basic Sales No. Against Sales 4 3 0 Due to the combination of a relatively small SMA and properties being tightly held, few sales transact within the SMA. Two sales have been scheduled from the current valuation year, with two more from earlier dates (the other sales shown above are due to QSAS/MAST duplication with UV). The Price Road sale is small property of about 17 hectares and sold for around $15,300/ha including a basic dwelling and crop. On analysis, it provides basic evidence for no change to existing valuations. The other most recent sale at Matthews Road, comprises an aggregation with about 115 hectares suitable for farming. The property sold for about $12,000/ha with a basic shed, although is considered to be above market for this type of property due to sale circumstances. The sale merely provides support to existing levels. Sales from late 2014 have also been scheduled which provide basic evidence for existing valuations. Base values range from $1,900/ha for poor quality soils including Babinda swamp peats, to $5,000/ha for good quality sandy loams.

Comparison of


(CAVC)


Factor CAVC

1.0000 1.0002 0.0002

General Comments

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SMA Code/Name 2080:252:SOUTHERN CORRIDOR ENGLOBO

SMA Description Southern Corridor Englobo SMA includes all lands valued on an englobo basis south of the locality of White Rock including the southern reaches of the LGA.

Land Use Group(s) Other:53

Mass Appraisal

Methodology

I:53



Not applicable - Southern Corridor Englobo is not a factored SMA. Applied Factor(s) Reference to Basis

Sales

2080:252

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 3 0 No new evidence from within the current valuation period has occurred, although two additional sales from 2014 have now been considered. The sales include a property at Mt Sheridan totaling 84 hectares with about 13 hectares developable for $4,000,000 ($308,000/ dev.ha) and a 1.4 ha parcel at White Rock for $820,000 or $583,000/ha. The additional sales are generally in line with sales scheduled for the 2014 revaluation, with new valuations determined against the larger basket of evidence. Generally, increases have been minor, with most valuations increasing by between 0 and 10%. Some larger increases to valuations were as a result of physical changes such as the provision of a formed access e.g. road or bridge construction. A notional 10 hectare property at Edmonton, which is commonly subdivided into mixed size allotments from 450m² to 600m², would be valued in the order of $275,000/ha.

Comparison of


(CAVC)


Factor CAVC

1.0000 1.1946 0.1946 Sales demonstated a significant change in the market requiring substantial changes to existing relativity. Changes to valuations varied widely across the SMA dependant mainly on property size. In the localities between Mount Sheridan and Gordonvale where most of the properties are situated, valuation changes ranged mostly from 0% and up to 90% with the total valuation increasing by 55%.

General Comments

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SMA Code/Name 2080:259:CAIRNS ISLANDS

SMA Description Comprises Fitzroy, Green and Double Islands. Land Use Group(s) Commercial:3

Industrial:1 Primary Production:1 Single Unit Residential:1

Mass Appraisal

Methodology

F:6



Not a factored SMA Applied Factor(s) SMA:1.00(6)

Reference to Basis

Sales

2080:259

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 0 0 No sales have occured in this SMA. Market analysis has been derived from sale trends in the wider LGA. No change to values has been applied.

Comparison of


(CAVC)


Factor CAVC

0 1.0000 0 No sales have occureed in this SMA

General Comments A factor of 1.0 has been applied to current value levels.

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SMA Code/Name 2080:260:PALM COVE, CLIFTON BEACH RES

SMA Description Palm Cove and Clifton Beaches are the two northernmost residential suburbs of the northern beaches located approximately 20 -24 radial kilometres north, north west of the Cairns CBD. Palm Cove to the east of the Highway has a tourist/commercial focus with numerous holiday accommodation apartments as well as the large Novatel complex and Golf Course which has been subdivided by community titles schemes into small residential lots. Single unit residential development predominates at Clifton Beach and to the west of the highway at Palm Cove.


Mass Appraisal

Methodology

F:726 I:645




Reference to Basis

Sales

2080:260

Availability and


No. Support Sales No. Basic Sales No. Against Sales 4 6 0 At Palm Cove, sales were confined to the Argentea Estate and comprised of a combination of developer sales and resales. These sales supported an increase of 10%. In dollar terms this equates to a $25,000 - $30,000 increase to sites on the eastern side of the highway bringing a standard 800m² residential lot to $310,000; and $15,000 to $20,000 on the western side of the highway bringing a standard 800m² lot within the $195,000 - $210,000 range. Clifton Beach is predominately fully developed with limited sales evidence occurring within the period. The locality has been rewritten following increases of up to 25% in 1/10/2014 revaluation (vs 5% at Palm Cove). A typical 800m² lot remains in the order of $225,000 to $275,000 depending on location.

Comparison of


(CAVC)


Factor CAVC

1.1145 1.0435 0.0710 During the 1/10/2014 revaluation, sales supported a 5% increase at Palm Cove and up to 25% at Clifton Beach. I considered the rise in Palm Cove (10%) as a correction in the relativity between the locations, accordingly Clifton Beach was rewritten.

General Comments

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SMA Code/Name 2080:262:KEWARRA, TRINITY BEACH, TRINITY PARK RES

SMA Description Kewarra Beach, Trinity Beach and Trinity Park are predominantly single unit residential beachside suburbs located approximately 15 - 22 radial kilometres north, north west of the Cairns CBD.

Land Use Group(s) Multi Unit Residential:1 Single Unit Residential:4786

Mass Appraisal

Methodology

F:1499 M:1 I:3287




CAT:KEW01:1.10(2)

Reference to Basis

Sales

2080:262

Availability and


No. Support Sales No. Basic Sales No. Against Sales 19 78 4 Kewarra Beach The majority of sales occurred within the Panguna Estate on the western side of the highway, and a scattering of sales on the eastern side of the highway. The sales evidence supported an increase of 10% (about $20,000). A typical 800m² lot in the older established areas of Kewarra Beach is now valued at $222,500. Trinity Beach, Trinity Park and Smithfield Village Sales in this sector predominately comprise of developer sales from Bluewater Estate, Elyssium, Debbie Street development, and Smithfield Village. Sales within Trinity Beach supported a rewrite. Sites in streets approaching the ocean were increased up to 10% to improve relativity. Older parts of Trinity Park were rewritten to maintain relativity with Trinity Beach, whilst Smithfield Village, Debbie Street and Half Moon Estate were increased up to 15% . In dollar terms this generally equates to $20,000 - $30,000). A typical 800m² lot in the older established areas of Trinity Beach remains at $187,500 - $192,500; 800m² in older Trinity Park remains at $190,000. In the newer areas of Trinity Beach and Trinity Park a 600m² site remains at $187,500 to $195,000, whilst sites in Trinity Park have increased to $202,500.

Comparison of


(CAVC)


Factor CAVC

1.0789 1.0710 0.0079

General Comments

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SMA Code/Name 2080:265:SMITHFIELD, CARAVONICA RES

SMA Description Smithfield is an established residential suburb located approximately 12 radial kilometres north of the Cairns CBD. A typical residential allotment in the SMA is near level with no views. Residential expansion in the SMA is predominately located at Canopy’s Edge and North Point. Canopy’s Edge is the main source of vacant land stock in the locality. North Point now focuses on house and land packages with no bonafide land sales occurring in over 12 months. James Cook University is located within this SMA, other land uses include multiunit, commercial, industrial, and a retail shopping centre. Caravonica (INC.Lake Placid) is an established residential suburb located approximately 11 radial kilometres north-west of the Cairns CBD. This locality adjoins Smithfield to the south and Barron River to the north. The predominant land use is single unit residential with surrounding land uses being englobo, commercial and large home sites. It has one active residential subdivision in "Red Peak Estate", which provides elevated and non-elevated allotments greater than 600m2. Scattered low-lying areas within Caravonica are subject to flooding during wet periods.


Mass Appraisal

Methodology

F:1359 M:1 I:876




Reference to Basis

Sales

2080:265

Availability and


No. Support Sales No. Basic Sales No. Against Sales 5 25 2 Smithfield Sales at Smithfield, including Canopy Edge Estate, support an increase of 5% (abt $10,000) A standard 800m² lot in the older established Smithfield area now has an applied value of circa $190,000. A typical 600m² site within Canopys Edge development has reached $210,000. Caravonica Sales in the new subdivision of Red Peak Estate support an existing levels with a few relativity adjustments applied to smaller lots. A typical 800m² site in this location remains at $212,500. The old part of Caravonica has been increase $10,000 per lot (5%) in order to maintain relativity with other older suburbs such as Smithfield, Yorkeys Knob, Holloways Beach and Machans Beach. An 800m² lot in the old part of the SMA is now valued in the order of $165,000 - $175,000)

Comparison of


(CAVC)


Factor CAVC

1.0226 1.0512 0.0286

General Comments

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SMA Code/Name 2080:267:YORKEYS, MACHANS, HOLLOWAYS RES AND RURAL RES

SMA Description Yorkeys Knob is a residential suburb of the Cairns Northern Beaches approximately 13 radial kilometres north of the Cairns CBD. The predominant land use is single unit residential. Residential properties range from standard non-elevated residences to elevated larger sites with good coastal and ocean views. Machans and Holloways Beach are beach side residential suburbs approximately 8 - 11 radial kilometres north of the Cairns CBD. The predominant land use is single unit residential. Due to the long established nature of these three beach suburbs the SMA has very limited vacant land stocks available.


Mass Appraisal

Methodology

F:39 I:1594




Reference to Basis

Sales

2080:267

Availability and


No. Support Sales No. Basic Sales No. Against Sales 3 1 0 Yorkeys Knob, Holloways Beach and Machans Beach: These suburbs are near fully developed as such land sales are scarce. In the period there have been two sales of 1000m² lots at Devlex Court, and one sale along Barron River Road. The sales support an increase of $10,000 (abt 5%). An 800m² lot is now valued in the order of $182,500 (Yorkeys), $175,000 (notionally – Holloways), and $172,500 (Machans)

Comparison of


(CAVC)


Factor CAVC

1.0502 1.0595 0.0093

General Comments

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SMA Code/Name 2080:270:KAMERUNGA, REDLYNCH, REDLYNCH VALLEY RES

SMA Description Redlynch is an established residential suburb located approximately 9 radial kilometres west, north-west of the Cairns CBD. The SMA has moderate vacant land stocks available. Residential properties range from standard non-elevated residences to elevated larger home site allotments with good coastal and ocean views. The locality is well supported with services in the area including a retail shopping centre comprising majors, fast food establishments and specialty retail stores; schools as well as a variety of commercial and industrial premises. Redlynch Valley is an established residential suburb located approximately 6 radial kilometres south of Redlynch, with only one active developer – Redlynch Valley Estate. Residential properties range from standard non-elevated residences to elevated larger home site allotments with good mountain and valley views. Redlynch Valley is predominately a residential area with minimal commercial development in the locality. Rural residential and englobo allotments are also in the vicinity. Kamerunga is located north and north west of Redlynch and is bordered by the Barron River to the north. The majority of the locality is located within Q100 flood area and is subject to flooding from the Barron River during wet periods. Flooding risks to the locality is considered to influence values.


Mass Appraisal

Methodology

F:2474 I:390




Reference to Basis

Sales

2080:270

Availability and


No. Support Sales No. Basic Sales No. Against Sales 10 8 2 Developer sales from Redlynch Central and Redlynch Valley form the majority of sales in the SMA. Sales supported an increase of 15%. 7 of the support sales are at 85% application or above.

Comparison of


(CAVC)


Factor CAVC

1.1515 1.1449 0.0066

General Comments

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SMA Code/Name 2080:274:REDLYNCH, REDLYNCH VALLEY, KAMERUNGA, RURAL RES

SMA Description Rural residential properties are predominately located along the western boundary of Redlynch off Harvey and Robb Roads; and in various subdivisions off Redlynch Intake Road heading south through Redlynch Valley. Sites are predominately in the order of 4000 – 8000m² and range from near level to moderately sloping. Larger allotments (>8000m²) generally comprise of steep hillslope allotments with limited usable area. Mountain/valley views are available from some sites. Sewerage is not connected to the majority of sites. There are a limited number of rural residential properties in Kamerunga.


Mass Appraisal

Methodology

F:448 I:41




Reference to Basis

Sales

2080:274

Availability and


No. Support Sales No. Basic Sales No. Against Sales 3 1 1 There were 2 developer sales of 2000m² lots at Bellmere Lane. The remaining sales comprise allotments of 3200m² and above. Rural Residential sales in SMA 282 and SMA 267 were also considered when setting values. The sales evidence supported a 5% (abt $20,000) increase in this sector. A typical 4000m² allotment in Redlynch is now valued at $390,000.

Comparison of


(CAVC)


Factor CAVC

1.0785 1.0545 0.0240

General Comments Sales in the 1/10/2014 revaluation demonstrated a tightening in values between rural residential localities. Rural residential sales in the main support the existing relativity, and support a general factor of 1.05. Only a few relativity adjustments were required.

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SMA Code/Name 2080:277:FRESHWATER, STRATFORD, AEROGLEN RES AND RURAL RES

SMA Description Freshwater and Stratford are established residential suburbs with limited vacant land stocks. Predominately a single unit residential area with a scattering of rural residential properties (and multi-unit developments). The suburbs have a ‘village’ feel and historically have been favoured residential localities with the major factor driving values being its relatively close proximity to the Cairns CBD, limited government housing and good surrounding infrastructure and services. Aeroglen is an established inner city SMA with limited vacant land stock. The predominant land uses in the suburb are residential and industrial with other scattered land uses including large home-sites and commercial. Major factors affecting residential values within this SMA include noise exposure to the Cairns international and domestic airport terminals, competing land uses and scattered flooding during wet periods particularly within the industrial precinct.


Mass Appraisal

Methodology

F:13 M:1 I:1157



NO COMMENT REQUIRED Applied Factor(s) SMA:1.12(13) Reference to Basis

Sales

2080:277

Availability and


No. Support Sales No. Basic Sales No. Against Sales 2 2 1 Freshwater and Stratford Limited sales evidence supports an increase of $20,000, which is in line with movement in the central Cairns suburbs. For the majority of sites this equates to a 5-10% increase. The scattering of sales comprised standard near level to gently sloping lots, to elevated and/or steeply sloping lots. A typical 800m² lot is now valued in the order of $220,000 to $245,000. Aeroglen There has been a dearth of evidence in this suburb. This locality was not increased during the 1/10/2014 revaluation when surrounding localities were increase $25,000. An increase of $20,000 was considered appropriate so as to maintain relativity. Typical 800m² is valued at $172,500.

Comparison of


(CAVC)


Factor CAVC

1.0614 1.0871 0.0257

General Comments

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SMA Code/Name 2080:281:BRINSMEAD RES AND RURAL RES

SMA Description Brinsmead is established residential suburb with limited vacant land supply available. The predominant land use in the suburb is single unit residential with limited other land uses including large home sites, multiunit commercial, industrial and englobo. The majority of residential properties are standard slightly elevated residences. The Parkridge Estate located on the eastern border of the SMA adjoining Whitfield is an elevated residential development providing executive residential allotments with exceptional city and ocean views. Historically this SMA has been regarded as a favoured residential locality with the major factor driving values being its relatively close proximity to the Cairns CBD, limited government housing and good surrounding infrastructure and services.


Mass Appraisal

Methodology

F:1905 I:86




Reference to Basis

Sales

2080:281

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 0 1 The have been no sales from which to derive levels within the period. Having regard market movement in surrounding locations (SMAs 277 and 201) a cash premium on $20,000 (abt 12%) per lot was applied, taking a typical 800m² lot to around $200,000. Elevated sites with expansive views at The Peak were rewritten and have a value range of about $445,000 to $570,000, with the majority of these sites being $485,000 - $510,000.

Comparison of


(CAVC)


Factor CAVC

1.0491 1.1001 0.0510 The one sale which occurred comprised a sloping site with bench in poor location within the suburb. The site is not considered typical of the SMA. Sale considered below market when compared to sale of adjoining site in 2014.

General Comments

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SMA Code/Name 2080:282:ALL NB TO CARAVONICA RURAL RES EXCL YORK,MACH,HOLL

SMA Description This SMA contains large residential lots above 3000 m² from the Barron River north to Palm Cove (but excluding the larger lots in the Yorkeys, Holloways and Machans Beach localities). Most of the lots are located on the western side of the Captain Cook Highway and range from steep hill slopes to a gently sloping/near level lots. There are approximately 560 properties in total.


Mass Appraisal

Methodology

F:484 M:2 I:83




Reference to Basis

Sales

2080:282

Availability and


No. Support Sales No. Basic Sales No. Against Sales 4 8 1 Sales in this sector, along with rural residential sales in SMA 274 (Redlynch) and SMA 267 (Machans Beach) support a general increase of 5% (approx. $20,000 for a 4000m² site). The exception to this are sites in upper Stanton Road, Smithfield which have been rewritten.

Comparison of


(CAVC)


Factor CAVC

1.0182 1.0502 0.0320

General Comments Sales in the 1/10/2014 revaluation demonstrated a tightening in values between rural residential localities. Rural residential sales in the main support the existing relativity, and support a general factor of 1.05. Only a few relativity adjustments were required.

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SMA Code/Name 2080:285:ALL NB BEACHFRONT

SMA Description This SMA includes all beachfront single unit residential allotments from Machans Beach to Buchan Point. Whilst the majority front a formed road between the allotment and the beach there are absolute beach frontage sites in existence at Cinderella St, Machans Beach; Hibiscus Lane, Holloways Beach; Peacock St, Trinity Beach; Kewarra St, Kewarra Beach and cliff-top sites at Yorkeys Knob and Buchan Point.


Mass Appraisal

Methodology

F:209 M:2 I:101




Reference to Basis

Sales

2080:285

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 1 0 One beachfront sale located at Clifton Beach supported an increase of 10%.

Comparison of


(CAVC)


Factor CAVC

1.0925 1.0234 0.0691 It was not considered appropriate to apply a 10% increase to all beachfront suburbs on the basis of a lone Clifton Beach sale. For instance Trinity Beach waterfront lots were increased 10% in 1/10/2014 revaluation as sales of marina front lots at Trinity Beach supported increases in this locality. Marina lots show no increase for this period, and it is considered inequitable to increase Trinity Beach beachfront at this time.

General Comments

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SMA Code/Name 2080:286:TRINITY PARK CANAL RES

SMA Description Canal frontage lots at the Bluewater Marina in Trinity Park about 15 radial kilometres north of the Cairns CBD.


Mass Appraisal

Methodology

F:145




Reference to Basis

Sales

2080:286

Availability and


No. Support Sales No. Basic Sales No. Against Sales 0 3 0 Majority of the sites in the marina are now developed. Sales are all private resales and support current levels.

Comparison of


(CAVC)


Factor CAVC

1.0000 1.0000 0.0000

General Comments

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SMA Code/Name 2080:290:ALL NB ENGLOBO CALC

SMA Description The SMA comprises englobo properties from Brinsmead to Palm Cove. Properties range from 2023m2 sites in Trinity Beach up to 167 hectare aggregations (part subdivisional, part Conservation zoned) in Caravonica.

Land Use Group(s) Other:87

Mass Appraisal

Methodology

F:1 M:9 I:77



Not a factored SMA. Values uploaded from external source.


Reference to Basis

Sales

2080:290

Availability and


No. Support Sales No. Basic Sales No. Against Sales 1 2 0 The underpinning residential market has improved over the past two periods, creating more favourable conditions for developing. Lands released over the past 18 months have been received well by the market at increase selling prices. The limited sales evidence supports increases in the englobo sector, with a 1.455 Hectare RHS/Res proposition supporting a 30% increase, and a 38.4271 Hectare site with 13 hectares usable (Res 2) supporting a 65% increase. The result was an increase in base values as well as an adjustment in the size card to increase larger englobo sites. This trend is reflective of movement in the southern corridor englobo market over the past two years, with each location now sporting similar size cards.

Comparison of


(CAVC)


Factor CAVC

0 1.4493 0

General Comments

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SMA Code/Name 2080:292:ALL NB MULTIUNIT - CALC

SMA Description This SMA comprises multi unit properties from Brinsmead to Palm Cove. Properties range from small non beachfront multi unit developments in Machans Beach & Holloways Beach to large absolute beachfront properties in Palm Cove.


Mass Appraisal

Methodology

O:66 C:379



Not applicable - not a factored SMA. Multi unit Calculations have been captured on UCALS.


Sales

2080:292

Availability and


No. Support Sales No. Basic Sales No. Against Sales 8 3 0 Majority of sales comprise of sites 800m². Sales of larger sites have been considered in conjunction with englobo sales. Some of the sales were considered out of line (market leading) when compared with other evidence. The multiunit market for beach front suburbs remained reasonably unchanged. Small sites were increased where pressure from underpinning residential market dictated a rise. Redlynch, Stratford and Freshwater were in the main increased up to 30% on the back of local evidence and movement in the underpinning residential market. Some large multiunit sites were further increased on the back of movement in the englobo market.

Comparison of


(CAVC)


Factor CAVC

1.1042 1.0831 0.0211

General Comments

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SMA Code/Name 2080:294:ALL NB COMMERCIAL AND INDUSTRIAL CALC

SMA Description This SMA comprises commercial and industrial properties from Brinsmead to Palm Cove. Properties range from volumetric titles along Palm Cove beachfront, to commercial/industrial sites at Stratford to neighbourhood shopping centre sites at Redlynch and Clifton Beach and a sub-regional shopping centre at Smithfield.

Land Use Group(s) Commercial:154 Industrial:18 Other:1

Mass Appraisal

Methodology

O:26 C:144 M:3



Not applicable - SMA 294 is not a factored SMA. All commercial and industrial records are captured on CIM.


Sales

2080:294

Availability and


No. Support Sales No. Basic Sales No. Against Sales 1 2 0 The commercial valuations were rewritten based on the limited sales evidence, supporting existing values.

Comparison of


(CAVC)


Factor CAVC

1.0000 1.0392 0.0392

General Comments

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Annexure List

Benchmark Schedule

Benchmark Schedule CRC.xlsx

Sales Schedule

CAIRNS REGIONAL MAST Sales exp 20160217.xlsx

Approved Factor Formula Schedule

FACTOR AND FORMULA SCHEDULE.docx

QCALCs Basis Reports

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MASS Stratification Statistics Report

