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Owners corporation managers are becoming involved in residential developments earlier and earlier on, according to Andy Dawson, managing director of Engine Property Group.
Dawson spoke to Property Observer as part of our Day in the Life series.
{qtube vid:=SFsbTEceQbI}
As soon as planning permits are approved for large residential development, owners corporation managers can become involved providing feedback on how the building will work.
The role has extended far beyond that of being just a strata manager and now involves consultation on laws, lay-out, and structure of residential buildings from day one.
"If you break down from our perspective what we actually do, right from the moment that the actual town planning permit is issued and there are architectural drawings we’re asked to have a look at the drawings, to look at the machinations of the building, look at how many buildings there are, what type of amenities there are, how we actually structure the owners corporation," Dawson told Property Observer.
Photos: ILK South Yarra
New developments, prestigious and otherwise, have more and more common spaces. <a href="https://www.propertyobserver.com.au/victoria/vue-de-monde-communal-kitchen-for-melbourne-development/2013092365193">Banquet kitchens</a> are the norm these days, buildings aren’t complete without their <a href="/news">own cinema</a>, and <a href="/news">shared rooftops</a> are now almost as important as what is in the newly completed apartment.
But with that rise of shared spaces comes the added burden on the owners corporation for managing and funding them.
<blockquote class="twitter-tweet">
Pool at South Yarra, Ilk <a href="https://twitter.com/search?q=%23propertyobserving&amp;src=hash" target="_blank">#propertyobserving</a> <a href="https://twitter.com/search?q=%23ilksouthyarra&amp;src=hash" target="_blank">#ilksouthyarra</a> <a href="https://t.co/UEovBOF8Jd" target="_blank">pic.twitter.com/UEovBOF8Jd</a>
— Jennifer Duke (@JennieDuke) <a href="https://www.propertyobserver.com.au/https://twitter.com/JennieDuke/statuses/380251428985380864" target="_blank">September 18, 2013</a>
</blockquote>
The organisational and technical infrastructure required far surpasses what was required in previous styles and require a far larger owners corporation.
Working out the operational costs of these spaces is integral to maintaining body corporate fees at their advertised rate, and working this out takes months.
Dawson says larger firms are generally able to keep body corporate fees within 10% of the advertised rate even after several years.
"We have to set quite reasonably budget allocations so incoming purchasers know what the level of the owners corporation fees are."
The increasing complexity of developments also means there is an increasing number of owners corporations for each development. It’s common for them to have eight different bodies for one development.
"They’re a function of cost centres they don’t want to be paying for the costs of a person living in another tower."
Day in the life
8.30am: Get to work and check emails
9:30am: Meeting with managers to organise staff for upcoming hand-over of development
11:30am: Site visitation to Tip Top development in Brunswick. Discussions with developers on how to approach owners corporation structures.
12:30 Lunch meeting with an architect on the design of a communal kitchen
14:30 Meeting the building manager of 27 Little Collins Street on how to move 170 people into the development, using just one goods lift, without disrupting the operations of the Sheraton Hotel.
16:00 Meeting with Engine’s Lawyers to develop presentation on the legal obligations of a developer in an upcoming site
Video Transcript
Alistair: Prestigious new developments these days seem to offer more and more shared spaces, from rooftop cinemas, massive gyms, beautiful gardens and banquet kitchens but this drive towards shared facilities requires a sleeker much more engaged owners corporation structure to manage these spaces. We spent the day with Andy Dawson, head of Engine Property Group to talk about how they manage this emerging breed of new developments.
Andy: Engine Property Group is a property asset management company. We look after every aspect of property save and except sales and rentals. So when common property is created an owners corporation is deemed to exist and the owners corporation is the owners and they can own a multi-level residential tower or they can own an estate or a planned-community and we assist them with their functions under the act to fulfil the repair maintenance of common property and enforcing the rules and regulations in that environment.
Alistair: So which sort of developments do you cover?
Andy: We’ve got some beautiful sites, we have some beautiful established sites. We have representation at New Quay, the Nolan Tower, Royal Domain Tower, we have properties in Port Melbourne, Bay Apartments and out to the east we have Mitcham Village. We have wonderful estates Solomon and Allamanda. Out in the east we have Marriot Waters and we’ll be taking a trip today to a beautiful development, probably the most prestigious development in South Yarra which was delivered by Little Property which is Ilk.