Stratification statistics report.pdf

MASS Revaluation Statistics Report

2080 Cairns Revaluation Stats.docx

Revaluation Land Use Statistics Report

2080 Reval Land Use Stats.docx

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Issuing Area:SMA Property ID Benchmark Type AVLU LUG Address Area Cur Val Prop Val Factor Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison2080:201 40239280 S75 150 Single Unit Residential KANIMBLA, 159 MCFARLANE DVE KANIMBLA 4870 700 $200,000 $220,000 1.10 204066:S RESIDENTIAL 5 TROUT ST, KANIMBLA 661 $222,500 96.74% Similar 221788:S RESIDENTIAL 13 HOAD ST, EARLVILLE 728 $175,000 92.11% Inferior 221833:S RESIDENTIAL 3 TREVALLY CL, KANIMBLA 739 $230,000 95.83% Superior2080:201 5016562 S25 150 Single Unit Residential MANOORA, 69 ENMORE ST MANOORA 4870 809 $139,000 $160,000 1.15 218369:S RESIDENTIAL 41 NELSON ST, BUNGALOW 405 $133,000 92.36% Inferior 221788:S RESIDENTIAL 13 HOAD ST, EARLVILLE 728 $175,000 92.11% Superior 236456:S RESIDENTIAL 13 WARD ST, MOOROOBOOL 211 $98,000 97.03% Inferior2080:201 5013646 P50 150 Single Unit Residential EARLVILLE, 30 HOAD ST EARLVILLE 4870 860 $160,000 $180,000 1.13 219774:S RESIDENTIAL 17 TROUT ST, KANIMBLA 632 $250,000 92.59% Superior 221788:S RESIDENTIAL 13 HOAD ST, EARLVILLE 728 $175,000 92.11% Inferior 236456:S RESIDENTIAL 13 WARD ST, MOOROOBOOL 211 $98,000 97.03% Inferior2080:220 40840113 P50 150 Single Unit Residential WHITE ROCK, 66 PHOENIX ST WHITE ROCK 4868 600 $125,000 $131,000 1.05 200940:S RESIDENTIAL 17 TARANTINO CRES, WHITE ROCK 651 $132,000 98.65% Superior 202277:S RESIDENTIAL 43 DISNEY ST, WHITE ROCK 600 $131,000 99.77% Similar 219526:S RESIDENTIAL 5 BRONSON ST, WHITE ROCK 600 $131,000 99.32% Similar2080:220 5100967 P50 150 Single Unit Residential WHITE ROCK, 12 PHOENIX ST WHITE ROCK 4868 700 $119,000 $133,000 1.12 200940:S RESIDENTIAL 17 TARANTINO CRES, WHITE ROCK 651 $132,000 98.65% Inferior 202277:S RESIDENTIAL 43 DISNEY ST, WHITE ROCK 600 $131,000 99.77% Inferior 219503:S RESIDENTIAL 31 HOPKINS ST, WHITE ROCK 685 $137,000 94.48% Superior2080:220 5100517 P50 150 Single Unit Residential WHITE ROCK, 50 YANGOORA ST WHITE ROCK 4868 864 $128,000 $143,000 1.12 200940:S RESIDENTIAL 17 TARANTINO CRES, WHITE ROCK 651 $132,000 98.65% Inferior 202277:S RESIDENTIAL 43 DISNEY ST, WHITE ROCK 600 $131,000 99.77% Inferior 221788:S RESIDENTIAL 13 HOAD ST, EARLVILLE 728 $175,000 92.11% Superior2080:221 5098005 S25 150 Single Unit Residential BAYVIEW HEIGHTS, 33 KARWIN ST BAYVIEW HEIGHTS 4868 704 $147,000 $165,000 1.12 218369:S RESIDENTIAL 41 NELSON ST, BUNGALOW 405 $133,000 92.36% Inferior 221788:S RESIDENTIAL 13 HOAD ST, EARLVILLE 728 $175,000 92.11% Superior 239121:S RESIDENTIAL 5 KESWICK CL, MOUNT SHERIDAN 512 $160,000 91.43% Inferior2080:221 5099166 P50 150 Single Unit Residential BAYVIEW HEIGHTS, 100 SYDNEY ST BAYVIEW HEIGHTS 4868 708 $157,500 $175,000 1.11 213662:S RESIDENTIAL 37 CITY VIEW CRES, MOOROOBOOL 505 $205,000 93.82% Superior 221788:S RESIDENTIAL 13 HOAD ST, EARLVILLE 728 $175,000 92.11% Similar 239121:S RESIDENTIAL 5 KESWICK CL, MOUNT SHERIDAN 512 $160,000 91.43% Inferior2080:221 5098358 S75 150 Single Unit Residential BAYVIEW HEIGHTS, 34 KENNETH ST BAYVIEW HEIGHTS 4868 875 $182,500 $200,000 1.10 213662:S RESIDENTIAL 37 CITY VIEW CRES, MOOROOBOOL 505 $205,000 93.82% Superior 221788:S RESIDENTIAL 13 HOAD ST, EARLVILLE 728 $175,000 92.11% Inferior 235228:S RESIDENTIAL 60 MCFARLANE DVE, KANIMBLA 670 $207,500 96.51% Superior2080:223 5232308 S25 150 Single Unit Residential MOUNT SHERIDAN, 6 SMALL LEAF CL MOUNT SHERIDAN 4868 450 $125,000 $145,000 1.16 218369:S RESIDENTIAL 41 NELSON ST, BUNGALOW 405 $133,000 92.36% Inferior 219505:S RESIDENTIAL 17 BARRINGTONIA ST, MOUNT SHERIDAN 495 $162,500 92.86% Superior 239121:S RESIDENTIAL 5 KESWICK CL, MOUNT SHERIDAN 512 $160,000 91.43% Superior2080:223 40687788 P50 150 Single Unit Residential MOUNT SHERIDAN, 55 WOODROSE DVE MOUNT SHERIDAN 4868 480 $140,000 $160,000 1.14 219505:S RESIDENTIAL 17 BARRINGTONIA ST, MOUNT SHERIDAN 495 $162,500 92.86% Similar 228376:S RESIDENTIAL 52 TREETOP DVE, MOUNT SHERIDAN 601 $177,500 92.93% Superior 239121:S RESIDENTIAL 5 KESWICK CL, MOUNT SHERIDAN 512 $160,000 91.43% Similar2080:223 40953822 S75 150 Single Unit Residential MOUNT SHERIDAN, 37 LACEWING DVE MOUNT SHERIDAN 4868 480 $157,500 $177,500 1.13 219505:S RESIDENTIAL 17 BARRINGTONIA ST, MOUNT SHERIDAN 495 $162,500 92.86% Inferior 228374:S RESIDENTIAL 48 TREETOP DVE, MOUNT SHERIDAN 600 $187,500 90.58% Superior 228377:S RESIDENTIAL 50 TREETOP DVE, MOUNT SHERIDAN 601 $177,500 91.03% Similar2080:224 5101296 S75 150 Single Unit Residential MOUNT SHERIDAN, 14 BOONAREE CL MOUNT SHERIDAN 4868 700 $147,000 $155,000 1.05 219465:S RESIDENTIAL 3 ELDERBERRY AV, BENTLEY PARK 522 $143,000 90.51% Inferior 219491:S RESIDENTIAL 76 WOODLOCK DVE, EDMONTON 810 $160,000 89.39% Superior 226215:S RESIDENTIAL 6 ELDERBERRY AV, BENTLEY PARK 702 $152,500 92.42% Inferior2080:224 5101595 P50 150 Single Unit Residential MOUNT SHERIDAN, 29 HAY ST MOUNT SHERIDAN 4868 700 $141,000 $148,000 1.05 219506:S RESIDENTIAL 10 OBERONIA CL, EDMONTON 700 $141,000 98.60% Inferior 226211:S RESIDENTIAL 30 AINSCOW DVE, BENTLEY PARK 613 $150,000 95.94% Superior 226212:S RESIDENTIAL 74 WOODLOCK DVE, EDMONTON 659 $146,000 92.17% Inferior2080:224 5105145 P50 150 Single Unit Residential EDMONTON, 7 CORINNA CL EDMONTON 4869 700 $134,000 $141,000 1.05 219468:S RESIDENTIAL 73 WOODLOCK DVE, EDMONTON 465 $131,000 97.11% Inferior 219506:S RESIDENTIAL 10 OBERONIA CL, EDMONTON 700 $141,000 98.60% Similar 221349:S RESIDENTIAL 3 DE VECCHI CL, EDMONTON 706 $143,000 98.62% Superior2080:226 5106642 S25 150 Single Unit Residential GORDONVALE, 40 FISHER RD GORDONVALE 4865 700 $113,000 $124,000 1.10 199729:S RESIDENTIAL 14 MCSWEENEY CRES, GORDONVALE 604 $121,000 100.83% Inferior 228357:S RESIDENTIAL 3 WEGERT CL, GORDONVALE 650 $127,000 90.71% Superior 228375:S RESIDENTIAL 40 MURPHY ST, GORDONVALE 686 $123,000 93.18% Inferior2080:226 5106441 P50 150 Single Unit Residential GORDONVALE, 30 TEMPLETON ST GORDONVALE 4865 809 $116,000 $128,000 1.10 219525:S RESIDENTIAL 11 FLYNN CL, GORDONVALE 741 $130,000 96.30% Superior 228357:S RESIDENTIAL 3 WEGERT CL, GORDONVALE 650 $127,000 90.71% Similar 229742:S RESIDENTIAL 12 GOESSLING ST, GORDONVALE 720 $132,000 90.10% Superior2080:226 40780271 S75 150 Single Unit Residential GORDONVALE, 21 ORMOND CL GORDONVALE 4865 900 $139,000 $152,500 1.10 219525:S RESIDENTIAL 11 FLYNN CL, GORDONVALE 741 $130,000 96.30% Inferior 219530:S RESIDENTIAL 46 WILTSHIRE DVE, GORDONVALE 815 $160,000 91.43% Superior 228369:S RESIDENTIAL 12 WEGERT CL, GORDONVALE 700 $131,000 92.25% Inferior2080:228 5107355 P50 150 Single Unit Residential EAST RUSSELL, 0 UNNAMED ST EAST RUSSELL 4861 506 $120,000 $120,000 1.00 219538:S RESIDENTIAL 21 SASSAFRAS ST, BRAMSTON BEACH 800 $100,000 100.00% Inferior 228364:S RESIDENTIAL 17 PAPERBARK ST, BRAMSTON BEACH 700 $115,000 95.83% Inferior 239652:S RESIDENTIAL 21 EVANS RD, BRAMSTON BEACH 976 $125,000 89.29% Superior2080:228 5107319 P50 150 Single Unit Residential EAST RUSSELL, 0 UNNAMED ST EAST RUSSELL 4861 516 $122,000 $122,000 1.00 219538:S RESIDENTIAL 21 SASSAFRAS ST, BRAMSTON BEACH 800 $100,000 100.00% Inferior 228364:S RESIDENTIAL 17 PAPERBARK ST, BRAMSTON BEACH 700 $115,000 95.83% Inferior 239652:S RESIDENTIAL 21 EVANS RD, BRAMSTON BEACH 976 $125,000 89.29% Superior2080:228 5107329 P50 150 Single Unit Residential EAST RUSSELL, 0 UNNAMED ST EAST RUSSELL 4861 562 $120,000 $120,000 1.00 219538:S RESIDENTIAL 21 SASSAFRAS ST, BRAMSTON BEACH 800 $100,000 100.00% Inferior 228364:S RESIDENTIAL 17 PAPERBARK ST, BRAMSTON BEACH 700 $115,000 95.83% Inferior 239652:S RESIDENTIAL 21 EVANS RD, BRAMSTON BEACH 976 $125,000 89.29% Superior2080:229 5107823 P50 150 Single Unit Residential BABINDA, 43 JAGO ST BABINDA 4861 809 $73,000 $62,000 0.85 205891:S RESIDENTIAL 171A HOWARD KENNEDY DVE, BABINDA 1793 $54,000 85.71% Inferior 209482:S RESIDENTIAL 31 PARRY ST, BABINDA 913 $61,000 98.39% Inferior 228368:S RESIDENTIAL 16 MORETTO ST, BABINDA 704 $65,000 100.00% Superior2080:229 5108046 S25 150 Single Unit Residential MIRRIWINNI, 9 KRUCKOW ST MIRRIWINNI 4871 809 $61,000 $52,000 0.85 205891:S RESIDENTIAL 171A HOWARD KENNEDY DVE, BABINDA 1793 $54,000 85.71% Superior 209482:S RESIDENTIAL 31 PARRY ST, BABINDA 913 $61,000 98.39% Superior 228368:S RESIDENTIAL 16 MORETTO ST, BABINDA 704 $65,000 100.00% Superior2080:229 5107667 S75 150 Single Unit Residential BABINDA, 35 CHURCH ST BABINDA 4861 1012 $79,000 $67,000 0.85 205891:S RESIDENTIAL 171A HOWARD KENNEDY DVE, BABINDA 1793 $54,000 85.71% Inferior 209482:S RESIDENTIAL 31 PARRY ST, BABINDA 913 $61,000 98.39% Inferior 228368:S RESIDENTIAL 16 MORETTO ST, BABINDA 704 $65,000 100.00% Inferior2080:230 5108092 S75 159 Single Unit Residential BRAMSTON BEACH, 44 EVANS RD BRAMSTON BEACH 4871 607 $300,000 $300,000 1.00 228364:S RESIDENTIAL 17 PAPERBARK ST, BRAMSTON BEACH 700 $115,000 95.83% Inferior 230285:S RESIDENTIAL 52 EVANS RD, BRAMSTON BEACH 607 $300,000 96.77% Similar 239652:S RESIDENTIAL 21 EVANS RD, BRAMSTON BEACH 976 $125,000 89.29% Inferior2080:230 5108136 P50 150 Single Unit Residential BRAMSTON BEACH, 61 EVANS RD BRAMSTON BEACH 4871 607 $127,000 $127,000 1.00 219538:S RESIDENTIAL 21 SASSAFRAS ST, BRAMSTON BEACH 800 $100,000 100.00% Inferior 228364:S RESIDENTIAL 17 PAPERBARK ST, BRAMSTON BEACH 700 $115,000 95.83% Inferior 239652:S RESIDENTIAL 21 EVANS RD, BRAMSTON BEACH 976 $125,000 89.29% Similar2080:230 5108194 S25 150 Single Unit Residential BRAMSTON BEACH, 15 PAPERBARK ST BRAMSTON BEACH 4871 700 $115,000 $115,000 1.00 219538:S RESIDENTIAL 21 SASSAFRAS ST, BRAMSTON BEACH 800 $100,000 100.00% Inferior 228364:S RESIDENTIAL 17 PAPERBARK ST, BRAMSTON BEACH 700 $115,000 95.83% Similar 239652:S RESIDENTIAL 21 EVANS RD, BRAMSTON BEACH 976 $125,000 89.29% Superior2080:236 5105542 S25 150 Single Unit Residential EAST TRINITY, 2414 YARRABAH RD EAST TRINITY 4871 825 $125,000 $125,000 1.00 194823:S RESIDENTIAL 20 SANDPIPER ST, EAST TRINITY 809 $95,000 90.48% Inferior 202865:S RESIDENTIAL 1 CURLEW ST, EAST TRINITY 809 $51,000 92.73% Inferior 239652:S RESIDENTIAL 21 EVANS RD, BRAMSTON BEACH 976 $125,000 89.29% Similar2080:236 5105557 S75 150 Single Unit Residential EAST TRINITY, 28 KOOMBAL ESP EAST TRINITY 4871 933 $192,500 $192,500 1.00 194823:S RESIDENTIAL 20 SANDPIPER ST, EAST TRINITY 809 $95,000 90.48% Inferior 202865:S RESIDENTIAL 1 CURLEW ST, EAST TRINITY 809 $51,000 92.73% Inferior 239999:U RURAL HOMESITE 63 NEBBIA ACCESS, GREEN HILL 10590 $225,000 89.79% Superior2080:237 5107176 S25 150 Single Unit Residential ALOOMBA, 16 NIELSEN ST ALOOMBA 4871 1012 $120,000 $120,000 1.00 194823:S RESIDENTIAL 20 SANDPIPER ST, EAST TRINITY 809 $95,000 90.48% Inferior 228364:S RESIDENTIAL 17 PAPERBARK ST, BRAMSTON BEACH 700 $115,000 95.83% Inferior 239652:S RESIDENTIAL 21 EVANS RD, BRAMSTON BEACH 976 $125,000 89.29% Superior2080:260 40596933 S25 150 Single Unit Residential CLIFTON BEACH, 5 TYDEMAN CRES CLIFTON BEACH 4879 601 $215,000 $215,000 1.00 219318:S RESIDENTIAL 58 NOVA ST, KEWARRA BEACH 746 $202,500 90.59% Inferior 219321:S RESIDENTIAL 6 IBIS CL, KEWARRA BEACH 735 $195,000 87.53% Inferior 228225:S RESIDENTIAL 4B LITARA CT, PALM COVE 674 $255,000 94.96% Superior2080:260 5076475 P50 150 Single Unit Residential PALM COVE, 21 VEIVERS RD PALM COVE 4879 688 $250,000 $275,000 1.10 228225:S RESIDENTIAL 4B LITARA CT, PALM COVE 674 $255,000 94.96% Inferior 236047:S RESIDENTIAL 23 MULLER ST, PALM COVE 782 $310,000 90.33% Superior 238629:S RESIDENTIAL 20 MULLER ST, PALM COVE 600 $265,000 89.80% Inferior2080:260 5077744 S75 150 Single Unit Residential CLIFTON BEACH, 24 SATELLITE ST CLIFTON BEACH 4879 805 $270,000 $270,000 1.00 219320:S RESIDENTIAL 11 PORTSEA CRES, KEWARRA BEACH 829 $222,500 93.75% Inferior 236047:S RESIDENTIAL 23 MULLER ST, PALM COVE 782 $310,000 90.33% Superior 238629:S RESIDENTIAL 20 MULLER ST, PALM COVE 600 $265,000 89.80% Inferior2080:262 41041241 S25 150 Single Unit Residential TRINITY BEACH, 20 HATCH CL TRINITY BEACH 4879 540 $180,000 $180,000 1.00 230189:S RESIDENTIAL 1 MIDSHIP ST, TRINITY BEACH 624 $182,500 92.64% Superior 233222:S RESIDENTIAL 5 MIDSHIP ST, TRINITY BEACH 466 $172,500 99.71% Inferior 237919:S RESIDENTIAL 45 SEAWAYS ST, TRINITY BEACH 632 $185,000 93.43% Superior2080:262 40167794 S75 150 Single Unit Residential TRINITY BEACH, 4 CROWSNEST TCE TRINITY BEACH 4879 600 $202,500 $202,500 1.00 231530:S RESIDENTIAL 38 SEAWAYS ST, TRINITY BEACH 875 $200,000 93.02% Inferior 233236:S RESIDENTIAL 37 BOSUN PL, TRINITY BEACH 741 $205,000 92.76% Superior 236185:S RESIDENTIAL 70 SEAWAYS ST, TRINITY BEACH 721 $205,000 93.18% Superior2080:262 5082726 P50 150 Single Unit Residential TRINITY BEACH, 9 BULOLO CL TRINITY BEACH 4879 825 $187,500 $187,500 1.00 230189:S RESIDENTIAL 1 MIDSHIP ST, TRINITY BEACH 624 $182,500 92.64% Inferior 236168:S RESIDENTIAL 55 SEAWAYS ST, TRINITY BEACH 600 $190,000 94.06% Superior 236174:S RESIDENTIAL 47 SEAWAYS ST, TRINITY BEACH 599 $187,500 91.02% Similar2080:265 40919687 S25 150 Single Unit Residential SMITHFIELD, 16 LANDSBOROUGH DVE SMITHFIELD 4878 484 $157,500 $165,000 1.05 229907:S RESIDENTIAL 30 AROONA ST, CARAVONICA 450 $175,000 92.32% Superior 236169:S RESIDENTIAL 49 SEAWAYS ST, TRINITY BEACH 470 $172,500 90.79% Superior 236182:S RESIDENTIAL 76 SEAWAYS ST, TRINITY BEACH 400 $165,000 92.70% Similar2080:265 5083968 S75 150 Single Unit Residential SMITHFIELD, 11 LYDIA ST SMITHFIELD 4878 784 $207,500 $217,500 1.05 219348:S RESIDENTIAL 11 KNIGHT RD, SMITHFIELD 982 $205,000 95.35% Inferior 228334:S RESIDENTIAL 37 WHIPBIRD DVE, SMITHFIELD 634 $225,000 90.00% Superior 230192:S RESIDENTIAL 48 THORNBOROUGH CRCT, SMITHFIELD 625 $212,500 93.41% Inferior2080:265 5084745 P50 150 Single Unit Residential SMITHFIELD, 10 KATANGA CL SMITHFIELD 4878 804 $180,000 $190,000 1.06 219348:S RESIDENTIAL 11 KNIGHT RD, SMITHFIELD 982 $205,000 95.35% Superior 219350:S RESIDENTIAL 9 KNIGHT RD, SMITHFIELD 869 $190,000 90.48% Similar 237919:S RESIDENTIAL 45 SEAWAYS ST, TRINITY BEACH 632 $185,000 93.43% Inferior2080:267 5239797 P50 150 Single Unit Residential YORKEYS KNOB, 71 WATTLE ST YORKEYS KNOB 4878 601 $162,500 $172,500 1.06 233222:S RESIDENTIAL 5 MIDSHIP ST, TRINITY BEACH 466 $172,500 99.71% Similar 236168:S RESIDENTIAL 55 SEAWAYS ST, TRINITY BEACH 600 $190,000 94.06% Superior 236181:S RESIDENTIAL 74 SEAWAYS ST, TRINITY BEACH 400 $165,000 92.70% Inferior2080:267 5088392 S75 150 Single Unit Residential HOLLOWAYS BEACH, 125 OLEANDER ST HOLLOWAYS BEACH 4878 637 $175,000 $185,000 1.06 230189:S RESIDENTIAL 1 MIDSHIP ST, TRINITY BEACH 624 $182,500 92.64% Inferior 236168:S RESIDENTIAL 55 SEAWAYS ST, TRINITY BEACH 600 $190,000 94.06% Superior 236177:S RESIDENTIAL 54 SEAWAYS ST, TRINITY BEACH 540 $185,000 92.96% Similar2080:267 5087511 P50 150 Single Unit Residential HOLLOWAYS BEACH, 5 FERN ST HOLLOWAYS BEACH 4878 640 $155,000 $165,000 1.06 236181:S RESIDENTIAL 74 SEAWAYS ST, TRINITY BEACH 400 $165,000 92.70% Similar 236182:S RESIDENTIAL 76 SEAWAYS ST, TRINITY BEACH 400 $165,000 92.70% Similar 237919:S RESIDENTIAL 45 SEAWAYS ST, TRINITY BEACH 632 $185,000 93.43% Superior2080:270 40858584 S75 150 Single Unit Residential REDLYNCH, 21 BOTANY AV REDLYNCH 4870 600 $200,000 $230,000 1.15 228350:S RESIDENTIAL 50 MACKERRAS ST, REDLYNCH 997 $232,500 89.42% Superior 230593:S RESIDENTIAL 13 MARINO CL, REDLYNCH 755 $230,000 97.66% Similar 231258:S RESIDENTIAL 15 MARINO CL, REDLYNCH 690 $225,000 94.54% Inferior2080:270 5090947 S25 150 Single Unit Residential REDLYNCH, 18 ETHEL CL REDLYNCH 4870 714 $165,000 $190,000 1.15 219356:S RESIDENTIAL 37 MACKERRAS ST, REDLYNCH 700 $197,500 82.29% Superior 219770:S RESIDENTIAL 26 AROONA ST, CARAVONICA 454 $175,000 94.95% Inferior 236029:S RESIDENTIAL 4 MASON ST, STRATFORD 421 $190,000 88.37% Similar2080:270 5091213 P50 150 Single Unit Residential REDLYNCH, 14 MICHAELANGELO DVE REDLYNCH 4870 800 $185,000 $212,500 1.15 219259:S RESIDENTIAL 71 MORESBY ST, TRINITY BEACH 740 $212,500 90.90% Similar 219353:S RESIDENTIAL 33 MACKERRAS ST, REDLYNCH 706 $197,500 83.33% Inferior 228344:S RESIDENTIAL 42 HODKINSON ST, REDLYNCH 625 $217,500 84.88% Superior2080:277 5092245 S75 150 Single Unit Residential STRATFORD, 38 DALZIEL ST STRATFORD 4870 809 $240,000 $260,000 1.08 219355:S RESIDENTIAL 44 MACKERRAS ST, REDLYNCH 1318 $285,000 90.48% Superior 234287:S RESIDENTIAL 47 FLINDERSIA ST, REDLYNCH 809 $250,000 89.29% Inferior 236029:S RESIDENTIAL 4 MASON ST, STRATFORD 421 $190,000 88.37% Inferior2080:277 5092260 S25 150 Single Unit Residential STRATFORD, 12 DALZIEL ST STRATFORD 4870 809 $200,000 $220,000 1.10 228344:S RESIDENTIAL 42 HODKINSON ST, REDLYNCH 625 $217,500 84.88% Inferior 229915:S RESIDENTIAL 4 MARINO CL, REDLYNCH 681 $222,500 91.94% Superior 236029:S RESIDENTIAL 4 MASON ST, STRATFORD 421 $190,000 88.37% Inferior2080:277 5093168 P50 150 Single Unit Residential FRESHWATER, 8 MERRYBROOK ST FRESHWATER 4870 827 $225,000 $245,000 1.09 228350:S RESIDENTIAL 50 MACKERRAS ST, REDLYNCH 997 $232,500 89.42% Inferior 229929:S RESIDENTIAL 2 CLEVELAND CT, REDLYNCH 688 $235,000 87.02% Inferior 234287:S RESIDENTIAL 47 FLINDERSIA ST, REDLYNCH 809 $250,000 89.29% Superior2080:281 5249379 S25 150 Single Unit Residential BRINSMEAD, 8 ST ALBANS CL BRINSMEAD 4870 600 $172,500 $192,500 1.12 219353:S RESIDENTIAL 33 MACKERRAS ST, REDLYNCH 706 $197,500 83.33% Superior 231684:S RESIDENTIAL 67 CITY VIEW CRES, MOOROOBOOL 502 $205,000 92.76% Superior 236029:S RESIDENTIAL 4 MASON ST, STRATFORD 421 $190,000 88.37% Inferior2080:281 40010816 S75 150 Single Unit Residential BRINSMEAD, 20 EVERGLADE RISE BRINSMEAD 4870 710 $195,000 $215,000 1.10 228344:S RESIDENTIAL 42 HODKINSON ST, REDLYNCH 625 $217,500 84.88% Similar 231258:S RESIDENTIAL 15 MARINO CL, REDLYNCH 690 $225,000 94.54% Superior 236029:S RESIDENTIAL 4 MASON ST, STRATFORD 421 $190,000 88.37% Inferior2080:281 5095265 P50 150 Single Unit Residential BRINSMEAD, 42 ADAM DVE BRINSMEAD 4870 800 $187,500 $207,500 1.11 219353:S RESIDENTIAL 33 MACKERRAS ST, REDLYNCH 706 $197,500 83.33% Inferior 228344:S RESIDENTIAL 42 HODKINSON ST, REDLYNCH 625 $217,500 84.88% Superior 236029:S RESIDENTIAL 4 MASON ST, STRATFORD 421 $190,000 88.37% Inferior2080:285 41023417 S25 160 Single Unit Residential HOLLOWAYS BEACH, 58B HIBISCUS LA HOLLOWAYS BEACH 4878 540 $430,000 $475,000 1.10 219586:S RESIDENTIAL 95 UPOLU ESP, CLIFTON BEACH 539 $590,000 91.65% Superior 220285:S RESIDENTIAL 10 APOLLO QY, TRINITY PARK 600 $495,000 93.40% Superior 230285:S RESIDENTIAL 52 EVANS RD, BRAMSTON BEACH 607 $300,000 96.77% Inferior2080:285 5077176 P50 159 Single Unit Residential CLIFTON BEACH, 141 ARLINGTON ESP CLIFTON BEACH 4879 551 $485,000 $530,000 1.09 219586:S RESIDENTIAL 95 UPOLU ESP, CLIFTON BEACH 539 $590,000 91.65% Superior 220285:S RESIDENTIAL 10 APOLLO QY, TRINITY PARK 600 $495,000 93.40% Inferior 221313:S RESIDENTIAL 35 HARBOUR DVE, TRINITY PARK 800 $570,000 95.00% Superior2080:285 40979426 S75 160 Single Unit Residential KEWARRA BEACH, 62B KEWARRA ST KEWARRA BEACH 4879 825 $630,000 $630,000 1.00 219586:S RESIDENTIAL 95 UPOLU ESP, CLIFTON BEACH 539 $590,000 91.65% Inferior 220285:S RESIDENTIAL 10 APOLLO QY, TRINITY PARK 600 $495,000 93.40% Inferior 221313:S RESIDENTIAL 35 HARBOUR DVE, TRINITY PARK 800 $570,000 95.00% Inferior2080:286 40646228 P50 161 Single Unit Residential TRINITY PARK, 17 BRINDABELLA QY TRINITY PARK 4879 602 $550,000 $550,000 1.00 196281:S RESIDENTIAL 14 RAGAMUFFIN QY, TRINITY PARK 800 $650,000 90.43% Superior 220285:S RESIDENTIAL 10 APOLLO QY, TRINITY PARK 600 $495,000 93.40% Inferior 221313:S RESIDENTIAL 35 HARBOUR DVE, TRINITY PARK 800 $570,000 95.00% Superior2080:286 40646202 S75 161 Single Unit Residential TRINITY PARK, 9 RAGAMUFFIN QY TRINITY PARK 4879 802 $620,000 $620,000 1.00 196281:S RESIDENTIAL 14 RAGAMUFFIN QY, TRINITY PARK 800 $650,000 90.43% Superior 220285:S RESIDENTIAL 10 APOLLO QY, TRINITY PARK 600 $495,000 93.40% Inferior 221313:S RESIDENTIAL 35 HARBOUR DVE, TRINITY PARK 800 $570,000 95.00% Inferior2080:286 5083656 S25 161 Single Unit Residential TRINITY PARK, 11 RIVERSIDE PDE TRINITY PARK 4879 872 $510,000 $510,000 1.00 220285:S RESIDENTIAL 10 APOLLO QY, TRINITY PARK 600 $495,000 93.40% Inferior 221313:S RESIDENTIAL 35 HARBOUR DVE, TRINITY PARK 800 $570,000 95.00% Superior 229932:S RESIDENTIAL 9 APOLLO QY, TRINITY PARK 528 $460,000 96.84% Inferior

Benchmark Sale 1 Sale 2 Sale 3

18-481 File A Page 77 of 119

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Issuing Area:SMA Property ID Benchmark Type AVLU LUG Address Area Cur Val Prop Val Factor Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison2080:231 40840662 P50 151 Rural Residential EDMONTON, "5-7 CULTIVATION CL EDMONTON 4869" 4000 $295,000 $310,000 1.05 228351:S RURAL HOMESITE 12-14 BELLMERE LA, REDLYNCH 2339 $390,000 92.22% Superior 239995:S RURAL HOMESITE 18 CULTIVATION CL, EDMONTON 3247 $280,000 90.32% Inferior 239996:S RURAL HOMESITE 194-196 DEMPSEY ST, GORDONVALE 4021 $225,000 94.54% Inferior2080:231 40303645 S25 151 Rural Residential WHITE ROCK, "31-35 MISSION RD WHITE ROCK 4868" 5165 $260,000 $275,000 1.06 219498:S RURAL HOMESITE 1-3 GREENACRES CL, WHITE ROCK 2000 $192,500 92.15% Inferior 239995:S RURAL HOMESITE 18 CULTIVATION CL, EDMONTON 3247 $280,000 90.32% Similar 239996:S RURAL HOMESITE 194-196 DEMPSEY ST, GORDONVALE 4021 $225,000 94.54% Inferior2080:231 5105416 S75 151 Rural Residential EDMONTON, "8-10 PLANTATION RD EDMONTON 4869" 8000 $380,000 $400,000 1.05 228351:S RURAL HOMESITE 12-14 BELLMERE LA, REDLYNCH 2339 $390,000 92.22% Inferior 237912:S RURAL HOMESITE 59-61 PLANTATION RD, EDMONTON 8373 $425,000 104.17% Superior 239995:S RURAL HOMESITE 18 CULTIVATION CL, EDMONTON 3247 $280,000 90.32% Inferior2080:233 5105627 P50 151 Rural Residential GORDONVALE, "30-32 GREY ST GORDONVALE 4865" 4047 $230,000 $242,500 1.05 189217:S RURAL HOMESITE 5-7 CLEARY CL, GORDONVALE 12220 $215,000 100.00% Inferior 239995:S RURAL HOMESITE 18 CULTIVATION CL, EDMONTON 3247 $280,000 90.32% Superior 239996:S RURAL HOMESITE 194-196 DEMPSEY ST, GORDONVALE 4021 $225,000 94.54% Inferior2080:233 5107024 P50 151 Rural Residential GORDONVALE, "8-12 HICKEY CL GORDONVALE 4865" 4069 $222,500 $232,500 1.04 189217:S RURAL HOMESITE 5-7 CLEARY CL, GORDONVALE 12220 $215,000 100.00% Inferior 239995:S RURAL HOMESITE 18 CULTIVATION CL, EDMONTON 3247 $280,000 90.32% Superior 239996:S RURAL HOMESITE 194-196 DEMPSEY ST, GORDONVALE 4021 $225,000 94.54% Inferior2080:233 5106987 S75 151 Rural Residential GORDONVALE, "203-205 DEMPSEY ST GORDONVALE 4865" 4999 $242,500 $255,000 1.05 189217:S RURAL HOMESITE 5-7 CLEARY CL, GORDONVALE 12220 $215,000 100.00% Inferior 239995:S RURAL HOMESITE 18 CULTIVATION CL, EDMONTON 3247 $280,000 90.32% Superior 239996:S RURAL HOMESITE 194-196 DEMPSEY ST, GORDONVALE 4021 $225,000 94.54% Inferior2080:234 5241706 P50 151 Rural Residential GOLDSBOROUGH, "45-47 WINDLASS ST GOLDSBOROUGH 4865" 4000 $160,000 $167,500 1.05 219478:S RURAL HOMESITE 2-4 PLACER ST, GOLDSBOROUGH 4001 $160,000 92.49% Inferior 219489:S RURAL HOMESITE 10-12 PLACER ST, GOLDSBOROUGH 4002 $172,500 91.76% Superior 219529:S RURAL HOMESITE MINESHAFT ST, GOLDSBOROUGH 4000 $170,000 90.43% Superior2080:234 5248293 S25 151 Rural Residential GOLDSBOROUGH, "10-12 LICENCE ST GOLDSBOROUGH 4865" 4000 $145,000 $152,500 1.05 219478:S RURAL HOMESITE 2-4 PLACER ST, GOLDSBOROUGH 4001 $160,000 92.49% Superior 219512:S RURAL HOMESITE 17-19 GOLDEN ST, GOLDSBOROUGH 5392 $157,500 98.44% Superior 219529:S RURAL HOMESITE MINESHAFT ST, GOLDSBOROUGH 4000 $170,000 90.43% Superior2080:234 40711026 S75 151 Rural Residential GOLDSBOROUGH, "14-16 MINESHAFT ST GOLDSBOROUGH 4865" 4000 $185,000 $195,000 1.05 219537:S RURAL HOMESITE 22-24 COSTAIN ST, GOLDSBOROUGH 4000 $210,000 97.67% Superior 228371:S RURAL HOMESITE 14-16 GOLDRUSH CL, GOLDSBOROUGH 4184 $195,000 89.66% Similar 230296:S RURAL HOMESITE 34-36 GOLDRUSH CL, GOLDSBOROUGH 4001 $192,500 98.72% Similar2080:235 5249157 S25 151 Rural Residential GREEN HILL, 0 MORGAN RD GREEN HILL 4865 4225 $187,500 $197,500 1.05 205070:U RURAL HOMESITE HIGHLIEGH RD, GORDONVALE 24450 $340,000 81.93% Superior 219498:S RURAL HOMESITE 1-3 GREENACRES CL, WHITE ROCK 2000 $192,500 92.15% Inferior 239999:U RURAL HOMESITE 63 NEBBIA ACCESS, GREEN HILL 10590 $225,000 89.79% Superior2080:235 5108561 P50 151 Rural Residential GORDONVALE, 0 HOARE RD GORDONVALE 4865 9996 $247,500 $260,000 1.05 205070:U RURAL HOMESITE HIGHLIEGH RD, GORDONVALE 24450 $340,000 81.93% Superior 239995:S RURAL HOMESITE 18 CULTIVATION CL, EDMONTON 3247 $280,000 90.32% Superior 239999:U RURAL HOMESITE 63 NEBBIA ACCESS, GREEN HILL 10590 $225,000 89.79% Inferior2080:235 40652344 S75 151 Rural Residential GORDONVALE, 306 CROSSLAND RD GORDONVALE 4865 32810 $350,000 $370,000 1.06 212695:U RURAL HOMESITE HALL RD, GORDONVALE 31450 $355,000 94.67% Inferior 237912:S RURAL HOMESITE 59-61 PLANTATION RD, EDMONTON 8373 $425,000 104.17% Superior 238641:U RURAL HOMESITE HILL RD, WRIGHTS CREEK 96470 $445,000 95.09% Superior2080:236 41049419 P50 151 Rural Residential GLEN BOUGHTON, 1673 PINE CREEK RD GLEN BOUGHTON 4871 36710 $162,500 $170,000 1.05 194823:S RESIDENTIAL 20 SANDPIPER ST, EAST TRINITY 809 $95,000 90.48% Inferior 228365:U RURAL HOMESITE 303 MOLLER RD, ALOOMBA 15000 $247,500 90.00% Superior 239999:U RURAL HOMESITE 63 NEBBIA ACCESS, GREEN HILL 10590 $225,000 89.79% Superior2080:237 5107248 P50 151 Rural Residential FISHERY FALLS, "17-19 MCMAHON DVE FISHERY FALLS 4871" 7287 $165,000 $185,000 1.12 219498:S RURAL HOMESITE 1-3 GREENACRES CL, WHITE ROCK 2000 $192,500 92.15% Superior 228371:S RURAL HOMESITE 14-16 GOLDRUSH CL, GOLDSBOROUGH 4184 $195,000 89.66% Superior 235639:S RURAL HOMESITE 1-7 APPALOOSA ST, LITTLE MULGRAVE 7980 $215,000 91.88% Superior2080:237 5108657 S75 151 Rural Residential LITTLE MULGRAVE, 18 BERYL ANN DVE LITTLE MULGRAVE 4865 36450 $235,000 $265,000 1.13 228365:U RURAL HOMESITE 303 MOLLER RD, ALOOMBA 15000 $247,500 90.00% Inferior 235639:S RURAL HOMESITE 1-7 APPALOOSA ST, LITTLE MULGRAVE 7980 $215,000 91.88% Inferior 239995:S RURAL HOMESITE 18 CULTIVATION CL, EDMONTON 3247 $280,000 90.32% Superior2080:238 5109171 S25 151 Rural Residential MIRRIWINNI, 304 STAGER ST MIRRIWINNI 4871 4047 $73,000 $69,000 0.95 199338:U RURAL HOMESITE 876 WOOPEN CREEK RD, WOOPEN CREEK 14150 $92,000 89.22% Superior 209482:S RESIDENTIAL 31 PARRY ST, BABINDA 913 $61,000 98.39% Inferior 219476:U RURAL HOMESITE 30 ROSS RD, DEERAL 10000 $110,000 91.59% Superior2080:238 40708022 S75 151 Rural Residential BELLENDEN KER, 240 HARVEY CREEK RD BELLENDEN KER 4871 28330 $170,000 $170,000 1.00 199338:U RURAL HOMESITE 876 WOOPEN CREEK RD, WOOPEN CREEK 14150 $92,000 89.22% Inferior 219476:U RURAL HOMESITE 30 ROSS RD, DEERAL 10000 $110,000 91.59% Inferior 219489:S RURAL HOMESITE 10-12 PLACER ST, GOLDSBOROUGH 4002 $172,500 91.76% Similar2080:238 5109414 P50 151 Rural Residential WOOPEN CREEK, 651 WOOPEN CREEK RD WOOPEN CREEK 4871 28370 $120,000 $114,000 0.95 199338:U RURAL HOMESITE 876 WOOPEN CREEK RD, WOOPEN CREEK 14150 $92,000 89.22% Inferior 219476:U RURAL HOMESITE 30 ROSS RD, DEERAL 10000 $110,000 91.59% Inferior 219512:S RURAL HOMESITE 17-19 GOLDEN ST, GOLDSBOROUGH 5392 $157,500 98.44% Superior2080:274 40346144 P50 151 Rural Residential REDLYNCH, "5-7 QUOLL CL REDLYNCH 4870" 4009 $365,000 $385,000 1.05 219583:S RURAL HOMESITE 16 CHIRIO DVE, REDLYNCH 3229 $345,000 102.22% Inferior 228351:S RURAL HOMESITE 12-14 BELLMERE LA, REDLYNCH 2339 $390,000 92.22% Similar 229919:S RESIDENTIAL 19-21 BELLMERE LA, REDLYNCH 2001 $370,000 82.22% Inferior2080:274 40346143 P50 151 Rural Residential REDLYNCH, "1-3 QUOLL CL REDLYNCH 4870" 4126 $380,000 $400,000 1.05 219532:S RURAL HOMESITE 2-4 COPEMAN CL, REDLYNCH 4002 $410,000 88.65% Superior 228351:S RURAL HOMESITE 12-14 BELLMERE LA, REDLYNCH 2339 $390,000 92.22% Inferior 229919:S RESIDENTIAL 19-21 BELLMERE LA, REDLYNCH 2001 $370,000 82.22% Inferior2080:274 5090981 S75 151 Rural Residential REDLYNCH, "29-31 ROBB RD REDLYNCH 4870" 8053 $455,000 $480,000 1.05 204547:S RURAL HOMESITE 13-15 STEVENS ST, CLIFTON BEACH 5000 $440,000 85.94% Inferior 215008:S RURAL HOMESITE 108-110 JAMES COOK DVE, KEWARRA BEACH 6200 $405,000 91.01% Inferior 219532:S RURAL HOMESITE 2-4 COPEMAN CL, REDLYNCH 4002 $410,000 88.65% Inferior2080:282 41009432 S25 151 Rural Residential CLIFTON BEACH, 20 EVERGREEN ST CLIFTON BEACH 4879 4435 $365,000 $385,000 1.05 219316:S RURAL HOMESITE 13-15 WILKINSON ST, KEWARRA BEACH 4032 $390,000 85.86% Similar 219342:S RURAL HOMESITE 100 STANTON RD, SMITHFIELD 3044 $335,000 83.75% Inferior 228204:S RURAL HOMESITE 105 JAMES COOK DVE, KEWARRA BEACH 4858 $395,000 95.37% Superior2080:282 5077882 S75 151 Rural Residential CLIFTON BEACH, "34-36 NICHOLAS ST CLIFTON BEACH 4879" 8012 $455,000 $480,000 1.05 204547:S RURAL HOMESITE 13-15 STEVENS ST, CLIFTON BEACH 5000 $440,000 85.94% Inferior 215008:S RURAL HOMESITE 108-110 JAMES COOK DVE, KEWARRA BEACH 6200 $405,000 91.01% Inferior 219532:S RURAL HOMESITE 2-4 COPEMAN CL, REDLYNCH 4002 $410,000 88.65% Inferior2080:282 5077838 REF 151 Rural Residential CLIFTON BEACH, "13-15 SOUTH ELLISON ST CLIFTON BEACH 4879" 8046 $475,000 $500,000 1.05 204547:S RURAL HOMESITE 13-15 STEVENS ST, CLIFTON BEACH 5000 $440,000 85.94% Inferior 215008:S RURAL HOMESITE 108-110 JAMES COOK DVE, KEWARRA BEACH 6200 $405,000 91.01% Inferior 219532:S RURAL HOMESITE 2-4 COPEMAN CL, REDLYNCH 4002 $410,000 88.65% Inferior2080:282 5083304 P50 151 Rural Residential TRINITY BEACH, "180-182 PANGUNA ST TRINITY BEACH 4879" 11600 $380,000 $400,000 1.05 204547:S RURAL HOMESITE 13-15 STEVENS ST, CLIFTON BEACH 5000 $440,000 85.94% Superior 215008:S RURAL HOMESITE 108-110 JAMES COOK DVE, KEWARRA BEACH 6200 $405,000 91.01% Similar 228204:S RURAL HOMESITE 105 JAMES COOK DVE, KEWARRA BEACH 4858 $395,000 95.37% Similar


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Issuing Area:SMA Property ID Benchmark Type AVLU LUG Address Area Cur Val Prop Val Factor Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison2080:207 40335963 P50 250 Multi Unit Residential PARRAMATTA PARK, 7 PEMBROKE ST PARRAMATTA PARK 4870 1012 $270,000 $300,000 1.11 196880:S MULTI UNIT 25 FLEMING ST, EDGE HILL 809 $380,000 90.69% Superior 236465:S ENGLOBO: RESIDENTIAL 28 GOODWIN ST, EDGE HILL 822 $385,000 89.53% Superior 236619:S MULTI UNIT 369-371 MCCOOMBE ST, MOOROOBOOL 825 $182,500 90.53% Inferior2080:240 5096179 P50 250 Multi Unit Residential WOREE, 4 CAVANAGH ST WOREE 4868 1009 $165,000 $200,000 1.21 219504:S MULTI UNIT 9 MINTARO CRES, WOREE 800 $182,500 91.25% Inferior 231677:S MULTI UNIT 14 DOLLISSON ST, MANUNDA 802 $162,500 99.75% Inferior 236619:S MULTI UNIT 369-371 MCCOOMBE ST, MOOROOBOOL 825 $182,500 90.53% Inferior2080:241 5104444 P50 250 Multi Unit Residential EDMONTON, 25 STOKES ST EDMONTON 4869 1481 $192,500 $230,000 1.19 219504:S MULTI UNIT 9 MINTARO CRES, WOREE 800 $182,500 91.25% Inferior 231677:S MULTI UNIT 14 DOLLISSON ST, MANUNDA 802 $162,500 99.75% Inferior 232799:S MULTI UNIT INTAKE RD, REDLYNCH 790 $235,000 87.04% Superior2080:292 40709629 S25 250 Multi Unit Residential REDLYNCH, 7 TENNI ST REDLYNCH 4870 1318 $285,000 $360,000 1.26 228198:S MULTI UNIT 22 OLIVA ST, PALM COVE 800 $405,000 94.19% Superior 231692:S MULTI UNIT 165 GREENSLOPES ST, EDGE HILL 713 $265,000 86.89% Inferior 232799:S MULTI UNIT INTAKE RD, REDLYNCH 790 $235,000 87.04% Inferior2080:292 5082633 P50 250 Multi Unit Residential TRINITY BEACH, 20 ANDERSON ST TRINITY BEACH 4879 1553 $475,000 $480,000 1.01 219985:S MULTI UNIT 75-77 UPPER MILES ST, MANOORA 2024 $400,000 100.00% Inferior 228198:S MULTI UNIT 22 OLIVA ST, PALM COVE 800 $405,000 94.19% Inferior 232799:S MULTI UNIT INTAKE RD, REDLYNCH 790 $235,000 87.04% Inferior2080:292 5215176 S75 250 Multi Unit Residential PALM COVE, "26-28 OLIVA ST PALM COVE 4879" 2623 $820,000 $820,000 1.00 219985:S MULTI UNIT 75-77 UPPER MILES ST, MANOORA 2024 $400,000 100.00% Inferior 228198:S MULTI UNIT 22 OLIVA ST, PALM COVE 800 $405,000 94.19% Inferior 232799:S MULTI UNIT INTAKE RD, REDLYNCH 790 $235,000 87.04% Inferior


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Issuing Area:SMA Property ID Benchmark Type AVLU LUG Address Area Cur Val Prop Val Factor Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison2080:205 5029600 P50 350 Commercial CAIRNS CITY, 121 SHERIDAN ST CAIRNS CITY 4870 1012 $510,000 $610,000 1.20 218075:S COMMERCIAL 314 SHERIDAN ST, CAIRNS NORTH 626 $280,000 97.39% Inferior 226647:S COMMERCIAL 134 LAKE ST, CAIRNS CITY 1012 $730,000 82.02% Superior 226650:S COMMERCIAL 203-205 LAKE ST, CAIRNS NORTH 1017 $740,000 89.37% Superior2080:206 5029683 P50 350 Commercial CAIRNS CITY, "21-23 GRAFTON ST CAIRNS CITY 4870" 1017 $610,000 $660,000 1.08 226647:S COMMERCIAL 134 LAKE ST, CAIRNS CITY 1012 $730,000 82.02% Superior 227867:S COMMERCIAL 149-151 LAKE ST, CAIRNS CITY 1016 $850,000 88.54% Superior 233259:S COMMERCIAL 53 SHERIDAN ST, CAIRNS CITY 506 $365,000 89.02% Inferior2080:242 5102332 P50 350 Commercial EDMONTON, "157-161 BRUCE HWY EDMONTON 4869" 1214 $320,000 $330,000 1.03 187354:S COMMERCIAL 5 MT KOOLMOON ST, SMITHFIELD 1565 $405,000 90.94% Superior 231405:S COMMERCIAL 97 BRUCE HWY, EDMONTON 2023 $415,000 94.32% Superior 237488:S INDUSTRY 10 GOSPER CL, EDMONTON 1225 $237,500 96.11% Inferior2080:294 40719990 S25 350 Commercial SMITHFIELD, 41 MT MILMAN DVE SMITHFIELD 4878 1001 $275,000 $275,000 1.00 218075:S COMMERCIAL 314 SHERIDAN ST, CAIRNS NORTH 626 $280,000 97.39% Similar 221267:S RESIDENTIAL 21 MOORELAND PL, KEWARRA BEACH 1076 $247,500 92.52% Inferior 232799:S MULTI UNIT INTAKE RD, REDLYNCH 790 $235,000 87.04% Inferior2080:294 5086765 P50 350 Commercial YORKEYS KNOB, "541-543 VARLEY ST YORKEYS KNOB 4878" 1572 $430,000 $430,000 1.00 187354:S COMMERCIAL 5 MT KOOLMOON ST, SMITHFIELD 1565 $405,000 90.94% Inferior 231405:S COMMERCIAL 97 BRUCE HWY, EDMONTON 2023 $415,000 94.32% Inferior 234281:S INDUSTRY 9 PONZO ST, WOREE 2256 $485,000 97.44% Superior2080:294 40719999 S75 350 Commercial SMITHFIELD, 19 SALVADO DVE SMITHFIELD 4878 2885 $710,000 $720,000 1.01 187354:S COMMERCIAL 5 MT KOOLMOON ST, SMITHFIELD 1565 $405,000 90.94% Inferior 226647:S COMMERCIAL 134 LAKE ST, CAIRNS CITY 1012 $730,000 82.02% Superior 226650:S COMMERCIAL 203-205 LAKE ST, CAIRNS NORTH 1017 $740,000 89.37% Superior


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Issuing Area:SMA Property ID Benchmark Type AVLU LUG Address Area Cur Val Prop Val Factor Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison2080:208 5208419 P50 450 Industrial BUNGALOW, 116 LYONS ST BUNGALOW 4870 1214 $280,000 $280,000 1.00 210741:S INDUSTRY 3 PONZO ST, WOREE 1838 $375,000 94.35% Superior 234281:S INDUSTRY 9 PONZO ST, WOREE 2256 $485,000 97.44% Superior 237488:S INDUSTRY 10 GOSPER CL, EDMONTON 1225 $237,500 96.11% Inferior2080:243 5103338 P50 450 Industrial BENTLEY PARK, 60 SUPPLY RD BENTLEY PARK 4869 1242 $230,000 $240,000 1.04 212697:S INDUSTRY 11 RIDLEY CL, EDMONTON 1007 $200,000 91.67% Inferior 233338:S COMMERCIAL 279 DRAPER ST, PARRAMATTA PARK 405 $227,500 91.00% Inferior 237488:S INDUSTRY 10 GOSPER CL, EDMONTON 1225 $237,500 96.11% Similar


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Issuing Area:SMA Property ID Benchmark Type AVLU LUG Address Area Cur Val Prop Val Factor Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison Analysis ID Category Address Area Applied Value Percent Application Comparison2080:250 5108541 P50 562 Primary Production GORDONVALE, 0 MORGAN RD GORDONVALE 4865 409700 $310,000 $310,000 1.00 197011:U ARABLE WOOPEN CREEK RD, WOOPEN CREEK 337627 $122,000 99.41% Inferior 221307:U ARABLE 61 PRICE RD, BARTLE FRERE 171305 $100,000 92.16% Inferior2080:251 5109246 P50 562 Primary Production MIRRIWINNI, 0 HANLEY RD MIRRIWINNI 4871 260465 $129,000 $129,000 1.00 197011:U ARABLE WOOPEN CREEK RD, WOOPEN CREEK 337627 $122,000 99.41% Inferior 221307:U ARABLE 61 PRICE RD, BARTLE FRERE 171305 $100,000 92.16% Inferior


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LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale AreaExisting Value