Alistair: What’s changed in the industry?
Andy: You could purchase an apartment back in the early 80s and upon settlement you receive your owner’s manual and your keys and you would arrive at the apartment complex and possibly be met by a retired bank manager. Your movement would be organised. Now the delivery of service is at such an acute level that we have worked so hard and can see the high level development companies that attract purchasers. Their service proposition with regards to delivery has increased because apartments are now seen as homes, buildings are now seen as communities. The level of owner occupier is significantly higher. If you break down from our perspective what we actually do, right from the moment that the actual town planning permit is issued and there are architectural drawings we’re asked to have a look at the drawings, to look at the machinations of the building, look at how many buildings there are, what type of amenities there are, how we actually structure the owners corporation. It’s not unusual in these larger developments to have anywhere from six to eight owners corporations and they’re a function of cost centres they don’t want to be paying for the costs of a person living in another tower. So we have to have a look at the structure of the owners corporations, the cost allocations. We have to set quite reasonably budget allocations so incoming purchasers know what the level of the owners corporation fees are.
Andy: So if you can imagine, you’ve purchased your apartment, you move in, and then you arrive at the apartment complex and you’re met by one of our team who’s the building manager. There’s been a lot of lead-up work for two to three months to that particular point in time. So someone comes in and straight away they feel the building is clean, safe, it’s secure, it’s compliant, and they can go to their website. They can have a look at how to book into the movie theatre, the barbeque area, how do I go about this, what are the rules, what can I can’t do, who do I contact? It all augurs well for maintaining that higher standard. And we’re lucky enough to be working with groups that are continually evolving up and we’re continuingly evolving up. So that’s our significant point of difference and that’s where I see our industry as going.
Alistair: So where are we heading?
Andy: Toorak Road, the new very prestigious Ilk development that’s been recently handed over by Little Property.
Alistair: So you’ve been working with Little Property for a while?
Andy: Yeah we’ve got a great relationship with Little. We’re very fortunate to have tremendous relationships with a lot of high end developments. We try and work really hard. We have our scabby knees but we try and work really hard to maintain the respect and deliver in accord with their expectations and purchasers’ expectations.
Andy: It was delivered in stages. The first stage was end of June early July; the second stage was end of August. And that’s getting nearly 400 people into a building over that period of time.
Andy: We’re standing on the ninth level of Ilk Tower. Which is Little, in South Yarra’s development. So there are six owners corporations at Ilk. We’re standing on one owners corporation here which the residential towers share. Which is the common amenities here, it’s a beautiful entertaining area where people can have their own private parties, catering, bring in a chef, over there we have cinemas, barbeques, it really is well done. But the point I’m making is it’s a common property and an owners corporation. Above us is the North Tower, that’s an owners corporation. Below this slab is the South Tower, that’s an owner’s corporation. The point I’m making is the people in the South Tower don’t contribute to the costs of the people in the North Tower but they share the costs of these cost. We have a retail component and we have a car park component. But again the whole process of bringing a $100 million plus building on stream, in anticipation of 400 residents where you know that people have just experienced that journey I’ve spoken about with regards to customer relations. It’s so critical for us to hit it right.
Andy: Behind the scenes, behind that area there is plant and equipment. And that plant and equipment is being loaded up on building management system so we know who the core supplier is, who the manufacturer is, what types of warranties are involved, both from a manufacturing perspective and from a service perspective. And that is so important. People don’t think of this, they think it might just be heating and cooling equipment. But the reality is, if something goes wrong and you just have a strata manager who gets the call they might just ring a contractor to come and fix it. But from our office we know who to go directly to. We know who the service providers are and all that is a function of not breaching warranties. And again that’s a function of cost saving. So it’s a situation of managing a building parcel in its entirety rather than just having one particular discipline which is strata management.
<a href="mailto:awalsh@propertyobserver.com.au">awalsh@propertyobserver.com.au</a>
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What does your owners corporation actually do? A day in the life of an owners corporation manager

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The Southport Magistrates court has jailed Gold Coast property agent Steven Chen from United Property Specialists for nine months for $300,000 of breaches relating to the management of trust accounts.
Chen pleaded guilty to five charges of improperly paying out trust account money and one charge of carrying out the business of a real estate agent without the appropriate licence, according to Queensland Office of Fair Trading.