Analysed Value

Proposed Value

Analysed Factor

Proposed Factor

Percent Application

2080:201 200040 VACANT LAND RESIDENTIAL 30/09/2014 10 WOODMONT PL, MOOROOBOOL 1465 $305,000 $343,000 $325,000 1.12 1.07 94.75%2080:201 203168 VACANT LAND RESIDENTIAL 13/10/2014 5 COREEGA CL, MOOROOBOOL 1684 $230,000 $245,000 $230,000 1.07 1.00 93.88%2080:201 204066 VACANT LAND RESIDENTIAL 11/11/2014 5 TROUT ST, KANIMBLA 661 $212,500 $230,000 $222,500 1.08 1.05 96.74%2080:201 204887 VACANT LAND RESIDENTIAL 11/11/2014 8-10 TROUT ST, KANIMBLA 1267 $222,500 $255,000 $240,000 1.15 1.08 94.12%2080:201 204888 VACANT LAND RESIDENTIAL 11/11/2014 12 TROUT ST, KANIMBLA 948 $225,000 $245,000 $237,500 1.09 1.06 96.94%2080:201 204889 VACANT LAND RESIDENTIAL 11/11/2014 4 TROUT ST, KANIMBLA 764 $215,000 $240,000 $225,000 1.12 1.05 93.75%2080:201 204891 VACANT LAND RESIDENTIAL 11/11/2014 22 TROUT ST, KANIMBLA 705 $232,500 $255,000 $245,000 1.10 1.05 96.08%2080:201 204892 VACANT LAND RESIDENTIAL 11/11/2014 14 TROUT ST, KANIMBLA 673 $225,000 $245,000 $237,500 1.09 1.06 96.94%2080:201 205631 VACANT LAND RESIDENTIAL 3/11/2014 119 WOODWARD ST, EDGE HILL 403 $205,000 $257,000 $225,000 1.25 1.10 87.55%2080:201 205632 VACANT LAND RESIDENTIAL 4/11/2014 9 KNOWLES ST, WHITFIELD 2705 $355,000 $408,000 $375,000 1.15 1.06 91.91%2080:201 208066 VACANT LAND RESIDENTIAL 11/11/2014 21 TROUT ST, KANIMBLA 641 $250,000 $295,000 $270,000 1.18 1.08 91.53%2080:201 208068 VACANT LAND RESIDENTIAL 11/11/2014 18 TROUT ST, KANIMBLA 673 $230,000 $250,000 $242,500 1.09 1.05 97.00%2080:201 208069 VACANT LAND RESIDENTIAL 11/11/2014 16 TROUT ST, KANIMBLA 673 $225,000 $245,000 $237,500 1.09 1.06 96.94%2080:201 208070 VACANT LAND RESIDENTIAL 11/11/2014 7 TROUT ST, KANIMBLA 677 $217,500 $245,000 $227,500 1.13 1.05 92.86%2080:201 208071 VACANT LAND RESIDENTIAL 28/11/2014 5 TREVALLY CL, KANIMBLA 764 $220,000 $240,000 $230,000 1.09 1.05 95.83%2080:201 208072 VACANT LAND RESIDENTIAL 11/11/2014 13 TREVALLY CL, KANIMBLA 780 $225,000 $250,000 $237,500 1.11 1.06 95.00%2080:201 208073 VACANT LAND RESIDENTIAL 8/12/2014 7 PLANCHONELLA CL, EDGE HILL 2320 $275,000 $290,000 $275,000 1.05 1.00 94.83%2080:201 208075 IMPROVED INDUSTRY 5/12/2014 41 MOFFAT ST, CAIRNS NORTH 716 $185,000 $265,000 $237,500 1.43 1.28 89.62%2080:201 208078 VACANT LAND RESIDENTIAL 11/11/2014 24 TROUT ST, KANIMBLA 704 $235,000 $260,000 $247,500 1.11 1.05 95.19%2080:201 208813 VACANT LAND RESIDENTIAL 11/11/2014 20 TROUT ST, KANIMBLA 673 $230,000 $250,000 $242,500 1.09 1.05 97.00%2080:201 213662 VACANT LAND RESIDENTIAL 29/11/2014 37 CITY VIEW CRES, MOOROOBOOL 505 $185,000 $218,500 $205,000 1.18 1.11 93.82%2080:201 217512 VACANT LAND RESIDENTIAL 11/02/2015 10 PANORAMIC PL, WHITFIELD 2415 $295,000 $275,000 $265,000 0.93 0.90 96.36%2080:201 218368 VACANT LAND RESIDENTIAL 18/03/2015 121 WOODWARD ST, EDGE HILL 405 $205,000 $257,000 $225,000 1.25 1.10 87.55%2080:201 218369 VACANT LAND RESIDENTIAL 5/03/2015 41 NELSON ST, BUNGALOW 405 $113,000 $144,000 $133,000 1.27 1.18 92.36%2080:201 218370 VACANT LAND RESIDENTIAL 5/03/2015 5 MOULE CL, WHITFIELD 1005 $375,000 $385,000 $375,000 1.03 1.00 97.40%2080:201 218372 VACANT LAND RESIDENTIAL 29/01/2015 61 MCFARLANE DVE, KANIMBLA 738 $210,000 $232,500 $220,000 1.11 1.05 94.62%2080:201 218373 VACANT LAND RESIDENTIAL 24/12/2014 6 MOULE CL, WHITFIELD 1004 $355,000 $362,500 $355,000 1.02 1.00 97.93%2080:201 218375 LIGHTLY IMPROVED COMMERCIAL 15/12/2014 4 LOEVEN ST, PARRAMATTA PARK 405 $172,500 $327,911 $215,000 1.90 1.25 65.57%2080:201 218501 IMPROVED INDUSTRY 26/03/2015 35 MOFFAT ST, CAIRNS NORTH 716 $185,000 $365,000 $237,500 1.97 1.28 65.07%2080:201 218965 VACANT LAND RESIDENTIAL 24/03/2015 4 STRUTTON PL, MOOROOBOOL 1143 $290,000 $320,000 $310,000 1.10 1.07 96.88%2080:201 218968 VACANT LAND RESIDENTIAL 11/11/2014 3 TROUT ST, KANIMBLA 713 $212,500 $229,500 $222,500 1.08 1.05 96.95%2080:201 219774 VACANT LAND RESIDENTIAL 19/03/2015 17 TROUT ST, KANIMBLA 632 $240,000 $270,000 $250,000 1.13 1.04 92.59%2080:201 221310 VACANT LAND RESIDENTIAL 27/05/2015 6 TREVALLY CL, KANIMBLA 635 $225,000 $250,000 $237,500 1.11 1.06 95.00%2080:201 221788 LIGHTLY IMPROVED RESIDENTIAL 9/04/2015 13 HOAD ST, EARLVILLE 728 $155,000 $190,000 $175,000 1.23 1.13 92.11%2080:201 221833 VACANT LAND RESIDENTIAL 27/05/2015 3 TREVALLY CL, KANIMBLA 739 $220,000 $240,000 $230,000 1.09 1.05 95.83%2080:201 227132 VACANT LAND RESIDENTIAL 15/06/2015 3A JUNCTION ST, EDGE HILL 1630 $430,000 $500,000 $450,000 1.16 1.05 90.00%2080:201 227212 VACANT LAND RESIDENTIAL 6/07/2015 111 MCFARLANE DVE, KANIMBLA 700 $215,000 $278,000 $435,000 1.29 2.02 156.47%2080:201 231546 VACANT LAND RESIDENTIAL 27/05/2015 13 TROUT ST, KANIMBLA 646 $230,000 $255,000 $242,500 1.11 1.05 95.10%2080:201 231681 VACANT LAND RESIDENTIAL 2/06/2015 MOULE DVE, WHITFIELD 3556 $320,000 $280,000 $280,000 0.88 0.88 100.00%2080:201 231683 LIGHTLY IMPROVED RESIDENTIAL 31/03/2015 52 YARRUM ST, EARLVILLE 792 $147,000 $223,000 $167,500 1.52 1.14 75.11%2080:201 231684 VACANT LAND RESIDENTIAL 1/06/2015 67 CITY VIEW CRES, MOOROOBOOL 502 $185,000 $221,000 $205,000 1.19 1.11 92.76%2080:201 231685 VACANT LAND RESIDENTIAL 28/05/2015 17 ELEANOR CL, MOOROOBOOL 716 $200,000 $185,000 $180,000 0.93 0.90 97.30%2080:201 232194 IMPROVED INDUSTRY 2/02/2015 33 HARTLEY ST, PORTSMITH 405 $162,500 $185,000 $170,000 1.14 1.05 91.89%2080:201 233724 IMPROVED INDUSTRY 29/01/2015 34 O`KEEFE ST, CAIRNS NORTH 716 $177,500 $260,000 $227,500 1.46 1.28 87.50%2080:201 234180 IMPROVED MULTI UNIT 21/09/2015 70 BIRCH ST, MANUNDA 1242 $187,500 $210,000 $205,000 1.12 1.09 97.62%2080:201 234521 IMPROVED COMMERCIAL 30/10/2014 7 LUMLEY ST, PARRAMATTA PARK 354 $172,500 $230,000 $200,000 1.33 1.16 86.96%2080:201 235228 VACANT LAND RESIDENTIAL 3/02/2015 60 MCFARLANE DVE, KANIMBLA 670 $197,500 $215,000 $207,500 1.09 1.05 96.51%

2080:201

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2080:201 236222 VACANT LAND RURAL HOMESITE 26/09/2015 8 JULIAN CL, MOOROOBOOL 4553 $300,000 $340,000 $320,000 1.13 1.07 94.12%2080:201 236456 VACANT LAND RESIDENTIAL 30/09/2015 13 WARD ST, MOOROOBOOL 211 $77,500 $101,000 $98,000 1.30 1.26 97.03%2080:201 236461 VACANT LAND RESIDENTIAL 30/10/2015 13 SOLOMON PL, MOOROOBOOL 1005 $270,000 $240,000 $240,000 0.89 0.89 100.00%2080:201 237375 VACANT LAND RESIDENTIAL 5/11/2015 26 GOODWIN ST, EDGE HILL 786 $325,000 $405,000 $345,000 1.25 1.06 85.19%2080:201 238072 VACANT LAND RESIDENTIAL 24/06/2015 15 TROUT ST, KANIMBLA 603 $230,000 $255,000 $242,500 1.11 1.05 95.10%

Test Standard Score CommentCOD <= 15% 5.33%MVP >=85%<=100% 93.98%PRD >=98%<=103% 100.42%PHV (Against) No Standard 1.92%PLV (Support) No Standard 5.77%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:205 187389 VACANT LAND COMMERCIAL 16/05/2014 302-310 SHERIDAN ST, CAIRNS NORTH 3246 $1,100,000 $1,599,087 $1,350,000 1.45 1.23 84.42%2080:205 216741 VACANT LAND INDUSTRY 8/02/2015 36-38 RUTHERFORD ST, CAIRNS NORTH 1206 $300,000 $405,177 $380,000 1.35 1.27 93.79%2080:205 218075 IMPROVED COMMERCIAL 7/03/2015 314 SHERIDAN ST, CAIRNS NORTH 626 $247,500 $287,500 $280,000 1.16 1.13 97.39%2080:205 218076 VACANT LAND COMMERCIAL 20/04/2015 312 SHERIDAN ST, CAIRNS NORTH 623 $247,500 $285,900 $280,000 1.16 1.13 97.94%2080:205 218374 VACANT LAND MULTI UNIT 25/11/2014 30 LILY ST, CAIRNS NORTH 556 $202,500 $303,000 $260,000 1.50 1.28 85.81%2080:205 219994 VACANT LAND COMMERCIAL 25/02/2015 59 MULGRAVE RD, PARRAMATTA PARK 3390 $1,400,000 $1,680,000 $1,600,000 1.20 1.14 95.24%2080:205 226647 VACANT LAND COMMERCIAL 26/06/2015 134 LAKE ST, CAIRNS CITY 1012 $610,000 $890,000 $730,000 1.46 1.20 82.02%2080:205 226650 DEMOLITION COMMERCIAL 1/04/2015 203-205 LAKE ST, CAIRNS NORTH 1017 $530,000 $828,000 $740,000 1.56 1.40 89.37%2080:205 233345 IMPROVED COMMERCIAL 19/12/2014 119 SHERIDAN ST, CAIRNS CITY 1018 $510,000 $914,905 $650,000 1.79 1.27 71.05%2080:205 233346 IMPROVED COMMERCIAL 6/12/2014 204 GRAFTON ST, CAIRNS CITY 263 $177,500 $316,000 $305,000 1.78 1.72 96.52%2080:205 233965 DEMOLITION COMMERCIAL 25/06/2015 237-241 SHERIDAN ST, CAIRNS NORTH & 26 CHARLES ST, CAIRNS NORTH4272 $1,550,000 $2,007,000 $1,750,000 1.29 1.13 87.19%2080:205 234619 DEMOLITION COMMERCIAL 12/08/2015 16 UPWARD ST, CAIRNS NORTH 508 $250,000 $485,000 $325,000 1.94 1.30 67.01%

Test Standard Score CommentCOD <= 15% 8.65% Increases inconsistent due to relativity adjustments; adjoining owner sales conservatively appliedMVP >=85%<=100% 87.31% Increases inconsistent due to relativity adjustmentsPRD >=98%<=103% 100.95% Two sales are to adjoining owners and have been conservatively applied.PHV (Against) No Standard 0.00%PLV (Support) No Standard 33.33%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:206 226653 VACANT LAND COMMERCIAL 10/11/2014 120 LAKE ST, CAIRNS CITY 3999 $2,100,000 $4,400,000 $3,800,000 2.10 1.81 86.36%2080:206 227867 VACANT LAND COMMERCIAL 19/08/2015 149-151 LAKE ST, CAIRNS CITY 1016 $690,000 $960,000 $850,000 1.39 1.23 88.54%2080:206 233259 IMPROVED COMMERCIAL 2/06/2015 53 SHERIDAN ST, CAIRNS CITY 506 $305,000 $410,000 $365,000 1.34 1.20 89.02%

Test Standard Score CommentCOD <= 15% 1.00% Sales to adjoining owners have been conservatively applied; relativity adjustments.MVP >=85%<=100% 87.98% Sales to adjoining owners have been conservatively appliedPRD >=98%<=103% 101.22% Increases inconsistent due to relativity adjustmentsPHV (Against) No Standard 0.00%PLV (Support) No Standard 0.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application

2080:205

2080:206

2080:207

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2080:207 219985 VACANT LAND MULTI UNIT 11/02/2014 75-77 UPPER MILES ST, MANOORA 2024 $365,000 $400,000 $400,000 1.10 1.10 100.00%2080:207 230598 VACANT LAND MULTI UNIT 3/09/2015 15 OREGON ST, MANOORA 46570 $1,800,000 $2,700,000 $2,300,000 1.50 1.28 85.19%2080:207 231677 VACANT LAND MULTI UNIT 24/06/2015 14 DOLLISSON ST, MANUNDA 802 $142,000 $162,900 $162,500 1.15 1.14 99.75%2080:207 231692 DEMOLITION MULTI UNIT 21/05/2015 165 GREENSLOPES ST, EDGE HILL 713 $210,000 $305,000 $265,000 1.45 1.26 86.89%2080:207 231694 IMPROVED MULTI UNIT 16/07/2015 23 FLEMING ST, EDGE HILL 809 $380,000 $435,000 $420,000 1.14 1.11 96.55%2080:207 231696 VACANT LAND RESIDENTIAL 5/05/2015 99 MANSFIELD ST, EARLVILLE 1124 $230,000 $250,000 $250,000 1.09 1.09 100.00%2080:207 236465 VACANT LAND ENGLOBO: RESIDENTIAL23/10/2015 28 GOODWIN ST, EDGE HILL 822 $350,000 $430,000 $385,000 1.23 1.10 89.53%2080:207 236619 VACANT LAND MULTI UNIT 15/10/2015 369-371 MCCOOMBE ST, MOOROOBOOL 825 $145,000 $201,600 $182,500 1.39 1.26 90.53%2080:207 237383 IMPROVED MULTI UNIT 1/07/2015 174 SPENCE ST, BUNGALOW 1214 $275,000 $345,000 $300,000 1.25 1.09 86.96%

Test Standard Score CommentCOD <= 15% 5.86%MVP >=85%<=100% 92.82%PRD >=98%<=103% 104.05% Higher application in older sales and small parcels where values have to maintain a premium over residential levels.PHV (Against) No Standard 0.00%PLV (Support) No Standard 0.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:208 210741 VACANT LAND INDUSTRY 4/12/2014 3 PONZO ST, WOREE 1838 $375,000 $397,440 $375,000 1.06 1.00 94.35%2080:208 218077 VACANT LAND COMMERCIAL 16/03/2015 13-15 SCOTT ST, PARRAMATTA PARK 405 $202,500 $293,475 $265,000 1.45 1.31 90.30%2080:208 219783 VACANT LAND INDUSTRY 28/10/2014 39 PONZO ST, WOREE 1960 $390,000 $424,120 $395,000 1.09 1.01 93.13%2080:208 232794 IMPROVED COMMERCIAL 25/02/2015 208 DRAPER ST, PARRAMATTA PARK 405 $185,000 $241,000 $227,500 1.30 1.23 94.40%2080:208 233336 IMPROVED COMMERCIAL 21/08/2015 20 SCOTT ST, PARRAMATTA PARK 405 $222,500 $285,000 $265,000 1.28 1.19 92.98%2080:208 233338 IMPROVED COMMERCIAL 18/06/2015 279 DRAPER ST, PARRAMATTA PARK 405 $185,000 $250,000 $227,500 1.35 1.23 91.00%2080:208 234281 VACANT LAND INDUSTRY 1/09/2015 9 PONZO ST, WOREE 2256 $490,000 $497,720 $485,000 1.02 0.99 97.44%2080:208 234506 IMPROVED COMMERCIAL 4/08/2015 6 LUMLEY ST, PARRAMATTA PARK 354 $172,500 $244,000 $220,000 1.41 1.28 90.16%2080:208 236216 VACANT LAND INDUSTRY 14/04/2014 KATE ST, WOREE 24860 $500,000 $500,000 $500,000 1.00 1.00 100.00%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:220 200940 VACANT LAND RESIDENTIAL 3/10/2014 17 TARANTINO CRES, WHITE ROCK 651 $126,000 $133,800 $132,000 1.06 1.05 98.65%2080:220 202277 VACANT LAND RESIDENTIAL 13/10/2014 43 DISNEY ST, WHITE ROCK 600 $125,000 $131,300 $131,000 1.05 1.05 99.77%2080:220 219469 VACANT LAND RESIDENTIAL 23/04/2015 19 TARANTINO CRES, WHITE ROCK 650 $126,000 $133,600 $132,000 1.06 1.05 98.80%2080:220 219503 VACANT LAND RESIDENTIAL 30/03/2015 31 HOPKINS ST, WHITE ROCK 685 $130,000 $145,000 $137,000 1.12 1.05 94.48%2080:220 219508 VACANT LAND RESIDENTIAL 17/03/2015 11 BRONSON ST, WHITE ROCK 647 $126,000 $134,000 $132,000 1.06 1.05 98.51%2080:220 219509 VACANT LAND RESIDENTIAL 17/03/2015 9 TARANTINO CRES, WHITE ROCK 646 $126,000 $132,300 $132,000 1.05 1.05 99.77%2080:220 219511 VACANT LAND RESIDENTIAL 12/03/2015 8 BRONSON ST, WHITE ROCK 650 $126,000 $131,700 $132,000 1.05 1.05 100.23%2080:220 219515 VACANT LAND RESIDENTIAL 4/03/2015 48 DISNEY ST, WHITE ROCK 601 $123,000 $128,000 $129,000 1.04 1.05 100.78%2080:220 219526 VACANT LAND RESIDENTIAL 9/02/2015 5 BRONSON ST, WHITE ROCK 600 $125,000 $131,900 $131,000 1.06 1.05 99.32%2080:220 219534 VACANT LAND RESIDENTIAL 28/01/2015 52 DISNEY ST, WHITE ROCK 600 $125,000 $131,600 $131,000 1.05 1.05 99.54%2080:220 219536 VACANT LAND RESIDENTIAL 22/01/2015 11 TARANTINO CRES, WHITE ROCK 679 $126,000 $134,100 $132,000 1.06 1.05 98.43%2080:220 219539 VACANT LAND RESIDENTIAL 10/01/2015 1 HOFFMAN CL, WHITE ROCK 604 $125,000 $130,000 $131,000 1.04 1.05 100.77%

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2080:220 219566 VACANT LAND RESIDENTIAL 5/11/2014 4 BRONSON ST, WHITE ROCK 650 $126,000 $131,300 $132,000 1.04 1.05 100.53%2080:220 219573 VACANT LAND RESIDENTIAL 16/10/2014 45 DISNEY ST, WHITE ROCK 600 $125,000 $131,300 $131,000 1.05 1.05 99.77%2080:220 226199 VACANT LAND RESIDENTIAL 8/07/2015 54 DISNEY ST, WHITE ROCK 600 $125,000 $132,000 $131,000 1.06 1.05 99.24%2080:220 226213 VACANT LAND RESIDENTIAL 5/05/2015 13 TARANTINO CRES, WHITE ROCK 648 $126,000 $132,600 $132,000 1.05 1.05 99.55%2080:220 228361 VACANT LAND RESIDENTIAL 5/08/2015 15 TARANTINO CRES, WHITE ROCK 794 $126,000 $123,375 $132,000 0.98 1.05 106.99%2080:220 228367 VACANT LAND RESIDENTIAL 20/07/2015 6 CILENTO CL, WHITE ROCK 1305 $130,000 $104,000 $130,000 0.80 1.00 125.00%2080:220 239797 VACANT LAND RESIDENTIAL 3/11/2015 41 YANGOORA ST, WHITE ROCK 806 $125,000 $170,000 $140,000 1.36 1.12 82.35%

Test Standard Score CommentCOD <= 15% 3.40%MVP >=85%<=100% 100.13% Sales have been applied at a high application, maintaining relativity with othr areas. Exclusion of the very steep and difficult site at Cilento St (125%) produces an MVP of 98.8%.PRD >=98%<=103% 100.61%PHV (Against) No Standard 31.58%PLV (Support) No Standard 5.26%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:221 200447 VACANT LAND RESIDENTIAL 13/10/2014 4 FANTAIL CL, WOREE 805 $240,000 $250,000 $250,000 1.04 1.04 100.00%2080:221 204351 VACANT LAND RESIDENTIAL 23/10/2014 234 TOOGOOD RD, BAYVIEW HEIGHTS 983 $227,500 $230,000 $245,000 1.01 1.08 106.52%2080:221 219462 VACANT LAND RESIDENTIAL 12/05/2015 38 OSPREY CL, BAYVIEW HEIGHTS 4217 $320,000 $315,000 $320,000 0.98 1.00 101.59%2080:221 219466 VACANT LAND RESIDENTIAL 27/04/2015 254 TOOGOOD RD, BAYVIEW HEIGHTS 1227 $245,000 $250,000 $245,000 1.02 1.00 98.00%2080:221 219480 VACANT LAND RESIDENTIAL 15/04/2015 5A ELLEN CL, BAYVIEW HEIGHTS 845 $165,000 $169,000 $182,500 1.02 1.11 107.99%2080:221 219540 VACANT LAND RESIDENTIAL 17/12/2014 101 SUNBIRD DVE, WOREE 1139 $212,500 $240,000 $222,500 1.13 1.05 92.71%2080:221 219547 VACANT LAND RESIDENTIAL 3/12/2014 12 BRONZEWING CL, WOREE 874 $215,000 $235,000 $225,000 1.09 1.05 95.74%2080:221 219558 VACANT LAND RESIDENTIAL 25/11/2014 93 SUNBIRD DVE, WOREE 815 $210,000 $237,500 $220,000 1.13 1.05 92.63%2080:221 219575 VACANT LAND RESIDENTIAL 13/10/2014 10 BRONZEWING CL, WOREE 852 $212,500 $240,000 $222,500 1.13 1.05 92.71%2080:221 226202 LIGHTLY IMPROVED RESIDENTIAL 19/06/2015 13 FANTAIL CL, WOREE 2155 $250,000 $302,800 $265,000 1.21 1.06 87.52%2080:221 227744 VACANT LAND RESIDENTIAL 9/08/2015 51-53 FALCON ST, BAYVIEW HEIGHTS 932 $220,000 $272,000 $237,500 1.24 1.08 87.32%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:223 219463 VACANT LAND RESIDENTIAL 4/05/2015 37 TREETOP DVE, MOUNT SHERIDAN 627 $147,000 $160,000 $167,500 1.09 1.14 104.69%2080:223 219464 VACANT LAND RESIDENTIAL 3/05/2015 8 KESWICK CL, MOUNT SHERIDAN 831 $180,000 $205,000 $200,000 1.14 1.11 97.56%2080:223 219494 VACANT LAND RESIDENTIAL 1/04/2015 21 WHITEWOOD CL, MOUNT SHERIDAN 2584 $210,000 $308,000 $230,000 1.47 1.10 74.68%2080:223 219505 VACANT LAND RESIDENTIAL 19/03/2015 17 BARRINGTONIA ST, MOUNT SHERIDAN 495 $127,000 $175,000 $162,500 1.38 1.28 92.86%2080:223 222664 VACANT LAND RESIDENTIAL 29/11/2014 56 TREETOP DVE, MOUNT SHERIDAN 600 $157,500 $195,000 $177,500 1.24 1.13 91.03%2080:223 226204 VACANT LAND RESIDENTIAL 15/06/2015 8 LANCEWOOD CL, MOUNT SHERIDAN 2914 $225,000 $240,000 $260,000 1.07 1.16 108.33%2080:223 226209 VACANT LAND RESIDENTIAL 24/05/2015 5 CELERYWOOD CL, MOUNT SHERIDAN 682 $165,000 $170,000 $185,000 1.03 1.12 108.82%2080:223 228374 VACANT LAND RESIDENTIAL 26/05/2015 48 TREETOP DVE, MOUNT SHERIDAN 600 $167,500 $207,000 $187,500 1.24 1.12 90.58%2080:223 228376 VACANT LAND RESIDENTIAL 16/03/2015 52 TREETOP DVE, MOUNT SHERIDAN 601 $157,500 $191,000 $177,500 1.21 1.13 92.93%2080:223 228377 VACANT LAND RESIDENTIAL 27/01/2015 50 TREETOP DVE, MOUNT SHERIDAN 601 $157,500 $195,000 $177,500 1.24 1.13 91.03%2080:223 228379 VACANT LAND RESIDENTIAL 30/11/2014 58 TREETOP DVE, MOUNT SHERIDAN 600 $157,500 $192,000 $177,500 1.22 1.13 92.45%2080:223 228380 VACANT LAND RESIDENTIAL 30/11/2014 44 TREETOP DVE, MOUNT SHERIDAN 700 $175,000 $217,000 $195,000 1.24 1.11 89.86%

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2080:223 228381 VACANT LAND RESIDENTIAL 30/11/2014 54 TREETOP DVE, MOUNT SHERIDAN 600 $157,500 $195,000 $177,500 1.24 1.13 91.03%2080:223 228382 VACANT LAND RESIDENTIAL 29/11/2014 42 TREETOP DVE, MOUNT SHERIDAN 720 $175,000 $219,000 $195,000 1.25 1.11 89.04%2080:223 228383 VACANT LAND RESIDENTIAL 29/11/2014 46 TREETOP DVE, MOUNT SHERIDAN 602 $170,000 $209,000 $190,000 1.23 1.12 90.91%2080:223 230317 VACANT LAND RESIDENTIAL 21/08/2015 6 CRIBWOOD CL, MOUNT SHERIDAN 1030 $197,500 $262,500 $217,500 1.33 1.10 82.86%2080:223 234511 VACANT LAND RESIDENTIAL 3/09/2015 4 BUTTERNUT CL, MOUNT SHERIDAN 480 $130,000 $180,000 $150,000 1.38 1.15 83.33%2080:223 239121 VACANT LAND RESIDENTIAL 8/10/2015 5 KESWICK CL, MOUNT SHERIDAN 512 $141,000 $175,000 $160,000 1.24 1.13 91.43%2080:223 239815 VACANT LAND RESIDENTIAL 17/12/2015 7-9 WHITEWOOD CL, MOUNT SHERIDAN 604 $207,500 $250,000 $227,500 1.20 1.10 91.00%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:224 204347 VACANT LAND RESIDENTIAL 1/11/2014 34 CLIFFDALE ST, BENTLEY PARK 711 $137,000 $150,000 $144,000 1.09 1.05 96.00%2080:224 204564 LIGHTLY IMPROVED RESIDENTIAL 13/11/2014 3 LEVUKA ST, MOUNT SHERIDAN 1187 $155,000 $134,500 $155,000 0.87 1.00 115.24%2080:224 214918 VACANT LAND RESIDENTIAL 21/10/2014 18 IVORYWOOD CL, MOUNT SHERIDAN 1636 $235,000 $255,000 $247,500 1.09 1.05 97.06%2080:224 216767 VACANT LAND RESIDENTIAL 6/01/2015 15 CYGNET CL, MOUNT SHERIDAN 1658 $195,000 $232,000 $205,000 1.19 1.05 88.36%2080:224 219465 VACANT LAND RESIDENTIAL 28/04/2015 3 ELDERBERRY AV, BENTLEY PARK 522 $136,000 $158,000 $143,000 1.16 1.05 90.51%2080:224 219467 VACANT LAND RESIDENTIAL 2/05/2015 17 WOODLOCK DVE, EDMONTON 609 $128,000 $134,500 $141,000 1.05 1.10 104.83%2080:224 219468 VACANT LAND RESIDENTIAL 30/04/2015 73 WOODLOCK DVE, EDMONTON 465 $119,000 $134,900 $131,000 1.13 1.10 97.11%2080:224 219481 VACANT LAND RESIDENTIAL 14/04/2015 39 WHEREAT RD, EDMONTON 786 $137,000 $138,250 $144,000 1.01 1.05 104.16%2080:224 219491 VACANT LAND RESIDENTIAL 9/04/2015 76 WOODLOCK DVE, EDMONTON 810 $146,000 $179,000 $160,000 1.23 1.10 89.39%2080:224 219493 VACANT LAND RESIDENTIAL 2/04/2015 2 IVORYWOOD CL, MOUNT SHERIDAN 778 $182,500 $220,000 $192,500 1.21 1.05 87.50%2080:224 219506 VACANT LAND RESIDENTIAL 19/03/2015 10 OBERONIA CL, EDMONTON 700 $134,000 $143,000 $141,000 1.07 1.05 98.60%2080:224 219510 VACANT LAND RESIDENTIAL 16/03/2015 8 ELDERBERRY AV, BENTLEY PARK 823 $152,500 $169,000 $160,000 1.11 1.05 94.67%2080:224 219514 VACANT LAND RESIDENTIAL 11/03/2015 17 SEDGWICK CL, EDMONTON 727 $137,000 $147,400 $150,000 1.08 1.09 101.76%2080:224 219517 VACANT LAND RESIDENTIAL 2/03/2015 18 ELDERBERRY AV, BENTLEY PARK 440 $133,000 $156,000 $140,000 1.17 1.05 89.74%2080:224 219518 VACANT LAND RESIDENTIAL 2/03/2015 53 WOODLOCK DVE, EDMONTON 620 $130,000 $153,800 $143,000 1.18 1.10 92.98%2080:224 219519 VACANT LAND RESIDENTIAL 2/03/2015 51 WOODLOCK DVE, EDMONTON 620 $130,000 $153,800 $143,000 1.18 1.10 92.98%2080:224 219520 VACANT LAND RESIDENTIAL 2/03/2015 1 ELDERBERRY AV, BENTLEY PARK 617 $144,000 $168,000 $150,000 1.17 1.04 89.29%2080:224 219521 LIGHTLY IMPROVED RESIDENTIAL 27/02/2015 12 MAYNARD CL, MOUNT SHERIDAN 2610 $242,500 $271,125 $255,000 1.12 1.05 94.05%2080:224 219522 VACANT LAND RESIDENTIAL 18/02/2015 78 FITZMAURICE DVE, BENTLEY PARK 660 $160,000 $187,000 $167,500 1.17 1.05 89.57%2080:224 219524 VACANT LAND RESIDENTIAL 12/02/2015 7 OBERONIA CL, EDMONTON 600 $128,000 $140,000 $134,000 1.09 1.05 95.71%2080:224 219531 VACANT LAND RESIDENTIAL 2/02/2015 15 SEDGWICK CL, EDMONTON 791 $142,000 $154,400 $155,000 1.09 1.09 100.39%2080:224 219541 VACANT LAND RESIDENTIAL 16/12/2014 31 HAMELIN ST, BENTLEY PARK 1135 $210,000 $250,000 $220,000 1.19 1.05 88.00%2080:224 219543 VACANT LAND RESIDENTIAL 15/12/2014 17 HAMELIN ST, BENTLEY PARK 942 $195,000 $235,000 $205,000 1.21 1.05 87.23%2080:224 219560 VACANT LAND RESIDENTIAL 20/11/2014 6 IVORYWOOD CL, MOUNT SHERIDAN 1069 $230,000 $245,000 $242,500 1.07 1.05 98.98%2080:224 219562 VACANT LAND RESIDENTIAL 15/11/2014 27 ARKENDEITH DVE, EDMONTON 706 $137,000 $159,000 $144,000 1.16 1.05 90.57%2080:224 219563 VACANT LAND RESIDENTIAL 12/11/2014 3 OBERONIA CL, EDMONTON 767 $137,000 $143,000 $144,000 1.04 1.05 100.70%2080:224 219571 VACANT LAND RESIDENTIAL 20/10/2014 2 OBERONIA CL, EDMONTON 800 $142,000 $155,000 $149,000 1.09 1.05 96.13%2080:224 219572 VACANT LAND RESIDENTIAL 16/10/2014 19 BACALAKIS CL, MOUNT SHERIDAN 2258 $290,000 $330,000 $305,000 1.14 1.05 92.42%2080:224 219576 VACANT LAND RESIDENTIAL 9/10/2014 48A HERALD ST, BENTLEY PARK 1326 $145,000 $132,000 $152,500 0.91 1.05 115.53%2080:224 221349 VACANT LAND RESIDENTIAL 11/05/2015 3 DE VECCHI CL, EDMONTON 706 $136,000 $145,000 $143,000 1.07 1.05 98.62%2080:224 226201 VACANT LAND RESIDENTIAL 1/07/2015 72 WOODLOCK DVE, EDMONTON 621 $130,000 $153,900 $143,000 1.18 1.10 92.92%2080:224 226203 VACANT LAND RESIDENTIAL 17/06/2015 29 HAMELIN ST, BENTLEY PARK 740 $185,000 $220,000 $195,000 1.19 1.05 88.64%2080:224 226206 VACANT LAND RESIDENTIAL 5/06/2015 32 MILLHOUSE CL, EDMONTON 1087 $167,500 $220,000 $205,000 1.31 1.22 93.18%

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2080:224 226207 VACANT LAND RESIDENTIAL 4/06/2015 SEDGWICK CL, EDMONTON 696 $137,000 $144,000 $150,000 1.05 1.09 104.17%2080:224 226210 VACANT LAND RESIDENTIAL 14/05/2015 154 ISABELLA RD, EDMONTON 1023 $152,500 $224,000 $187,500 1.47 1.23 83.71%2080:224 226211 VACANT LAND RESIDENTIAL 13/05/2015 30 AINSCOW DVE, BENTLEY PARK 613 $143,000 $156,350 $150,000 1.09 1.05 95.94%2080:224 226212 VACANT LAND RESIDENTIAL 12/05/2015 74 WOODLOCK DVE, EDMONTON 659 $133,000 $158,400 $146,000 1.19 1.10 92.17%2080:224 226214 VACANT LAND RESIDENTIAL 22/04/2015 150 ISABELLA RD, EDMONTON 1201 $165,000 $222,000 $202,500 1.35 1.23 91.22%2080:224 226215 VACANT LAND RESIDENTIAL 21/04/2015 6 ELDERBERRY AV, BENTLEY PARK 702 $145,000 $165,000 $152,500 1.14 1.05 92.42%2080:224 226216 VACANT LAND RESIDENTIAL 18/04/2015 69 PERCY ST, MOUNT SHERIDAN 950 $155,000 $210,500 $162,500 1.36 1.05 77.20%2080:224 227898 VACANT LAND RESIDENTIAL 15/07/2015 19 MACARANGA RD, BENTLEY PARK 700 $137,000 $173,000 $152,500 1.26 1.11 88.15%2080:224 227899 VACANT LAND RESIDENTIAL 6/07/2015 54 WHEREAT RD, BENTLEY PARK 600 $132,000 $167,000 $147,000 1.27 1.11 88.02%2080:224 228359 VACANT LAND RESIDENTIAL 6/08/2015 21 SENATE ST, BENTLEY PARK 799 $162,500 $130,000 $162,500 0.80 1.00 125.00%2080:224 228366 VACANT LAND RESIDENTIAL 20/07/2015 52 WOODLOCK DVE, EDMONTON 620 $130,000 $153,800 $143,000 1.18 1.10 92.98%2080:224 228373 VACANT LAND RESIDENTIAL 2/06/2015 20 SEDGWICK CL, EDMONTON 867 $142,000 $158,950 $155,000 1.12 1.09 97.51%2080:224 228384 VACANT LAND RESIDENTIAL 15/11/2014 152 ISABELLA RD, EDMONTON 1137 $162,500 $220,000 $200,000 1.35 1.23 90.91%2080:224 228791 VACANT LAND RESIDENTIAL 12/05/2015 BYRIEL ST, EDMONTON 600 $125,000 $165,000 $144,000 1.32 1.15 87.27%2080:224 228792 VACANT LAND RESIDENTIAL 12/05/2015 MORONEY AV, EDMONTON 450 $110,000 $145,000 $127,000 1.32 1.15 87.59%2080:224 228793 VACANT LAND RESIDENTIAL 12/05/2015 MORONEY AV, EDMONTON 601 $125,000 $160,000 $144,000 1.28 1.15 90.00%2080:224 229743 VACANT LAND RESIDENTIAL 31/03/2015 72 MCEACHAN ST, EDMONTON 1015 $157,500 $169,800 $172,500 1.08 1.10 101.59%2080:224 230315 VACANT LAND RESIDENTIAL 1/07/2015 31 SEDGWICK CL, EDMONTON 823 $140,000 $158,000 $155,000 1.13 1.11 98.10%2080:224 230319 VACANT LAND RESIDENTIAL 20/08/2015 50 MCEACHAN ST, EDMONTON 853 $143,000 $165,000 $157,500 1.15 1.10 95.45%2080:224 230320 VACANT LAND RESIDENTIAL 17/07/2015 ISABELLA RD, EDMONTON 1000 $155,000 $208,800 $190,000 1.35 1.23 91.00%2080:224 231402 VACANT LAND RESIDENTIAL 24/08/2015 60 WHEREAT RD, BENTLEY PARK 600 $132,000 $167,000 $147,000 1.27 1.11 88.02%2080:224 231403 VACANT LAND RESIDENTIAL 2/10/2015 9 SIMPKIN CL, EDMONTON 487 $110,000 $145,000 $127,000 1.32 1.15 87.59%2080:224 231404 VACANT LAND RESIDENTIAL 27/07/2015 48 MCEACHAN ST, EDMONTON 825 $141,000 $162,500 $155,000 1.15 1.10 95.38%2080:224 231417 VACANT LAND RESIDENTIAL 16/07/2015 183 ISABELLA RD, EDMONTON 1005 $155,000 $208,800 $190,000 1.35 1.23 91.00%2080:224 231418 VACANT LAND RESIDENTIAL 6/07/2015 56 WHEREAT RD, BENTLEY PARK 600 $132,000 $167,000 $147,000 1.27 1.11 88.02%2080:224 231419 VACANT LAND RESIDENTIAL 14/09/2015 172 ISABELLA RD, EDMONTON 1000 $155,000 $202,500 $190,000 1.31 1.23 93.83%2080:224 231420 VACANT LAND RESIDENTIAL 10/02/2015 ISABELLA RD, EDMONTON 1000 $157,500 $203,000 $192,500 1.29 1.22 94.83%2080:224 231421 VACANT LAND RESIDENTIAL 4/09/2015 91 WOODLOCK DVE, EDMONTON 660 $134,000 $158,500 $147,000 1.18 1.10 92.74%2080:224 231682 VACANT LAND RESIDENTIAL 29/09/2015 13 BYRIEL ST, EDMONTON 642 $128,000 $170,000 $147,000 1.33 1.15 86.47%2080:224 234292 VACANT LAND RESIDENTIAL 31/08/2015 10 BASSWOOD AV, BENTLEY PARK 660 $136,000 $175,000 $150,000 1.29 1.10 85.71%2080:224 234508 VACANT LAND RESIDENTIAL 18/09/2015 13 SEDGWICK CL, EDMONTON 640 $131,000 $147,500 $144,000 1.13 1.10 97.63%2080:224 234509 VACANT LAND RESIDENTIAL 1/07/2015 56 WOODLOCK DVE, EDMONTON 620 $130,000 $153,800 $143,000 1.18 1.10 92.98%2080:224 234510 VACANT LAND RESIDENTIAL 4/09/2015 58 WHEREAT RD, BENTLEY PARK 600 $132,000 $167,000 $147,000 1.27 1.11 88.02%2080:224 234512 VACANT LAND RESIDENTIAL 22/08/2015 2-4 CULGOA CL, BENTLEY PARK 705 $130,000 $150,000 $141,000 1.15 1.08 94.00%2080:224 239824 VACANT LAND RESIDENTIAL 2/07/2015 14 BASSWOOD AV, BENTLEY PARK 696 $139,000 $176,000 $155,000 1.27 1.12 88.07%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:226 199729 VACANT LAND RESIDENTIAL 13/10/2014 14 MCSWEENEY CRES, GORDONVALE 604 $110,000 $120,000 $121,000 1.09 1.10 100.83%2080:226 200935 IMPROVED RESIDENTIAL 31/10/2014 13 SWAN ST, GORDONVALE 1012 $135,000 $140,000 $149,000 1.04 1.10 106.43%2080:226 219492 VACANT LAND RESIDENTIAL 2/04/2015 5 FALLA CL, GORDONVALE 600 $110,000 $137,500 $121,000 1.25 1.10 88.00%2080:226 219525 VACANT LAND RESIDENTIAL 11/02/2015 11 FLYNN CL, GORDONVALE 741 $113,000 $135,000 $130,000 1.19 1.15 96.30%2080:226 219530 VACANT LAND RESIDENTIAL 2/02/2015 46 WILTSHIRE DVE, GORDONVALE 815 $146,000 $175,000 $160,000 1.20 1.10 91.43%

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2080:226 219567 VACANT LAND RESIDENTIAL 3/11/2014 12 MCSWEENEY CRES, GORDONVALE 600 $110,000 $125,000 $121,000 1.14 1.10 96.80%2080:226 220201 VACANT LAND RESIDENTIAL 27/05/2015 7 FALLA CL, GORDONVALE 600 $110,000 $133,000 $121,000 1.21 1.10 90.98%2080:226 220202 VACANT LAND RESIDENTIAL 27/04/2015 23 LEIGHTON CRES, GORDONVALE 601 $108,000 $120,000 $119,000 1.11 1.10 99.17%2080:226 228357 VACANT LAND RESIDENTIAL 19/08/2015 3 WEGERT CL, GORDONVALE 650 $115,000 $140,000 $127,000 1.22 1.10 90.71%2080:226 228363 VACANT LAND RURAL HOMESITE 30/07/2015 26-28 BURN CL, GORDONVALE 2159 $187,500 $270,000 $207,500 1.44 1.11 76.85%2080:226 228369 VACANT LAND RESIDENTIAL 15/07/2015 12 WEGERT CL, GORDONVALE 700 $119,000 $142,000 $131,000 1.19 1.10 92.25%2080:226 228375 VACANT LAND RESIDENTIAL 22/05/2015 40 MURPHY ST, GORDONVALE 686 $112,000 $132,000 $123,000 1.18 1.10 93.18%2080:226 229741 VACANT LAND RESIDENTIAL 23/07/2015 8 GADALOFF CL, GORDONVALE 895 $170,000 $185,000 $187,500 1.09 1.10 101.35%2080:226 229742 VACANT LAND RESIDENTIAL 4/06/2015 12 GOESSLING ST, GORDONVALE 720 $120,000 $146,500 $132,000 1.22 1.10 90.10%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:229 205891 VACANT LAND RESIDENTIAL 17/12/2014 171A HOWARD KENNEDY DVE, BABINDA 1793 $63,000 $63,000 $54,000 1.00 0.86 85.71%2080:229 209482 VACANT LAND RESIDENTIAL 30/09/2014 31 PARRY ST, BABINDA 913 $72,000 $62,000 $61,000 0.86 0.85 98.39%2080:229 228368 VACANT LAND RESIDENTIAL 16/07/2015 16 MORETTO ST, BABINDA 704 $77,000 $65,000 $65,000 0.84 0.84 100.00%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:230 219538 VACANT LAND RESIDENTIAL 14/01/2015 21 SASSAFRAS ST, BRAMSTON BEACH 800 $100,000 $100,000 $100,000 1.00 1.00 100.00%2080:230 228364 VACANT LAND RESIDENTIAL 29/07/2015 17 PAPERBARK ST, BRAMSTON BEACH 700 $115,000 $120,000 $115,000 1.04 1.00 95.83%2080:230 230279 IMPROVED RESIDENTIAL 31/07/2015 35 EVANS RD, BRAMSTON BEACH 663 $121,000 $186,000 $121,000 1.54 1.00 65.05%2080:230 230285 IMPROVED RESIDENTIAL 7/08/2015 52 EVANS RD, BRAMSTON BEACH 607 $300,000 $310,000 $300,000 1.03 1.00 96.77%2080:230 239652 VACANT LAND RESIDENTIAL 30/10/2015 21 EVANS RD, BRAMSTON BEACH 976 $125,000 $140,000 $125,000 1.12 1.00 89.29%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:231 219498 VACANT LAND RURAL HOMESITE 30/03/2015 1-3 GREENACRES CL, WHITE ROCK 2000 $182,500 $208,905 $192,500 1.14 1.05 92.15%2080:231 237912 VACANT LAND RURAL HOMESITE 10/08/2015 59-61 PLANTATION RD, EDMONTON 8373 $410,000 $408,000 $425,000 1.00 1.04 104.17%2080:231 239995 LIGHTLY IMPROVED RURAL HOMESITE 27/03/2015 18 CULTIVATION CL, EDMONTON 3247 $265,000 $310,000 $280,000 1.17 1.06 90.32%

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LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:233 219528 VACANT LAND RURAL HOMESITE 9/02/2015 47-49 JAMIESON CL, GORDONVALE 10310 $210,000 $150,000 $190,000 0.71 0.90 126.67%2080:233 239996 VACANT LAND RURAL HOMESITE 28/08/2015 194-196 DEMPSEY ST, GORDONVALE 4021 $215,000 $238,000 $225,000 1.11 1.05 94.54%

Test Standard Score CommentCOD <= 15% 14.52%MVP >=85%<=100% 110.60% Only two sales have been recorded. One is basic and the other is a steep and difficult site not generally representative of properties in the SMA.PRD >=98%<=103% 103.41% Only two sales have been recorded. One is basic and the other is a steep and difficult site not generally representative of properties in the SMA.PHV (Against) No Standard 50.00%PLV (Support) No Standard 0.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:234 200345 VACANT LAND RURAL HOMESITE 1/10/2014 14-16 PLACER ST, GOLDSBOROUGH 4002 $165,000 $188,000 $172,500 1.14 1.05 91.76%2080:234 219470 VACANT LAND RURAL HOMESITE 21/04/2015 14 LICENCE ST, GOLDSBOROUGH 4010 $145,000 $200,000 $152,500 1.38 1.05 76.25%2080:234 219478 VACANT LAND RURAL HOMESITE 15/04/2015 2-4 PLACER ST, GOLDSBOROUGH 4001 $152,500 $173,000 $160,000 1.13 1.05 92.49%2080:234 219479 IMPROVED RURAL HOMESITE 15/04/2015 82-84 WINDLASS ST, GOLDSBOROUGH 4000 $143,000 $200,000 $150,000 1.40 1.05 75.00%2080:234 219489 VACANT LAND RURAL HOMESITE 10/04/2015 10-12 PLACER ST, GOLDSBOROUGH 4002 $165,000 $188,000 $172,500 1.14 1.05 91.76%2080:234 219512 VACANT LAND RURAL HOMESITE 11/03/2015 17-19 GOLDEN ST, GOLDSBOROUGH 5392 $150,000 $160,000 $157,500 1.07 1.05 98.44%2080:234 219529 VACANT LAND RURAL HOMESITE 4/02/2015 MINESHAFT ST, GOLDSBOROUGH 4000 $162,500 $188,000 $170,000 1.16 1.05 90.43%2080:234 219537 VACANT LAND RURAL HOMESITE 21/01/2015 22-24 COSTAIN ST, GOLDSBOROUGH 4000 $200,000 $215,000 $210,000 1.08 1.05 97.67%2080:234 219570 VACANT LAND RURAL HOMESITE 24/10/2014 73-79 GOLDRUSH CL, GOLDSBOROUGH 4375 $180,000 $210,000 $190,000 1.17 1.06 90.48%2080:234 228371 VACANT LAND RURAL HOMESITE 1/07/2015 14-16 GOLDRUSH CL, GOLDSBOROUGH 4184 $185,000 $217,500 $195,000 1.18 1.05 89.66%2080:234 228372 VACANT LAND RURAL HOMESITE 15/06/2015 9-11 GOLDRUSH CL, GOLDSBOROUGH 4403 $190,000 $190,000 $200,000 1.00 1.05 105.26%2080:234 230296 VACANT LAND RURAL HOMESITE 3/08/2015 34-36 GOLDRUSH CL, GOLDSBOROUGH 4001 $182,500 $195,000 $192,500 1.07 1.05 98.72%2080:234 230297 VACANT LAND RURAL HOMESITE 1/08/2015 49-53 GOLDRUSH CL, GOLDSBOROUGH 4386 $157,500 $195,000 $165,000 1.24 1.05 84.62%2080:234 235639 LIGHTLY IMPROVED RURAL HOMESITE 30/09/2015 1-7 APPALOOSA ST, LITTLE MULGRAVE 7980 $192,500 $234,000 $215,000 1.22 1.12 91.88%2080:234 239998 VACANT LAND RURAL HOMESITE 21/09/2015 37-39 GOLDRUSH CL, GOLDSBOROUGH 4229 $138,000 $190,000 $145,000 1.38 1.05 76.32%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:235 205070 VACANT LAND RURAL HOMESITE 28/11/2014 HIGHLIEGH RD, GORDONVALE 24450 $10 $440,000 $340,000 44000.00 34000.00 77.27%2080:235 205070 VACANT LAND RURAL HOMESITE 28/11/2014 HIGHLIEGH RD, GORDONVALE 24450 $325,000 $415,000 $340,000 1.28 1.05 81.93%2080:235 212695 IMPROVED RURAL HOMESITE 17/02/2015 HALL RD, GORDONVALE 31450 $10 $400,000 $355,000 40000.00 35500.00 88.75%

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2080:235 212695 IMPROVED RURAL HOMESITE 17/02/2015 HALL RD, GORDONVALE 31450 $340,000 $375,000 $355,000 1.10 1.04 94.67%2080:235 238641 VACANT LAND RURAL HOMESITE 3/11/2015 HILL RD, WRIGHTS CREEK 96470 $10 $510,000 $10 51000.00 1.00 0.00%2080:235 238641 VACANT LAND RURAL HOMESITE 3/11/2015 HILL RD, WRIGHTS CREEK 96470 $425,000 $468,000 $445,000 1.10 1.05 95.09%2080:235 239999 IMPROVED RURAL HOMESITE 14/07/2015 63 NEBBIA ACCESS, GREEN HILL 10590 $10 $300,580 $225,000 30058.00 22500.00 74.86%2080:235 239999 IMPROVED RURAL HOMESITE 14/07/2015 63 NEBBIA ACCESS, GREEN HILL 10590 $190,000 $250,580 $225,000 1.32 1.18 89.79%

Test Standard Score CommentCOD <= 15% 18.91% QSAS/MAST UV sale duplication. Inclusion of UV sale analyses only meets statistical standard.MVP >=85%<=100% 75.29% QSAS/MAST UV sale duplication. Inclusion of UV sale analyses only meets statistical standard.PRD >=98%<=103% 104.10% QSAS/MAST UV sale duplication. Inclusion of UV sale analyses only meets statistical standard.PHV (Against) No Standard 0.00%PLV (Support) No Standard 50.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:236 194823 VACANT LAND RESIDENTIAL 4/09/2014 20 SANDPIPER ST, EAST TRINITY 809 $95,000 $105,000 $95,000 1.11 1.00 90.48%2080:236 202865 VACANT LAND RESIDENTIAL 7/11/2014 1 CURLEW ST, EAST TRINITY 809 $51,000 $55,000 $51,000 1.08 1.00 92.73%2080:236 203159 VACANT LAND RURAL HOMESITE 30/10/2014 PINE CREEK RD, EAST TRINITY 6215 $150,000 $159,000 $150,000 1.06 1.00 94.34%2080:236 219523 VACANT LAND RURAL HOMESITE 14/02/2015 7 BLUEWATER ST, EAST TRINITY 809 $89,000 $65,000 $89,000 0.73 1.00 136.92%

Test Standard Score CommentCOD <= 15% 12.74%MVP >=85%<=100% 103.62% The market in this area has been volatile in recent years with party circumstances impacting significantly. Four sales only, with one against sale distorting the statistic.PRD >=98%<=103% 103.35% The market in this area has been volatile in recent years with party circumstances impacting significantly. Four sales only, with one against sale distorting the statistic.PHV (Against) No Standard 25.00%PLV (Support) No Standard 0.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:237 204359 VACANT LAND RURAL HOMESITE 21/10/2014 6 BRAYS RD, LITTLE MULGRAVE 29190 $245,000 $375,000 $275,000 1.53 1.12 73.33%2080:237 204359 VACANT LAND RURAL HOMESITE 21/10/2014 6 BRAYS RD, LITTLE MULGRAVE 29190 $10 $375,000 $275,000 37500.00 27500.00 73.33%2080:237 219516 VACANT LAND RESIDENTIAL 2/03/2015 17 NIELSEN ST, ALOOMBA 1012 $120,000 $110,000 $120,000 0.92 1.00 109.09%2080:237 219527 VACANT LAND RURAL HOMESITE 9/02/2015 4 BRAYS RD, LITTLE MULGRAVE 32650 $235,000 $387,000 $265,000 1.65 1.13 68.48%2080:237 219527 VACANT LAND RURAL HOMESITE 9/02/2015 4 BRAYS RD, LITTLE MULGRAVE 32650 $10 $387,000 $265,000 38700.00 26500.00 68.48%2080:237 219559 VACANT LAND RURAL HOMESITE 24/11/2014 GOLDSBOROUGH RD, GOLDSBOROUGH 1978 $110,000 $96,000 $110,000 0.87 1.00 114.58%2080:237 219559 VACANT LAND RURAL HOMESITE 24/11/2014 GOLDSBOROUGH RD, GOLDSBOROUGH 1978 $10 $96,000 $110,000 9600.00 11000.00 114.58%2080:237 228365 VACANT LAND RURAL HOMESITE 29/07/2015 303 MOLLER RD, ALOOMBA 15000 $10 $300,000 $247,500 30000.00 24750.00 82.50%2080:237 228365 VACANT LAND RURAL HOMESITE 29/07/2015 303 MOLLER RD, ALOOMBA 15000 $220,000 $275,000 $247,500 1.25 1.13 90.00%2080:237 228386 IMPROVED RURAL HOMESITE 18/07/2015 66 PAPACEK ACCESS, LITTLE MULGRAVE 73860 $10 $390,000 $330,000 39000.00 33000.00 84.62%2080:237 228386 IMPROVED RURAL HOMESITE 18/07/2015 66 PAPACEK ACCESS, LITTLE MULGRAVE 73860 $187,500 $350,000 $330,000 1.87 1.76 94.29%2080:237 237480 VACANT LAND RURAL HOMESITE 27/10/2015 UNNAMED OFF ANDERSON RD, ALOOMBA 11440 $10 $378,000 $230,000 37800.00 23000.00 60.85%2080:237 237480 VACANT LAND RURAL HOMESITE 27/10/2015 UNNAMED OFF ANDERSON RD, ALOOMBA 11440 $205,000 $363,000 $230,000 1.77 1.12 63.36%2080:237 237482 VACANT LAND RURAL HOMESITE 13/08/2015 BARBAGALLO RD, ALOOMBA 647500 $220,000 $240,000 $230,000 1.09 1.05 95.83%2080:237 237482 VACANT LAND RURAL HOMESITE 13/08/2015 BARBAGALLO RD, ALOOMBA 647500 $10 $240,000 $230,000 24000.00 23000.00 95.83%

Test Standard Score CommentCOD <= 15% 17.64% QSAS/MAST sale duplication for UV distorts. Diverse rural homesite SMA with mixed evidence.MVP >=85%<=100% 85.94%PRD >=98%<=103% 107.26% QSAS/MAST sale duplication for UV distorts. Diverse rural homesite SMA with mixed evidence.PHV (Against) No Standard 20.00%

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PLV (Support) No Standard 53.33%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:238 199338 IMPROVED RURAL HOMESITE 23/08/2014 876 WOOPEN CREEK RD, WOOPEN CREEK 14150 $97,000 $118,116 $92,000 1.22 0.95 77.89%2080:238 199338 IMPROVED RURAL HOMESITE 23/08/2014 876 WOOPEN CREEK RD, WOOPEN CREEK 14150 $97,000 $103,116 $92,000 1.06 0.95 89.22%2080:238 215661 IMPROVED RURAL HOMESITE 10/04/2015 BRUCE HWY, DEERAL 62810 $10 $360,000 $230,000 36000.00 23000.00 63.89%2080:238 215661 IMPROVED RURAL HOMESITE 10/04/2015 BRUCE HWY, DEERAL 62810 $220,000 $335,000 $230,000 1.52 1.05 68.66%2080:238 219476 VACANT LAND RURAL HOMESITE 18/04/2015 30 ROSS RD, DEERAL 10000 $10 $135,100 $110,000 13510.00 11000.00 81.42%2080:238 219476 VACANT LAND RURAL HOMESITE 18/04/2015 30 ROSS RD, DEERAL 10000 $90,000 $120,100 $110,000 1.33 1.22 91.59%

Test Standard Score CommentCOD <= 15% 10.84%MVP >=85%<=100% 78.78% QSAS/MAST UV sale duplcation. Three sales only, with one (215661) supporting only.PRD >=98%<=103% 106.81% QSAS/MAST UV sale duplcation. Three sales only, with one (215661) supporting only.PHV (Against) No Standard 0.00%PLV (Support) No Standard 66.67%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:240 219504 VACANT LAND MULTI UNIT 19/03/2015 9 MINTARO CRES, WOREE 800 $150,000 $200,000 $182,500 1.33 1.22 91.25%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:241 229745 IMPROVED MULTI UNIT 15/05/2015 17 MT PETER RD, EDMONTON 885 $144,000 $190,000 $150,000 1.32 1.04 78.95%

Test Standard Score CommentCOD <= 15% 0.00%MVP >=85%<=100% 78.95% One sale only, with concessional (SUD) issuing valuation used for statistic rather than notional HBU. PRD >=98%<=103% 100.00%PHV (Against) No Standard 0.00%PLV (Support) No Standard 100.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:242 231405 VACANT LAND COMMERCIAL 16/07/2015 97 BRUCE HWY, EDMONTON 2023 $405,000 $440,000 $415,000 1.09 1.02 94.32%


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LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:243 183780 VACANT LAND INDUSTRY 18/03/2014 10 RIDLEY CL, EDMONTON 1685 $295,000 $300,000 $305,000 1.02 1.03 101.67%2080:243 212697 VACANT LAND INDUSTRY 27/01/2015 11 RIDLEY CL, EDMONTON 1007 $185,000 $218,182 $200,000 1.18 1.08 91.67%2080:243 237488 VACANT LAND INDUSTRY 12/10/2015 10 GOSPER CL, EDMONTON 1225 $227,500 $247,125 $237,500 1.09 1.04 96.11%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:250 222471 IMPROVED ARABLE 15/03/2015 NEBBIA RD, GREEN HILL 381360 $10 $953,931 $310,000 95393.10 31000.00 32.50%2080:250 222471 IMPROVED ARABLE 15/03/2015 NEBBIA RD, GREEN HILL 381360 $310,000 $578,907 $310,000 1.87 1.00 53.55%

Test Standard Score CommentCOD <= 15% 24.47% QSAS/MAST UV sale duplication. One sale only, inadequate basis to change valuations.MVP >=85%<=100% 43.02% QSAS/MAST UV sale duplication. One sale only, inadequate basis to change valuations.PRD >=98%<=103% 106.37% QSAS/MAST UV sale duplication. One sale only, inadequate basis to change valuations.PHV (Against) No Standard 0.00%PLV (Support) No Standard 100.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:251 197011 IMPROVED ARABLE 24/08/2014 WOOPEN CREEK RD, WOOPEN CREEK 337627 $120,000 $122,726 $122,000 1.02 1.02 99.41%2080:251 221307 IMPROVED ARABLE 25/02/2015 61 PRICE RD, BARTLE FRERE 171305 $10 $206,017 $100,000 20601.70 10000.00 48.54%2080:251 221307 IMPROVED ARABLE 25/02/2015 61 PRICE RD, BARTLE FRERE 171305 $100,000 $108,511 $100,000 1.09 1.00 92.16%2080:251 228395 IMPROVED ARABLE 8/11/2014 BUTTIGIEG RD, EAST RUSSELL 322800 $10 $244,061 $10 24406.10 1.00 0.00%2080:251 228395 IMPROVED ARABLE 8/11/2014 BUTTIGIEG RD, EAST RUSSELL 322800 $107,000 $114,785 $107,000 1.07 1.00 93.22%2080:251 228780 IMPROVED ARABLE 15/05/2015 ROPER RD, EUBENANGEE & MATTHEWS RD, EUBENANGEE1310570 $10 $1,138,080 $10 ######## 1.00 0.00%2080:251 228780 IMPROVED ARABLE 15/05/2015 ROPER RD, EUBENANGEE & MATTHEWS RD, EUBENANGEE1310570 $273,000 $528,215 $275,000 1.93 1.01 52.06%

Test Standard Score CommentCOD <= 15% 64.82% QSAS/MAST UV sale duplication. Four sales only, three basic and one support due to sale circumstances.MVP >=85%<=100% 55.06% QSAS/MAST UV sale duplication. Four sales only, three basic and one support due to sale circumstances.PRD >=98%<=103% 192.56% QSAS/MAST UV sale duplication. Four sales only, three basic and one support due to sale circumstances.PHV (Against) No Standard 0.00%PLV (Support) No Standard 57.14%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:252 191957 VACANT LAND ENGLOBO: RESIDENTIAL13/02/2014 ISABELLA RD, EDMONTON 58220 $1,850,000 $2,100,000 $2,000,000 1.14 1.08 95.24%2080:252 205889 VACANT LAND ENGLOBO: RESIDENTIAL20/09/2014 52 PROGRESS RD, WHITE ROCK 14070 $740,000 $820,000 $740,000 1.11 1.00 90.24%2080:252 239823 VACANT LAND ENGLOBO: RESIDENTIAL 4/06/2014 107-109 FOSTER RD, MOUNT SHERIDAN 840700 $3,200,000 $4,000,000 $3,600,000 1.25 1.13 90.00%

Test Standard Score Comment

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COD <= 15% 1.93%MVP >=85%<=100% 91.83%PRD >=98%<=103% 100.23%PHV (Against) No Standard 0.00%PLV (Support) No Standard 0.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:260 207149 VACANT LAND RESIDENTIAL 5/11/2014 10 SEASCAPE CL, PALM COVE 882 $149,000 $240,000 $192,500 1.61 1.29 80.21%2080:260 219136 VACANT LAND RESIDENTIAL 27/02/2015 BILLINGAI CL, PALM COVE 638 $230,000 $263,512 $255,000 1.15 1.11 96.77%2080:260 219144 VACANT LAND RESIDENTIAL 23/01/2015 5 SENNFELD CL, PALM COVE 622 $247,500 $270,661 $270,000 1.09 1.09 99.76%2080:260 222466 VACANT LAND RESIDENTIAL 14/05/2015 2A LITARA CT, PALM COVE 733 $232,500 $280,425 $255,000 1.21 1.10 90.93%2080:260 227228 VACANT LAND RESIDENTIAL 30/04/2015 4A LITARA CT, PALM COVE 569 $220,000 $264,118 $242,500 1.20 1.10 91.82%2080:260 228224 VACANT LAND RESIDENTIAL 31/07/2015 15 MULLER ST, PALM COVE 600 $250,000 $308,626 $275,000 1.23 1.10 89.10%2080:260 228225 VACANT LAND RESIDENTIAL 17/06/2015 4B LITARA CT, PALM COVE 674 $230,000 $268,536 $255,000 1.17 1.11 94.96%2080:260 228226 VACANT LAND RESIDENTIAL 12/05/2015 3 SILVER CRES, PALM COVE 682 $270,000 $357,984 $295,000 1.33 1.09 82.41%2080:260 236047 VACANT LAND RESIDENTIAL 24/08/2015 23 MULLER ST, PALM COVE 782 $280,000 $343,200 $310,000 1.23 1.11 90.33%2080:260 238629 VACANT LAND RESIDENTIAL 11/11/2015 20 MULLER ST, PALM COVE 600 $242,500 $295,100 $265,000 1.22 1.09 89.80%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:262 219157 VACANT LAND RESIDENTIAL 14/04/2015 9 BLUECOVE CRCT, TRINITY PARK 514 $180,000 $218,397 $192,500 1.21 1.07 88.14%2080:262 219159 VACANT LAND RESIDENTIAL 9/04/2015 14 BLUECOVE CRCT, TRINITY PARK 600 $202,500 $229,307 $217,500 1.13 1.07 94.85%2080:262 219160 VACANT LAND RESIDENTIAL 18/03/2015 8 BLUECOVE CRCT, TRINITY PARK 600 $187,500 $223,267 $202,500 1.19 1.08 90.70%2080:262 219161 VACANT LAND RESIDENTIAL 2/03/2015 12 BLUECOVE CRCT, TRINITY PARK 600 $202,500 $234,307 $217,500 1.16 1.07 92.83%2080:262 219256 VACANT LAND RESIDENTIAL 24/04/2015 30 SELWYN CRCT, TRINITY PARK 734 $187,500 $238,425 $215,000 1.27 1.15 90.18%2080:262 219259 VACANT LAND RESIDENTIAL 23/03/2015 71 MORESBY ST, TRINITY BEACH 740 $202,500 $233,768 $212,500 1.15 1.05 90.90%2080:262 219264 VACANT LAND RESIDENTIAL 8/03/2015 70 MORESBY ST, TRINITY BEACH 700 $197,500 $252,620 $207,500 1.28 1.05 82.14%2080:262 219270 VACANT LAND RESIDENTIAL 6/03/2015 38 FLAGSHIP DVE, TRINITY BEACH 755 $215,000 $230,000 $215,000 1.07 1.00 93.48%2080:262 219271 VACANT LAND RESIDENTIAL 27/02/2015 35 FLAGSHIP DVE, TRINITY BEACH 1650 $212,500 $227,000 $230,000 1.07 1.08 101.32%2080:262 219272 VACANT LAND RESIDENTIAL 24/02/2015 37 FLAGSHIP DVE, TRINITY BEACH 1650 $212,500 $228,000 $240,000 1.07 1.13 105.26%2080:262 219276 VACANT LAND RESIDENTIAL 11/02/2015 52 ROBERTS DVE, TRINITY BEACH 845 $190,000 $190,000 $200,000 1.00 1.05 105.26%2080:262 219277 VACANT LAND RESIDENTIAL 29/01/2015 54 ROBERTS DVE, TRINITY BEACH 820 $190,000 $187,750 $200,000 0.99 1.05 106.52%2080:262 219284 VACANT LAND RESIDENTIAL 3/02/2015 41 CATAMARAN CRCT, TRINITY BEACH 1513 $240,000 $225,000 $225,000 0.94 0.94 100.00%2080:262 219288 VACANT LAND RESIDENTIAL 13/01/2015 21-23 QUARTERDECK ST, TRINITY BEACH 701 $195,000 $220,000 $195,000 1.13 1.00 88.64%2080:262 219289 VACANT LAND RESIDENTIAL 8/01/2015 47 COASTLINE PDE, TRINITY BEACH 630 $227,500 $285,000 $260,000 1.25 1.14 91.23%2080:262 219293 VACANT LAND RESIDENTIAL 29/04/2015 20 CASTLETON ENT, SMITHFIELD 574 $172,500 $200,000 $197,500 1.16 1.14 98.75%2080:262 219294 VACANT LAND RESIDENTIAL 3/04/2015 13 STARCKE TRAIL, SMITHFIELD 561 $172,500 $225,000 $197,500 1.30 1.14 87.78%2080:262 219297 VACANT LAND RESIDENTIAL 18/03/2015 18 CASTLETON ENT, SMITHFIELD 468 $162,500 $209,500 $187,500 1.29 1.15 89.50%2080:262 219298 VACANT LAND RESIDENTIAL 18/03/2015 39 THORNBOROUGH CRCT, SMITHFIELD 527 $185,000 $226,500 $212,500 1.22 1.15 93.82%2080:262 219310 VACANT LAND RESIDENTIAL 13/03/2015 5 BYERSTOWN LINK, TRINITY PARK 702 $187,500 $232,000 $215,000 1.24 1.15 92.67%2080:262 219312 VACANT LAND RESIDENTIAL 26/02/2015 10 BYERSTOWN LINK, TRINITY PARK 649 $177,500 $235,000 $205,000 1.32 1.15 87.23%2080:262 219314 VACANT LAND RESIDENTIAL 10/01/2015 69 LEONARDS ACCESS, KEWARRA BEACH 1148 $202,500 $225,000 $222,500 1.11 1.10 98.89%

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2080:262 219318 VACANT LAND RESIDENTIAL 7/04/2015 58 NOVA ST, KEWARRA BEACH 746 $185,000 $223,544 $202,500 1.21 1.09 90.59%2080:262 219320 VACANT LAND RESIDENTIAL 10/04/2015 11 PORTSEA CRES, KEWARRA BEACH 829 $202,500 $237,340 $222,500 1.17 1.10 93.75%2080:262 219321 VACANT LAND RESIDENTIAL 8/04/2015 6 IBIS CL, KEWARRA BEACH 735 $177,500 $222,769 $195,000 1.26 1.10 87.53%2080:262 220249 VACANT LAND RESIDENTIAL 19/05/2015 43 THORNBOROUGH CRCT, SMITHFIELD 465 $165,000 $201,000 $190,000 1.22 1.15 94.53%2080:262 221261 VACANT LAND RESIDENTIAL 14/05/2015 6 CORYMBIA CT, KEWARRA BEACH 793 $207,500 $251,000 $227,500 1.21 1.10 90.64%2080:262 221262 VACANT LAND RESIDENTIAL 7/04/2015 5 CORYMBIA CT, KEWARRA BEACH 826 $207,500 $247,500 $227,500 1.19 1.10 91.92%2080:262 221263 VACANT LAND RESIDENTIAL 2/04/2015 3 CORYMBIA CT, KEWARRA BEACH 764 $207,500 $253,500 $227,500 1.22 1.10 89.74%2080:262 221264 VACANT LAND RESIDENTIAL 2/04/2015 9 LEONARD ST, KEWARRA BEACH 662 $200,000 $238,500 $220,000 1.19 1.10 92.24%2080:262 221265 VACANT LAND RESIDENTIAL 1/04/2015 13 LEONARD ST, KEWARRA BEACH 811 $215,000 $257,500 $237,500 1.20 1.10 92.23%2080:262 221266 VACANT LAND RESIDENTIAL 31/03/2015 19 LEONARD ST, KEWARRA BEACH 787 $220,000 $261,000 $242,500 1.19 1.10 92.91%2080:262 221267 VACANT LAND RESIDENTIAL 31/03/2015 21 MOORELAND PL, KEWARRA BEACH 1076 $225,000 $267,500 $247,500 1.19 1.10 92.52%2080:262 221268 VACANT LAND RESIDENTIAL 30/03/2015 14 CORYMBIA CT, KEWARRA BEACH 900 $215,000 $255,079 $237,500 1.19 1.10 93.11%2080:262 221270 VACANT LAND RESIDENTIAL 27/03/2015 1 MOORELAND PL, KEWARRA BEACH 611 $187,500 $230,000 $207,500 1.23 1.11 90.22%2080:262 221271 VACANT LAND RESIDENTIAL 25/03/2015 12 CORYMBIA CT, KEWARRA BEACH 911 $212,500 $255,000 $235,000 1.20 1.11 92.16%2080:262 221272 VACANT LAND RESIDENTIAL 24/03/2015 17 LEONARD ST, KEWARRA BEACH 878 $220,000 $262,000 $242,500 1.19 1.10 92.56%2080:262 221273 VACANT LAND RESIDENTIAL 23/03/2015 8 CORYMBIA CT, KEWARRA BEACH 792 $207,500 $248,500 $227,500 1.20 1.10 91.55%2080:262 221274 VACANT LAND RESIDENTIAL 2/04/2015 23 MOORE RD, SMITHFIELD 700 $200,000 $237,500 $220,000 1.19 1.10 92.63%2080:262 221275 VACANT LAND RESIDENTIAL 31/03/2015 19 MOORE RD, SMITHFIELD 700 $205,000 $245,000 $225,000 1.20 1.10 91.84%2080:262 221302 VACANT LAND RESIDENTIAL 17/02/2015 16 BLUECOVE CRCT, TRINITY PARK 601 $202,500 $229,307 $217,500 1.13 1.07 94.85%2080:262 221838 VACANT LAND RESIDENTIAL 7/05/2015 8 BYERSTOWN LINK, TRINITY PARK 582 $175,000 $225,000 $202,500 1.29 1.16 90.00%2080:262 221844 VACANT LAND RESIDENTIAL 30/03/2015 36 THORNBOROUGH CRCT, SMITHFIELD 508 $180,000 $229,500 $207,500 1.28 1.15 90.41%2080:262 222469 VACANT LAND RESIDENTIAL 14/05/2015 25 MOORE RD, SMITHFIELD 700 $200,000 $241,000 $220,000 1.21 1.10 91.29%2080:262 222667 VACANT LAND RESIDENTIAL 7/04/2015 5 LEONARD ST, KEWARRA BEACH 675 $205,000 $242,500 $225,000 1.18 1.10 92.78%2080:262 222669 VACANT LAND RESIDENTIAL 27/03/2015 34 THORNBOROUGH RD, SMITHFIELD 539 $182,500 $231,500 $210,000 1.27 1.15 90.71%2080:262 227732 VACANT LAND RESIDENTIAL 10/07/2015 17 MOORE RD, SMITHFIELD 700 $200,000 $244,000 $220,000 1.22 1.10 90.16%2080:262 227734 VACANT LAND RESIDENTIAL 4/07/2015 15 MOORE RD, SMITHFIELD 700 $200,000 $244,000 $220,000 1.22 1.10 90.16%2080:262 227737 VACANT LAND RESIDENTIAL 5/06/2015 49 LEONARD ST, KEWARRA BEACH 695 $200,000 $243,500 $220,000 1.22 1.10 90.35%2080:262 227738 VACANT LAND RESIDENTIAL 23/05/2015 11 LEONARD ST, KEWARRA BEACH 668 $200,000 $241,000 $220,000 1.21 1.10 91.29%2080:262 227739 VACANT LAND RESIDENTIAL 2/04/2015 7 LEONARD ST, KEWARRA BEACH 699 $200,000 $237,500 $220,000 1.19 1.10 92.63%2080:262 227740 VACANT LAND RESIDENTIAL 28/07/2015 7 MOORELAND PL, KEWARRA BEACH 750 $200,000 $246,000 $220,000 1.23 1.10 89.43%2080:262 228199 VACANT LAND RESIDENTIAL 13/07/2015 21 STARCKE TRAIL, SMITHFIELD 575 $172,500 $220,000 $197,500 1.28 1.14 89.77%2080:262 228232 VACANT LAND RESIDENTIAL 24/06/2015 50 THORNBOROUGH CRCT, SMITHFIELD 625 $175,000 $239,440 $202,500 1.37 1.16 84.57%2080:262 228233 VACANT LAND RESIDENTIAL 5/06/2015 7 STARCKE TRAIL, SMITHFIELD 493 $167,500 $207,000 $192,500 1.24 1.15 93.00%2080:262 228234 VACANT LAND RESIDENTIAL 10/04/2015 38 THORNBOROUGH CRCT, SMITHFIELD 520 $180,000 $229,500 $207,500 1.28 1.15 90.41%2080:262 228239 VACANT LAND RESIDENTIAL 18/06/2015 5 BYERSTOWN LINK, TRINITY PARK 630 $175,000 $233,000 $202,500 1.33 1.16 86.91%2080:262 229892 VACANT LAND RESIDENTIAL 7/08/2015 32 MOORELAND PL, KEWARRA BEACH 953 $220,000 $270,000 $242,500 1.23 1.10 89.81%2080:262 229893 VACANT LAND RESIDENTIAL 30/07/2015 30 MOORELAND PL, KEWARRA BEACH 934 $215,000 $266,000 $237,500 1.24 1.10 89.29%2080:262 229894 VACANT LAND RESIDENTIAL 1/05/2015 7 CORYMBIA CT, KEWARRA BEACH 799 $205,000 $251,000 $225,000 1.22 1.10 89.64%2080:262 230189 VACANT LAND RESIDENTIAL 7/09/2015 1 MIDSHIP ST, TRINITY BEACH 624 $182,500 $197,000 $182,500 1.08 1.00 92.64%2080:262 230192 VACANT LAND RESIDENTIAL 24/07/2014 48 THORNBOROUGH CRCT, SMITHFIELD 625 $185,000 $227,500 $212,500 1.23 1.15 93.41%2080:262 230311 VACANT LAND RESIDENTIAL 5/08/2015 32 THORNBOROUGH CRCT, SMITHFIELD 555 $182,500 $228,000 $210,000 1.25 1.15 92.11%2080:262 230792 VACANT LAND RESIDENTIAL 13/08/2015 11 MOORELAND PL, KEWARRA BEACH 700 $197,500 $241,500 $217,500 1.22 1.10 90.06%2080:262 231530 VACANT LAND RESIDENTIAL 11/09/2015 38 SEAWAYS ST, TRINITY BEACH 875 $200,000 $215,000 $200,000 1.08 1.00 93.02%2080:262 233222 VACANT LAND RESIDENTIAL 31/08/2015 5 MIDSHIP ST, TRINITY BEACH 466 $172,500 $173,000 $172,500 1.00 1.00 99.71%2080:262 233235 VACANT LAND RESIDENTIAL 24/08/2015 5 ALLANTON LINK, TRINITY PARK 600 $175,000 $210,000 $202,500 1.20 1.16 96.43%2080:262 233236 VACANT LAND RESIDENTIAL 22/09/2015 37 BOSUN PL, TRINITY BEACH 741 $205,000 $221,000 $205,000 1.08 1.00 92.76%2080:262 233975 VACANT LAND RESIDENTIAL 17/09/2015 8 STARCKE TRAIL, SMITHFIELD 480 $165,000 $192,000 $190,000 1.16 1.15 98.96%2080:262 234285 VACANT LAND RESIDENTIAL 22/10/2015 13 BLUECOVE CRCT, TRINITY PARK 539 $185,000 $213,404 $200,000 1.15 1.08 93.72%2080:262 234518 VACANT LAND RESIDENTIAL 21/09/2015 41 THORNBOROUGH CRCT, SMITHFIELD 465 $165,000 $210,000 $190,000 1.27 1.15 90.48%2080:262 236039 VACANT LAND RESIDENTIAL 31/08/2015 84 SEAWAYS ST, TRINITY BEACH 400 $165,000 $178,000 $165,000 1.08 1.00 92.70%

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2080:262 236043 LIGHTLY IMPROVED RESIDENTIAL 24/10/2015 97B MOORE RD, KEWARRA BEACH 1000 $230,000 $305,000 $255,000 1.33 1.11 83.61%2080:262 236048 VACANT LAND RESIDENTIAL 17/08/2015 32 BOSUN PL, TRINITY BEACH 538 $180,000 $199,000 $180,000 1.11 1.00 90.45%2080:262 236157 VACANT LAND RESIDENTIAL 24/03/2015 11 STARCKE TRAIL, SMITHFIELD 571 $172,500 $225,000 $197,500 1.30 1.14 87.78%2080:262 236165 VACANT LAND RESIDENTIAL 27/08/2015 40 SEAWAYS ST, TRINITY BEACH 780 $200,000 $215,000 $200,000 1.08 1.00 93.02%2080:262 236168 VACANT LAND RESIDENTIAL 30/07/2015 55 SEAWAYS ST, TRINITY BEACH 600 $190,000 $202,000 $190,000 1.06 1.00 94.06%2080:262 236169 VACANT LAND RESIDENTIAL 24/04/2015 49 SEAWAYS ST, TRINITY BEACH 470 $172,500 $190,000 $172,500 1.10 1.00 90.79%2080:262 236170 VACANT LAND RESIDENTIAL 9/04/2015 30 SEAWAYS ST, TRINITY BEACH 675 $192,500 $205,000 $192,500 1.06 1.00 93.90%2080:262 236171 VACANT LAND RESIDENTIAL 30/03/2015 50 SEAWAYS ST, TRINITY BEACH 450 $177,500 $195,000 $177,500 1.10 1.00 91.03%2080:262 236172 VACANT LAND RESIDENTIAL 27/03/2015 51 SEAWAYS ST, TRINITY BEACH 470 $172,500 $190,000 $172,500 1.10 1.00 90.79%2080:262 236173 VACANT LAND RESIDENTIAL 11/03/2015 52 SEAWAYS ST, TRINITY BEACH 540 $185,000 $199,000 $185,000 1.08 1.00 92.96%2080:262 236174 VACANT LAND RESIDENTIAL 20/01/2015 47 SEAWAYS ST, TRINITY BEACH 599 $187,500 $206,000 $187,500 1.10 1.00 91.02%2080:262 236175 VACANT LAND RESIDENTIAL 15/01/2015 53 SEAWAYS ST, TRINITY BEACH 470 $172,500 $190,000 $172,500 1.10 1.00 90.79%2080:262 236176 VACANT LAND RESIDENTIAL 13/01/2015 56 SEAWAYS ST, TRINITY BEACH 540 $187,500 $202,000 $187,500 1.08 1.00 92.82%2080:262 236177 VACANT LAND RESIDENTIAL 18/09/2015 54 SEAWAYS ST, TRINITY BEACH 540 $185,000 $199,000 $185,000 1.08 1.00 92.96%2080:262 236178 VACANT LAND RESIDENTIAL 5/01/2015 61 SEAWAYS ST, TRINITY BEACH 450 $177,500 $195,000 $177,500 1.10 1.00 91.03%2080:262 236180 VACANT LAND RESIDENTIAL 22/09/2015 72 SEAWAYS ST, TRINITY BEACH 400 $165,000 $175,000 $165,000 1.06 1.00 94.29%2080:262 236181 VACANT LAND RESIDENTIAL 11/09/2015 74 SEAWAYS ST, TRINITY BEACH 400 $165,000 $178,000 $165,000 1.08 1.00 92.70%2080:262 236182 VACANT LAND RESIDENTIAL 11/09/2015 76 SEAWAYS ST, TRINITY BEACH 400 $165,000 $178,000 $165,000 1.08 1.00 92.70%2080:262 236184 VACANT LAND RESIDENTIAL 11/08/2015 88 SEAWAYS ST, TRINITY BEACH 400 $165,000 $178,000 $165,000 1.08 1.00 92.70%2080:262 236185 VACANT LAND RESIDENTIAL 28/07/2015 70 SEAWAYS ST, TRINITY BEACH 721 $205,000 $220,000 $205,000 1.07 1.00 93.18%2080:262 236186 VACANT LAND RESIDENTIAL 15/06/2015 39 BOSUN PL, TRINITY BEACH 555 $187,500 $200,000 $187,500 1.07 1.00 93.75%2080:262 236187 VACANT LAND RESIDENTIAL 1/06/2015 33 BOSUN PL, TRINITY BEACH 448 $177,500 $195,000 $177,500 1.10 1.00 91.03%2080:262 237918 VACANT LAND RESIDENTIAL 28/10/2015 19 STARCKE TRAIL, SMITHFIELD 565 $172,500 $205,000 $197,500 1.19 1.14 96.34%2080:262 237919 VACANT LAND RESIDENTIAL 9/11/2015 45 SEAWAYS ST, TRINITY BEACH 632 $185,000 $198,000 $185,000 1.07 1.00 93.43%2080:262 237921 VACANT LAND RESIDENTIAL 31/10/2015 106 HARBOUR DVE, TRINITY PARK 604 $215,000 $293,100 $247,500 1.36 1.15 84.44%2080:262 240457 VACANT LAND RESIDENTIAL 29/10/2015 27 MOORE RD, SMITHFIELD 700 $200,000 $244,000 $220,000 1.22 1.10 90.16%2080:262 240459 VACANT LAND RESIDENTIAL 17/11/2015 9 MOORELAND PL, KEWARRA BEACH 700 $197,500 $241,500 $217,500 1.22 1.10 90.06%2080:262 240461 VACANT LAND RESIDENTIAL 24/08/2015 30 COASTLINE PDE, TRINITY BEACH 824 $275,000 $380,000 $330,000 1.38 1.20 86.84%2080:262 241435 VACANT LAND RESIDENTIAL 25/09/2015 22 MIDSHIP ST, TRINITY BEACH 557 $180,000 $191,000 $180,000 1.06 1.00 94.24%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:265 219326 VACANT LAND MULTI UNIT 15/04/2015 18 ASHWOOD CRCT, SMITHFIELD 837 $275,000 $308,364 $290,000 1.12 1.05 94.04%2080:265 219328 VACANT LAND RESIDENTIAL 9/03/2015 48 WHIPBIRD DVE, SMITHFIELD 966 $247,500 $282,248 $260,000 1.14 1.05 92.12%2080:265 219331 VACANT LAND RESIDENTIAL 9/02/2015 26 WHIPBIRD DVE, SMITHFIELD 678 $230,000 $265,000 $242,500 1.15 1.05 91.51%2080:265 219332 VACANT LAND RESIDENTIAL 11/12/2014 10 AMBERWOOD CRES, SMITHFIELD 600 $242,500 $275,000 $255,000 1.13 1.05 92.73%2080:265 219333 VACANT LAND RESIDENTIAL 5/12/2014 46 WHIPBIRD DVE, SMITHFIELD 851 $242,500 $270,000 $255,000 1.11 1.05 94.44%2080:265 219343 VACANT LAND RESIDENTIAL 13/03/2015 20 BENA ST, SMITHFIELD 920 $215,000 $197,500 $215,000 0.92 1.00 108.86%2080:265 219348 VACANT LAND RESIDENTIAL 10/03/2015 11 KNIGHT RD, SMITHFIELD 982 $195,000 $215,000 $205,000 1.10 1.05 95.35%2080:265 219350 VACANT LAND RESIDENTIAL 31/01/2015 9 KNIGHT RD, SMITHFIELD 869 $180,000 $210,000 $190,000 1.17 1.06 90.48%2080:265 219580 VACANT LAND RESIDENTIAL 21/03/2015 15-19 JARDA ST, SMITHFIELD 2880 $217,500 $270,000 $227,500 1.24 1.05 84.26%2080:265 219770 VACANT LAND RESIDENTIAL 21/11/2014 26 AROONA ST, CARAVONICA 454 $175,000 $184,316 $175,000 1.05 1.00 94.95%2080:265 219773 VACANT LAND RESIDENTIAL 5/03/2015 28 AROONA ST, CARAVONICA 450 $175,000 $188,583 $175,000 1.08 1.00 92.80%

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2080:265 221279 VACANT LAND RESIDENTIAL 20/05/2015 32 AROONA ST, CARAVONICA 450 $175,000 $189,569 $175,000 1.08 1.00 92.31%2080:265 228201 VACANT LAND RESIDENTIAL 20/07/2015 34 WHIPBIRD DVE, SMITHFIELD 685 $230,000 $265,000 $242,500 1.15 1.05 91.51%2080:265 228332 VACANT LAND RESIDENTIAL 2/08/2015 24 ASHWOOD CRCT, SMITHFIELD 725 $227,500 $235,950 $240,000 1.04 1.05 101.72%2080:265 228333 VACANT LAND RESIDENTIAL 2/06/2015 44 WHIPBIRD DVE, SMITHFIELD 690 $230,000 $265,000 $242,500 1.15 1.05 91.51%2080:265 228334 VACANT LAND RESIDENTIAL 8/06/2015 37 WHIPBIRD DVE, SMITHFIELD 634 $215,000 $250,000 $225,000 1.16 1.05 90.00%2080:265 228335 VACANT LAND RESIDENTIAL 2/06/2015 19 ROSSMANN RD, SMITHFIELD 607 $225,000 $247,000 $237,500 1.10 1.06 96.15%2080:265 228336 VACANT LAND RESIDENTIAL 2/06/2015 17 ROSSMANN RD, SMITHFIELD 635 $225,000 $255,000 $237,500 1.13 1.06 93.14%2080:265 228337 VACANT LAND RESIDENTIAL 2/06/2015 21 ROSSMANN RD, SMITHFIELD 607 $225,000 $247,000 $237,500 1.10 1.06 96.15%2080:265 228340 VACANT LAND RESIDENTIAL 25/07/2015 28 WHIPBIRD DVE, SMITHFIELD 690 $230,000 $267,000 $242,500 1.16 1.05 90.82%2080:265 228341 VACANT LAND MULTI UNIT 24/04/2015 9 EAGLEVIEW PL, SMITHFIELD 866 $275,000 $310,000 $290,000 1.13 1.05 93.55%2080:265 229907 VACANT LAND RESIDENTIAL 6/08/2015 30 AROONA ST, CARAVONICA 450 $175,000 $189,560 $175,000 1.08 1.00 92.32%2080:265 229908 VACANT LAND RESIDENTIAL 22/08/2015 12 EAGLEVIEW PL, SMITHFIELD 655 $240,000 $265,000 $250,000 1.10 1.04 94.34%2080:265 229909 VACANT LAND RESIDENTIAL 31/03/2015 18 WHIPBIRD DVE, SMITHFIELD 603 $215,000 $245,000 $225,000 1.14 1.05 91.84%2080:265 229910 VACANT LAND RESIDENTIAL 22/08/2015 20 EAGLEVIEW PL, SMITHFIELD 802 $262,500 $315,000 $275,000 1.20 1.05 87.30%2080:265 229912 VACANT LAND RESIDENTIAL 17/08/2015 16 AMBERWOOD CRES, SMITHFIELD 600 $242,500 $275,000 $255,000 1.13 1.05 92.73%2080:265 229927 VACANT LAND RESIDENTIAL 4/09/2015 24 AROONA ST, CARAVONICA 647 $207,500 $224,048 $207,500 1.08 1.00 92.61%2080:265 231247 VACANT LAND RESIDENTIAL 12/08/2015 13 EAGLEVIEW PL, SMITHFIELD 795 $255,000 $305,000 $270,000 1.20 1.06 88.52%2080:265 232797 VACANT LAND RESIDENTIAL 2/09/2015 11-13 GAWAY ST, CARAVONICA 1424 $310,000 $350,000 $310,000 1.13 1.00 88.57%2080:265 236044 VACANT LAND RESIDENTIAL 14/10/2015 19 WHIPBIRD DVE, SMITHFIELD 640 $215,000 $255,000 $225,000 1.19 1.05 88.24%2080:265 236046 VACANT LAND RESIDENTIAL 21/09/2015 12 AMBERWOOD CRES, SMITHFIELD 600 $242,500 $275,000 $255,000 1.13 1.05 92.73%2080:265 241252 VACANT LAND RESIDENTIAL 20/08/2015 9 MARCIA CL, SMITHFIELD 767 $210,000 $235,000 $220,000 1.12 1.05 93.62%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:267 219581 VACANT LAND RESIDENTIAL 19/05/2015 12 DEVLEX CT, MACHANS BEACH 1075 $190,000 $229,500 $200,000 1.21 1.05 87.15%2080:267 219957 VACANT LAND RESIDENTIAL 11/05/2015 6 DEVLEX CT, MACHANS BEACH 1075 $190,000 $233,677 $200,000 1.23 1.05 85.59%2080:267 232002 VACANT LAND RURAL HOMESITE 15/08/2015 18 DEVLEX CT, MACHANS BEACH 5581 $335,000 $400,000 $350,000 1.19 1.04 87.50%2080:267 233974 VACANT LAND RESIDENTIAL 10/09/2015 40 BARRON RIVER ESP, MACHANS BEACH 829 $180,000 $208,000 $190,000 1.16 1.06 91.35%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:270 219102 VACANT LAND RESIDENTIAL 1/02/2015 52 MACKERRAS ST, REDLYNCH 997 $195,000 $260,000 $225,000 1.33 1.15 86.54%2080:270 219353 VACANT LAND RESIDENTIAL 25/02/2015 33 MACKERRAS ST, REDLYNCH 706 $172,500 $237,000 $197,500 1.37 1.14 83.33%2080:270 219354 VACANT LAND RESIDENTIAL 1/02/2015 54 MACKERRAS ST, REDLYNCH 871 $190,000 $245,000 $217,500 1.29 1.14 88.78%2080:270 219355 VACANT LAND RESIDENTIAL 1/02/2015 44 MACKERRAS ST, REDLYNCH 1318 $247,500 $315,000 $285,000 1.27 1.15 90.48%2080:270 219356 VACANT LAND RESIDENTIAL 1/02/2015 37 MACKERRAS ST, REDLYNCH 700 $172,500 $240,000 $197,500 1.39 1.14 82.29%

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2080:270 219475 VACANT LAND RESIDENTIAL 3/02/2015 10 STACK CL, REDLYNCH 1417 $195,000 $192,380 $225,000 0.99 1.15 116.96%2080:270 228344 VACANT LAND RESIDENTIAL 10/07/2015 42 HODKINSON ST, REDLYNCH 625 $190,000 $256,250 $217,500 1.35 1.14 84.88%2080:270 228350 VACANT LAND RESIDENTIAL 1/07/2015 50 MACKERRAS ST, REDLYNCH 997 $202,500 $260,000 $232,500 1.28 1.15 89.42%2080:270 229914 VACANT LAND RESIDENTIAL 13/08/2015 10 MARINO CL, REDLYNCH 655 $192,500 $239,000 $222,500 1.24 1.16 93.10%2080:270 229915 VACANT LAND RESIDENTIAL 13/08/2015 4 MARINO CL, REDLYNCH 681 $192,500 $242,000 $222,500 1.26 1.16 91.94%2080:270 229917 VACANT LAND RESIDENTIAL 13/07/2015 22-24 JAK GEE ST, REDLYNCH 2144 $225,000 $293,690 $260,000 1.31 1.16 88.53%2080:270 229929 VACANT LAND RESIDENTIAL 22/05/2015 2 CLEVELAND CT, REDLYNCH 688 $205,000 $270,048 $235,000 1.32 1.15 87.02%2080:270 230593 VACANT LAND RESIDENTIAL 13/08/2015 13 MARINO CL, REDLYNCH 755 $200,000 $235,502 $230,000 1.18 1.15 97.66%2080:270 231258 VACANT LAND RESIDENTIAL 2/09/2015 15 MARINO CL, REDLYNCH 690 $195,000 $238,000 $225,000 1.22 1.15 94.54%2080:270 232800 VACANT LAND RESIDENTIAL 3/09/2015 6 MARINO CL, REDLYNCH 670 $192,500 $241,000 $222,500 1.25 1.16 92.32%2080:270 233238 VACANT LAND RESIDENTIAL 14/07/2015 22 LOWTHER CL, REDLYNCH 1900 $247,500 $270,230 $285,000 1.09 1.15 105.47%2080:270 233762 VACANT LAND RESIDENTIAL 2/09/2015 12 MARINO CL, REDLYNCH 658 $192,500 $239,000 $222,500 1.24 1.16 93.10%2080:270 234287 VACANT LAND RESIDENTIAL 26/09/2015 47 FLINDERSIA ST, REDLYNCH 809 $217,500 $280,000 $250,000 1.29 1.15 89.29%2080:270 240447 VACANT LAND RESIDENTIAL 11/11/2015 94 SPRINGBROOK AV, REDLYNCH 719 $225,000 $310,000 $260,000 1.38 1.16 83.87%2080:270 240449 VACANT LAND RESIDENTIAL 3/11/2015 3 MARINO CL, REDLYNCH 656 $192,500 $236,610 $222,500 1.23 1.16 94.04%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:274 219532 VACANT LAND RURAL HOMESITE 23/01/2015 2-4 COPEMAN CL, REDLYNCH 4002 $390,000 $462,500 $410,000 1.19 1.05 88.65%2080:274 219583 LIGHTLY IMPROVED RURAL HOMESITE 20/04/2015 16 CHIRIO DVE, REDLYNCH 3229 $330,000 $337,500 $345,000 1.02 1.05 102.22%2080:274 228351 VACANT LAND RURAL HOMESITE 3/06/2015 12-14 BELLMERE LA, REDLYNCH 2339 $370,000 $422,900 $390,000 1.14 1.05 92.22%2080:274 229919 VACANT LAND RESIDENTIAL 28/08/2015 19-21 BELLMERE LA, REDLYNCH 2001 $350,000 $450,000 $370,000 1.29 1.06 82.22%2080:274 240446 VACANT LAND RURAL HOMESITE 29/10/2015 46-48 CASCADES DVE, REDLYNCH 19110 $215,000 $317,500 $270,000 1.48 1.26 85.04%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:277 207606 VACANT LAND RURAL HOMESITE 8/01/2015 72 CASSOWARY ST, FRESHWATER 16970 $335,000 $345,500 $355,000 1.03 1.06 102.75%2080:277 212828 VACANT LAND RESIDENTIAL 30/01/2015 1 DOWN ST, FRESHWATER 696 $212,500 $233,250 $232,500 1.10 1.09 99.68%2080:277 236029 VACANT LAND RESIDENTIAL 30/09/2015 4 MASON ST, STRATFORD 421 $170,000 $215,000 $190,000 1.26 1.12 88.37%2080:277 237923 VACANT LAND RESIDENTIAL 1/10/2015 3 STRATFORD CHASE, STRATFORD 901 $215,000 $348,500 $255,000 1.62 1.19 73.17%2080:277 241254 VACANT LAND RESIDENTIAL 9/05/2015 6 HILLSIDE CL, AEROGLEN 1191 $207,500 $200,000 $200,000 0.96 0.96 100.00%

Test Standard Score CommentCOD <= 15% 8.27%MVP >=85%<=100% 92.79%PRD >=98%<=103% 101.06%

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PHV (Against) No Standard 20.00%PLV (Support) No Standard 20.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:281 219582 VACANT LAND RESIDENTIAL 12/05/2015 15 PALMER RISE, BRINSMEAD 1790 $152,500 $148,000 $160,000 0.97 1.05 108.11%

Test Standard Score CommentCOD <= 15% 0.00%MVP >=85%<=100% 108.11% Site not typical of locality. considered below market when compared to adjoining sale 2014.PRD >=98%<=103% 100.00%PHV (Against) No Standard 100.00%PLV (Support) No Standard 0.00%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:282 193515 VACANT LAND RURAL HOMESITE 3/07/2014 102 STANTON RD, SMITHFIELD 3000 $340,000 $385,080 $355,000 1.13 1.04 92.19%2080:282 204547 VACANT LAND RURAL HOMESITE 29/09/2014 13-15 STEVENS ST, CLIFTON BEACH 5000 $420,000 $512,000 $440,000 1.22 1.05 85.94%2080:282 215008 VACANT LAND RURAL HOMESITE 11/01/2015 108-110 JAMES COOK DVE, KEWARRA BEACH 6200 $385,000 $445,000 $405,000 1.16 1.05 91.01%2080:282 219316 VACANT LAND RURAL HOMESITE 3/03/2015 13-15 WILKINSON ST, KEWARRA BEACH 4032 $370,000 $454,218 $390,000 1.23 1.05 85.86%2080:282 219340 VACANT LAND RESIDENTIAL 8/05/2015 1 JARDA ST, SMITHFIELD 3588 $260,000 $200,000 $200,000 0.77 0.77 100.00%2080:282 219342 VACANT LAND RURAL HOMESITE 21/03/2015 100 STANTON RD, SMITHFIELD 3044 $320,000 $400,000 $335,000 1.25 1.05 83.75%2080:282 219587 VACANT LAND RURAL HOMESITE 3/03/2015 16C ALEXANDRA ST, CLIFTON BEACH 7092 $350,000 $316,849 $315,000 0.91 0.90 99.42%2080:282 222462 VACANT LAND RESIDENTIAL 29/05/2015 PARADISE PALMS DVE, KEWARRA BEACH 1479 $300,000 $340,000 $315,000 1.13 1.05 92.65%2080:282 222820 VACANT LAND RURAL HOMESITE 8/05/2015 160 STANTON RD, SMITHFIELD 4897 $200,000 $200,000 $200,000 1.00 1.00 100.00%2080:282 228204 LIGHTLY IMPROVED RURAL HOMESITE 10/08/2015 105 JAMES COOK DVE, KEWARRA BEACH 4858 $375,000 $414,194 $395,000 1.10 1.05 95.37%2080:282 233249 VACANT LAND RURAL HOMESITE 30/04/2015 139-143 STANTON RD, SMITHFIELD 18210 $410,000 $345,000 $385,000 0.84 0.94 111.59%2080:282 240211 VACANT LAND RURAL HOMESITE 1/09/2015 5 SUDBURY CL, CLIFTON BEACH 5101 $385,000 $455,000 $405,000 1.18 1.05 89.01%2080:282 240453 VACANT LAND RURAL HOMESITE 13/07/2015 21-23 WATERVIEW CL, KEWARRA BEACH 2809 $195,000 $210,000 $205,000 1.08 1.05 97.62%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:285 219586 VACANT LAND RESIDENTIAL 29/04/2015 95 UPOLU ESP, CLIFTON BEACH 539 $540,000 $643,726 $590,000 1.19 1.09 91.65%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application

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2080:286 196281 VACANT LAND RESIDENTIAL 17/09/2014 14 RAGAMUFFIN QY, TRINITY PARK 800 $650,000 $718,768 $650,000 1.11 1.00 90.43%2080:286 220285 LIGHTLY IMPROVED RESIDENTIAL 21/03/2015 10 APOLLO QY, TRINITY PARK 600 $495,000 $530,000 $495,000 1.07 1.00 93.40%2080:286 229932 LIGHTLY IMPROVED RESIDENTIAL 17/05/2015 9 APOLLO QY, TRINITY PARK 528 $460,000 $475,000 $460,000 1.03 1.00 96.84%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:290 230486 VACANT LAND ENGLOBO: RESIDENTIAL 2/02/2015 29 MAGEE ST, AEROGLEN 78180 $690,000 $710,000 $710,000 1.03 1.03 100.00%2080:290 233240 DEMOLITION ENGLOBO: RESIDENTIAL30/04/2015 357 INTAKE RD, REDLYNCH 384271 $3,600,000 $6,350,000 $5,900,000 1.76 1.64 92.91%2080:290 234296 IMPROVED ENGLOBO: RESIDENTIAL20/08/2014 LEONARDS ACCESS, KEWARRA BEACH 14550 $725,000 $1,080,000 $950,000 1.49 1.31 87.96%


LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:292 222802 VACANT LAND MULTI UNIT 26/03/2015 72-84 INTAKE RD, REDLYNCH 797 $195,000 $270,000 $235,000 1.38 1.21 87.04%2080:292 222803 VACANT LAND MULTI UNIT 23/03/2015 72-84 INTAKE RD, REDLYNCH 790 $195,000 $270,000 $235,000 1.38 1.21 87.04%2080:292 222804 VACANT LAND MULTI UNIT 23/03/2015 72-84 INTAKE RD, REDLYNCH 797 $195,000 $275,000 $235,000 1.41 1.21 85.45%2080:292 228198 VACANT LAND MULTI UNIT 31/07/2015 22 OLIVA ST, PALM COVE 800 $405,000 $430,000 $405,000 1.06 1.00 94.19%2080:292 228202 DEMOLITION MULTI UNIT 21/07/2015 11 VEIVERS RD, PALM COVE 977 $435,000 $700,000 $520,000 1.61 1.20 74.29%2080:292 232799 VACANT LAND MULTI UNIT 28/08/2015 INTAKE RD, REDLYNCH 790 $195,000 $270,000 $235,000 1.38 1.21 87.04%2080:292 233252 VACANT LAND MULTI UNIT 18/02/2015 15-17 LAKE PLACID RD, CARAVONICA 16210 $1,000,000 $1,700,000 $1,350,000 1.70 1.35 79.41%2080:292 233474 DEMOLITION MULTI UNIT 3/06/2015 413 KAMERUNGA RD, REDLYNCH 1629 $300,000 $395,000 $360,000 1.32 1.20 91.14%2080:292 233484 IMPROVED MULTI UNIT 10/06/2015 35-41 UPOLU ESP, CLIFTON BEACH 4788 $770,000 $1,075,000 $900,000 1.40 1.17 83.72%2080:292 234989 DEMOLITION MULTI UNIT 17/10/2015 13 TRINITY BEACH RD, TRINITY BEACH & 15 TRINITY BEACH RD, TRINITY BEACH1776 $600,000 $1,018,000 $790,000 1.70 1.32 77.60%2080:292 240406 VACANT LAND MULTI UNIT 18/11/2014 TRITON ST, PALM COVE 18520 $6,000,000 $6,600,000 $6,500,000 1.10 1.08 98.48%

Test Standard Score CommentCOD <= 15% 6.00%MVP >=85%<=100% 85.95%PRD >=98%<=103% 94.99% Caravonica sale - intended use rejected by council. Triton - dated sale. PHV (Against) No Standard 0.00%PLV (Support) No Standard 36.36%

LG/DIV:SMA Analysis ID Improvement Level Category Sale Date Property Address Sale Area Existing ValueAnalysed ValueProposed ValueAnalysed FactorProposed FactorPercent Application2080:294 187354 VACANT LAND COMMERCIAL 5/06/2014 5 MT KOOLMOON ST, SMITHFIELD 1565 $405,000 $445,331 $405,000 1.10 1.00 90.94%2080:294 233490 DEMOLITION COMMERCIAL 18/06/2015 CAPTAIN COOK HWY, CLIFTON BEACH 39289 $3,000,000 $3,750,000 $3,000,000 1.25 1.00 80.00%2080:294 240019 IMPROVED COMMERCIAL 30/07/2015 10 MT KOOLMOON ST, SMITHFIELD 1200 $320,000 $351,000 $320,000 1.10 1.00 91.17%

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Test Standard Score CommentCOD <= 15% 4.09%MVP >=85%<=100% 87.37%PRD >=98%<=103% 106.64% Improved sale. Vendor has no set plan for improvements so assumptions made. External Road works not yet undertake. Conservative application considered appropriate.PHV (Against) No Standard 0.00%PLV (Support) No Standard 33.33%

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FACTOR AND FORMULA SCHEDULE

18-481 File A Page 102 of 119

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DEPARTMENT OF NATURAL RESOURCES AND MINES QVAS Report Id : 9760654 Printed File : /Output/Admin/Rpt/208000.160206_RvlStat. rpt.9760654 Report Name : Revaluation_Statistics Job Name : REVAL 2080 06/02/2016 REVALUATION STATIS TICS REPOR User Name : MARTIN MCGRORY Office : BNE:BRISBANE District : BRISBANE Date Requested : 06-feb-2016 01:46:01 Request Number : 9760654 Parameters : Attribute Comparison Value -------------------------- ------------ --------------------------------------- Issuing Area: = 2080 Reval Issue Run Date: = 06-Feb-2016 01:45:50

18-481 File A Page 108 of 119

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QUEENSLAND GOVERNMENT QVAS ADRVLSTS 06/02/2016 04:31:54 REVALUATION STATISTICS REPORT PAGE: 1 ==================================================================================================================================== THE INFORMATION CONTAINED IN THIS REPORT INCORPORATES INFORMATION OBTAINED FROM SOURCES OUTSIDE THIS DEPARTMENT. WHILST EVERY EFFORT IS MADE TO VERIFY THE ACCURACY OF SUCH INFORMATION, THE DEPARTMENT IS UNABLE TO GUARANTEE SUCH INFORMATION. Local Government: 2080 CAIRNS REGIONAL Rateable Valuation C U R R E N T V A L U A T I O N N E W V A L U A T I O N -------------------------------- ------------------------------ Incr Property Valuation Method (PVM) Number Amount Number Amount Decr % NON-RURAL 50697 $11,227,226,873 50697 $12,192,231,824 8.60 RURAL 1472 $365,875,000 1472 $378,560,700 3.47 Total 52169 $11,593,101,873 52169 $12,570,792,524 8.43 Rateable Amounts PVM **************** *** AEROGLEN NON-RURAL 248 $76,118,600 248 $87,650,600 15.15 ALOOMBA NON-RURAL 58 $6,843,400 58 $6,872,100 0.42 RURAL 145 $41,845,500 145 $43,571,400 4.12 Total 203 $48,688,900 203 $50,443,500 3.60 BABINDA NON-RURAL 533 $41,379,307 533 $35,560,269 -14.06 RURAL 105 $16,699,500 105 $16,028,500 -4.02 Total 638 $58,078,807 638 $51,588,769 -11.17 BARRON NON-RURAL 6 $2,782,500 6 $2,862,500 2.88 RURAL 28 $13,127,000 28 $13,437,100 2.36 Total 34 $15,909,500 34 $16,299,600 2.45 BARRON GORGE NON-RURAL 2 $211,000 2 $226,000 7.11 BARTLE FRERE NON-RURAL 4 $146,500 4 $146,500 0.00 RURAL 69 $8,099,500 69 $7,983,000 -1.44 Total 73 $8,246,000 73 $8,129,500 -1.41 BAYVIEW HEIGHTS NON-RURAL 1680 $310,570,500 1680 $340,361,000 9.59 BELLENDEN KER NON-RURAL 9 $608,500 9 $585,500 -3.78 RURAL 94 $13,219,100 94 $13,159,100 -0.45 Total 103 $13,827,600 103 $13,744,600 -0.60 BENTLEY PARK NON-RURAL 2788 $414,190,000 2788 $437,651,000 5.66 RURAL 13 $6,328,000 13 $6,840,500 8.10 Total 2801 $420,518,000 2801 $444,491,500 5.70 BRAMSTON BEACH NON-RURAL 146 $27,776,500 146 $27,736,500 -0.14 RURAL 15 $4,668,000 15 $4,648,000 -0.43 Total 161 $32,444,500 161 $32,384,500 -0.18 BRINSMEAD NON-RURAL 2000 $391,986,000 2000 $432,237,500 10.27 BUNGALOW NON-RURAL 1064 $284,399,100 1064 $298,734,600 5.04 CAIRNS CITY NON-RURAL 456 $475,985,900 456 $525,184,500 10.34 Continued on Next Page... 18-481 File A Page 109 of 119

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QUEENSLAND GOVERNMENT QVAS ADRVLSTS 06/02/2016 04:31:54 REVALUATION STATISTICS REPORT PAGE: 2 ==================================================================================================================================== Local Government: 2080 CAIRNS REGIONAL C U R R E N T V A L U A T I O N N E W V A L U A T I O N -------------------------------- ------------------------------ Incr Number Amount Number Amount Decr % CAIRNS NORTH NON-RURAL 694 $304,043,500 694 $343,154,000 12.86 CARAVONICA NON-RURAL 704 $156,858,653 704 $175,698,696 12.01 RURAL 2 $1,295,000 2 $2,150,000 66.02 Total 706 $158,153,653 706 $177,848,696 12.45 CLIFTON BEACH NON-RURAL 1029 $347,810,000 1029 $357,072,500 2.66 DEERAL NON-RURAL 19 $1,422,500 19 $1,493,000 4.96 RURAL 54 $7,537,500 54 $7,810,000 3.62 Total 73 $8,960,000 73 $9,303,000 3.83 DOUBLE ISLAND NON-RURAL 1 $1,600,000 1 $1,600,000 0.00 EARLVILLE NON-RURAL 1261 $274,621,647 1261 $301,299,254 9.71 EAST RUSSELL NON-RURAL 52 $6,325,000 52 $6,325,000 0.00 RURAL 46 $5,755,900 46 $5,605,400 -2.61 Total 98 $12,080,900 98 $11,930,400 -1.25 EAST TRINITY NON-RURAL 128 $21,390,000 128 $21,612,000 1.04 RURAL 22 $6,280,000 22 $6,397,500 1.87 Total 150 $27,670,000 150 $28,009,500 1.23 EDGE HILL NON-RURAL 1407 $372,211,500 1407 $403,649,500 8.45 EDMONTON NON-RURAL 3718 $605,648,000 3718 $643,042,500 6.17 RURAL 28 $10,395,200 28 $10,632,700 2.28 Total 3746 $616,043,200 3746 $653,675,200 6.11 ELLIS BEACH NON-RURAL 4 $2,380,000 4 $2,540,000 6.72 EUBENANGEE RURAL 67 $9,671,100 67 $9,644,600 -0.27 FISHERY FALLS NON-RURAL 28 $4,240,000 28 $4,750,300 12.04 RURAL 36 $7,460,500 36 $7,708,500 3.32 Total 64 $11,700,500 64 $12,458,800 6.48 FITZROY ISLAND NON-RURAL 2 $1,122,500 2 $1,122,500 0.00 RURAL 1 $222,500 1 $222,500 0.00 Total 3 $1,345,000 3 $1,345,000 0.00 FRESHWATER NON-RURAL 647 $166,254,500 647 $182,244,500 9.62 RURAL 1 $12,200 1 $12,200 0.00 Total 648 $166,266,700 648 $182,256,700 9.62 GLEN BOUGHTON NON-RURAL 1 $74,000 1 $78,000 5.41 RURAL 16 $3,036,000 16 $3,117,000 2.67 Total 17 $3,110,000 17 $3,195,000 2.73 Continued on Next Page... 18-481 File A Page 110 of 119

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QUEENSLAND GOVERNMENT QVAS ADRVLSTS 06/02/2016 04:31:54 REVALUATION STATISTICS REPORT PAGE: 3 ==================================================================================================================================== Local Government: 2080 CAIRNS REGIONAL C U R R E N T V A L U A T I O N N E W V A L U A T I O N -------------------------------- ------------------------------ Incr Number Amount Number Amount Decr % GOLDSBOROUGH NON-RURAL 366 $61,781,500 366 $65,312,500 5.72 RURAL 32 $7,258,500 32 $7,551,500 4.04 Total 398 $69,040,000 398 $72,864,000 5.54 GORDONVALE NON-RURAL 2355 $352,561,922 2355 $383,474,306 8.77 RURAL 169 $57,622,600 169 $59,052,600 2.48 Total 2524 $410,184,522 2524 $442,526,906 7.88 GREEN HILL RURAL 63 $21,893,000 63 $22,438,500 2.49 GREEN ISLAND NON-RURAL 2 $2,440,000 2 $2,440,000 0.00 HOLLOWAYS BEACH NON-RURAL 838 $170,719,000 838 $179,870,000 5.36 RURAL 9 $6,495,000 9 $6,815,000 4.93 Total 847 $177,214,000 847 $186,685,000 5.34 KAMERUNGA NON-RURAL 220 $48,805,500 220 $56,210,500 15.17 RURAL 5 $3,020,000 5 $3,080,000 1.99 Total 225 $51,825,500 225 $59,290,500 14.40 KANIMBLA NON-RURAL 966 $203,208,500 966 $222,562,500 9.52 KEWARRA BEACH NON-RURAL 2017 $462,324,000 2017 $517,450,000 11.92 LAMB RANGE RURAL 3 $174,500 3 $195,200 11.86 LITTLE MULGRAVE NON-RURAL 28 $5,762,500 28 $6,330,000 9.85 RURAL 73 $18,364,000 73 $20,241,000 10.22 Total 101 $24,126,500 101 $26,571,000 10.13 MACALISTER RANGE NON-RURAL 2 $822,500 2 $865,000 5.17 MACHANS BEACH NON-RURAL 425 $94,662,500 425 $98,122,500 3.66 RURAL 4 $1,430,000 4 $1,510,000 5.59 Total 429 $96,092,500 429 $99,632,500 3.68 MANOORA NON-RURAL 1242 $211,142,500 1242 $235,450,000 11.51 MANUNDA NON-RURAL 1294 $267,883,500 1294 $296,542,100 10.70 MIRRIWINNI NON-RURAL 102 $7,091,500 102 $6,038,000 -14.86 RURAL 114 $16,976,500 114 $16,606,000 -2.18 Total 216 $24,068,000 216 $22,644,000 -5.92 MOOROOBOOL NON-RURAL 2313 $418,526,000 2313 $468,616,000 11.97 MOUNT PETER NON-RURAL 18 $4,997,500 18 $5,248,500 5.02 RURAL 29 $13,183,500 29 $13,794,500 4.63 Total 47 $18,181,000 47 $19,043,000 4.74 Continued on Next Page... 18-481 File A Page 111 of 119

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QUEENSLAND GOVERNMENT QVAS ADRVLSTS 06/02/2016 04:31:54 REVALUATION STATISTICS REPORT PAGE: 4 ==================================================================================================================================== Local Government: 2080 CAIRNS REGIONAL C U R R E N T V A L U A T I O N N E W V A L U A T I O N -------------------------------- ------------------------------ Incr Number Amount Number Amount Decr % MOUNT SHERIDAN NON-RURAL 3181 $486,460,676 3181 $529,582,792 8.86 RURAL 3 $1,455,000 3 $4,315,000 196.56 Total 3184 $487,915,676 3184 $533,897,792 9.42 PACKERS CAMP NON-RURAL 7 $1,562,500 7 $1,640,000 4.96 RURAL 42 $12,925,500 42 $13,332,500 3.15 Total 49 $14,488,000 49 $14,972,500 3.34 PALM COVE NON-RURAL 749 $293,489,000 749 $322,418,000 9.86 PARRAMATTA PARK NON-RURAL 872 $197,954,000 872 $225,052,500 13.69 PORTSMITH NON-RURAL 357 $282,786,422 357 $283,725,807 0.33 REDLYNCH NON-RURAL 3182 $731,079,000 3182 $826,589,500 13.06 RURAL 9 $6,695,000 9 $7,415,000 10.75 Total 3191 $737,774,000 3191 $834,004,500 13.04 SMITHFIELD NON-RURAL 2149 $503,737,246 2149 $547,894,400 8.77 RURAL 5 $1,212,000 5 $1,227,000 1.24 Total 2154 $504,949,246 2154 $549,121,400 8.75 STRATFORD NON-RURAL 455 $112,466,000 455 $121,946,000 8.43 TRINITY BEACH NON-RURAL 1793 $483,510,500 1793 $503,772,500 4.19 TRINITY PARK NON-RURAL 1149 $277,360,000 1149 $299,928,600 8.14 WAUGH POCKET RURAL 27 $3,063,500 27 $3,049,000 -0.47 WESTCOURT NON-RURAL 811 $174,508,000 811 $190,487,500 9.16 WHITE ROCK NON-RURAL 1485 $217,863,500 1485 $237,516,500 9.02 RURAL 1 $136,000 1 $136,000 0.00 Total 1486 $217,999,500 1486 $237,652,500 9.02 WHITFIELD NON-RURAL 1550 $391,051,500 1550 $423,970,500 8.42 WOOPEN CREEK NON-RURAL 1 $100,000 1 $95,000 -5.00 RURAL 66 $9,097,500 66 $8,804,500 -3.22 Total 67 $9,197,500 67 $8,899,500 -3.24 WOOROONOORAN RURAL 1 $62,000 1 $59,000 -4.84 WOREE NON-RURAL 1348 $288,588,500 1348 $311,481,500 7.93 RURAL 1 $530,000 1 $550,000 3.77 Total 1349 $289,118,500 1349 $312,031,500 7.93 WRIGHTS CREEK NON-RURAL 11 $2,854,500 11 $2,999,000 5.06 RURAL 53 $21,533,400 53 $22,130,400 2.77 Total 64 $24,387,900 64 $25,129,400 3.04 Continued on Next Page... 18-481 File A Page 112 of 119

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QUEENSLAND GOVERNMENT QVAS ADRVLSTS 06/02/2016 04:31:54 REVALUATION STATISTICS REPORT PAGE: 5 ==================================================================================================================================== Local Government: 2080 CAIRNS REGIONAL C U R R E N T V A L U A T I O N N E W V A L U A T I O N -------------------------------- ------------------------------ Incr Number Amount Number Amount Decr % YORKEYS KNOB NON-RURAL 720 $170,127,000 720 $177,109,500 4.10 RURAL 21 $7,095,000 21 $7,290,000 2.75 Total 741 $177,222,000 741 $184,399,500 4.05 ------------------------------- ------------------------------- ------- Total 52169 $11,593,101,873 52169 $12,570,792,524 8.43 ------------------------------- ------------------------------- ------- Note: Locality contains only Valuations for the Property Valuation Method (PVM) displayed C U R R E N T V A L U A T I O N N E W V A L U A T I O N -------------------------------- ------------------------ Date of Effect 30/06/2015 Date of Effect 30/06/2016 Date of Valuation 01/10/2014 Date of Valuation 01/10/2015 Date of Issue 02/03/2016 Note: All site valuations displayed on this report are adjusted site valuations. i.e. the site valuations provided reflect the removal of any applicable offset or site improvement deduction. ==================================================================================================================================== *** End Of Report ***

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DEPARTMENT OF NATURAL RESOURCES AND MINES QVAS Report Id : 9249227 Printed File : /Output/Admin/Rpt/adpBNE1RevalLandUseSta ts.rpt.9249227 Report Name : BNE1_Reval_Land_Use_Stats Job Name : REVAL LAND USE STATS 1 ALL - 2080 User Name : STEVE MCMILLAN Office : BNE:BRISBANE District : BRISBANE Date Requested : 08-feb-2015 10:07:18 Request Number : 9249227 Parameters :

THE INFORMATION CONTAINED IN THIS REPORT INCORPORATES INFORMATION OBTAINED FROM SOURCES OUTSIDE THIS DEPARTMENT.

WHILST EVERY EFFORT IS MADE TO VERIFY THE ACCURACY OF SUCH INFORMATION, THE DEPARTMENT IS UNABLE TO GUARANTEE SUCH INFORMATION.

18-481 File A Page 114 of 119

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DEPT OF NATURAL RESOURCES IVASE ADBNE1RL 07/02/2016 16:34:56 REVALUATION LAND USE STATISTICS - CAIRNS REGIONAL PAGE: 1 ================================================================================ Division Prim L/U No. Blocks Avg. New Value %Changed --------------------------------------------------------------------------------

18-481 File A Page 115 of 119

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DEPT OF NATURAL RESOURCES IVASE ADBNE1RL 07/02/2016 16:34:56 REVALUATION LAND USE STATISTICS - CAIRNS REGIONAL PAGE: 2 ================================================================================ Division Prim L/U No. Blocks Avg. New Value %Changed -------------------------------------------------------------------------------- CAIRNS REGIONAL 1 1235 $308,266 6.87% 2 41067 $189,191 8.63% 3 1378 $221,635 11.14% 4 421 $502,015 15.00% 5 2674 $317,712 4.92% 6 97 $369,247 15.37% 7 50 $586,270 12.77% 8 1663 $510,774 8.11% 9 99 $1,209,141 33.09% 10 9 $281,500 12.43% 11 153 $323,477 9.61% 12 47 $537,181 7.21% 13 121 $481,388 6.65% 14 99 $943,596 7.73% 15 21 $737,381 13.86% 16 11 $12,013,210 0.62% 17 48 $644,833 5.04% 18 16 $1,467,875 27.61% 20 1 $1,850,000 48.00% 21 17 $1,041,235 8.20% 22 6 $2,969,167 19.32% 23 94 $675,000 3.29% 24 52 $845,529 4.45% 25 311 $456,174 10.59% 26 3 $415,000 4.18% 27 7 $2,135,714 20.03% 28 149 $521,795 4.27% 29 17 $957,353 10.90% 30 39 $565,782 3.35% 31 9 $1,967,500 1.46% 33 14 $555,357 1.52% 34 3 $923,333 4.53% 35 194 $646,224 1.65% 36 627 $426,922 4.56% 37 14 $1,406,596 0.67% 39 15 $1,528,667 -0.77% 40 9 $1,357,500 3.41% 41 42 $437,143 10.18% 42 32 $1,994,016 6.67% 43 47 $1,958,404 11.52% 44 19 $375,684 6.53% 45 3 $626,667 14.63% 47 8 $1,265,000 5.83% 48 65 $705,756 15.59% 49 12 $1,633,750 8.80% 50 79 $346,184 7.82% 51 4 $348,125 12.07% 52 1 $350,000 4.48% 56 3 $1,583,333 2.15% 57 1 $350,000 6.06% 58 33 $552,879 21.61% 64 3 $172,333 0.00% 65 19 $249,553 0.00% 72 441 $470,919 20.10% 74 1 $202,500 0.00% 75 486 $312,198 0.00% 79 7 $115,143 0.00% 80 14 $132,750 0.00% 81 1 $110,000 0.00% 83 2 $127,750 0.00%

18-481 File A Page 116 of 119

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DEPT OF NATURAL RESOURCES IVASE ADBNE1RL 07/02/2016 16:34:56 REVALUATION LAND USE STATISTICS - CAIRNS REGIONAL PAGE: 3 ================================================================================ Division Prim L/U No. Blocks Avg. New Value %Changed -------------------------------------------------------------------------------- 86 2 $147,500 0.00% 87 2 $205,000 0.00% 89 8 $298,438 -0.16% 91 33 $210,373 9.29% 94 1 $1,900 0.00% 97 8 $354,375 9.63% 99 2 $940,000 7.43% ------- -------------- -------- Division Totals 52169 $240,963 8.43% ------- -------------- --------

18-481 File A Page 117 of 119

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DEPT OF NATURAL RESOURCES IVASE ADBNE1RL 07/02/2016 16:34:56 REVALUATION LAND USE STATISTICS - CAIRNS REGIONAL PAGE: 4 ================================================================================ Prim L/U No. Blocks Avg. New Value %Changed -------------------------------------------------------------------------------- TOTALS BY LAND USE 1 1235 $308,266 6.87% 2 41067 $189,191 8.63% 3 1378 $221,635 11.14% 4 421 $502,015 15.00% 5 2674 $317,712 4.92% 6 97 $369,247 15.37% 7 50 $586,270 12.77% 8 1663 $510,774 8.11% 9 99 $1,209,141 33.09% 10 9 $281,500 12.43% 11 153 $323,477 9.61% 12 47 $537,181 7.21% 13 121 $481,388 6.65% 14 99 $943,596 7.73% 15 21 $737,381 13.86% 16 11 $12,013,210 0.62% 17 48 $644,833 5.04% 18 16 $1,467,875 27.61% 20 1 $1,850,000 48.00% 21 17 $1,041,235 8.20% 22 6 $2,969,167 19.32% 23 94 $675,000 3.29% 24 52 $845,529 4.45% 25 311 $456,174 10.59% 26 3 $415,000 4.18% 27 7 $2,135,714 20.03% 28 149 $521,795 4.27% 29 17 $957,353 10.90% 30 39 $565,782 3.35% 31 9 $1,967,500 1.46% 33 14 $555,357 1.52% 34 3 $923,333 4.53% 35 194 $646,224 1.65% 36 627 $426,922 4.56% 37 14 $1,406,596 0.67% 39 15 $1,528,667 -0.77% 40 9 $1,357,500 3.41% 41 42 $437,143 10.18% 42 32 $1,994,016 6.67% 43 47 $1,958,404 11.52% 44 19 $375,684 6.53% 45 3 $626,667 14.63% 47 8 $1,265,000 5.83% 48 65 $705,756 15.59% 49 12 $1,633,750 8.80% 50 79 $346,184 7.82% 51 4 $348,125 12.07% 52 1 $350,000 4.48% 56 3 $1,583,333 2.15% 57 1 $350,000 6.06% 58 33 $552,879 21.61% 64 3 $172,333 0.00% 65 19 $249,553 0.00% 72 441 $470,919 20.10% 74 1 $202,500 0.00% 75 486 $312,198 0.00% 79 7 $115,143 0.00% 80 14 $132,750 0.00% 81 1 $110,000 0.00% 83 2 $127,750 0.00%

18-481 File A Page 118 of 119

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DEPT OF NATURAL RESOURCES IVASE ADBNE1RL 07/02/2016 16:34:56 REVALUATION LAND USE STATISTICS - CAIRNS REGIONAL PAGE: 5 ================================================================================ Prim L/U No. Blocks Avg. New Value %Changed -------------------------------------------------------------------------------- 86 2 $147,500 0.00% 87 2 $205,000 0.00% 89 8 $298,438 -0.16% 91 33 $210,373 9.29% 94 1 $1,900 0.00% 97 8 $354,375 9.63% 99 2 $940,000 7.43% ------- -------------- -------- LG Totals 52169 $240,963 8.43% ------- -------------- -------- Note: All site valuations displayed on this report are adjusted site valuations. i.e. the site valuations provided reflect the removal of any applicable offset or site improvement deduction. *** End Of Report ***

18-481 File A Page 119 of 119

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Documents

Disclosure Log DNRME Act 2009 Published on RTI · Residential Movements in the residential sector have been mixed, with the median valuation increasing from $162,500 to $177,500 (9.2%)