Between July 2011 and November 2011 Chen made unauthorised withdrawals and transfers from trust accounts, costing his clients $324,480.
He failed to account for the monies or pay them to those entitled to them.
He was found guilty of improperly paying out trust account money and carrying out the business of a real estate agent without the appropriate licence.
Chen was also permanently disqualified from holding a property agent’s licence.
He will serve three months before being considered for conditional release.
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Gold Coast property agent jailed for trust account breaches

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The Australian Securities and Investment Commission has banned a Melbourne mortgage broker for five years for providing misleading information on loan applications.
ASIC also cancelled the credit license of Tony Quach’s TQ Smartchoice Pty Ltd.
It says he submitted false and misleading information relating to applicants’ income, employment and savings.
He made declarations to lenders that he had met and obtained all information from the applicants.
But Quach had failed to meet some of the applicants before submitting the applications to lenders.
It says Quach also met some applicants but still submitted applications including information and documents obtained from a person other than the applicant.
“ASIC takes allegations of loan fraud very seriously. We will continue to remove from the industry those involved in misleading loan applications,” ASIC Deputy Chairman Peter Kell says.
ASIC’s is currently investigating a further 20 loan-fraud cases.
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Melbourne loan fraud mortgage broker banned by ASIC

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Sydney auction homes are selling for 15.3% above their price guides, according to a September through November analysis by property advisory firm Intelligent Property Services Group.
This is up from August when they were selling for 12.19% above price guides and in 2012 auctions were being bid up to 8.95% above price guides.
ISPG’s Ramon Mitchell says the increase comes as a direct result of a rapid market upswing in market sentiment with increasing numbers of buyers competing for a limited amount of quality housing stock.
“Whether intentionally or not, agents are habitually underestimating the final sales price of their home – particularly in auction “hotspots” such as the inner east and inner west,” Mitchell says.
But he says it may not be a case of deliberate underquoting with many sale prices grossly above their reserves.
One of most extreme cases seen by ISPG was a three-bedroom Darlington terrace at <a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Chippendale/?adid=2010734317" target="_blank">59 Cleveland Street</a> (pictured below) which sold for 33.33% above its price guide in late October.
{yoogallery src=[images/stories/2013/11/08/darl]}
It had a pre-auction price guide of $700,000 but it sold for $1.05 million.
A three bedroom Kirribilli terrace at <a href="https://www.domain.com.au/Property/Sold/House/NSW/Kirribilli/?adid=2010687947" target="_blank">73 Broughton Street</a> (pictured below) sold for 24% above its price guide of $900,000.
{yoogallery src=[images/stories/2013/11/08/kir]}
Mitchell says it was an investment property bought in 2002 for $750,000 and was one of the cheapest torrens title properties available for sale in Kirribilli.
“I was at the auction bidding for a client, after having made a strong pre-auction offer of $975,000 which, interestingly since it was in the absence of any other offers and at $75,000 over guide, was declined. We were, however advised that our offer ‘will buy it on the day’,” Mitchell says.
“We had a robust $1.1 million max bid authority on the day and felt we were in a strong position. Clearly, the market had other ideas.”
<img src="/images/stories/2013/11/08/73BroughtonSt_Kirribilli_2_Auction-one.jpg" width="470" height="427" alt="73BroughtonSt_Kirribilli_2_Auction-one">
There were 23 registered bidders at the auction, at least seven of which were bidding above $1.1 million.
It eventually sold for $1.189 million – $289 above the price guide.
A four-bedroom Redfern terrace at <a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Redfern/?adid=2010730944" target="_blank">111 Marriott Street</a> (pictured below) sold in late October for 27.03% above price guide.
It was advertised at $875,000 but eventually sold for $1.208 million – $332,500 more than the price guide.
{yoogallery src=[images/stories/2013/11/08/red]}
And a three-bedroom St Peters terrace at <a href="https://www.domain.com.au/Property/Sold/House/NSW/St-Peters/?adid=2010714671" target="_blank">51 Lackey Street</a> (pictured below) sold for 27.03% more than the price guide.
It was advertised at $675,000 but sold for $925,000 – $250,000 more than the price guide.
{yoogallery src=[images/stories/2013/11/08/st]}
Mitchell says many buyers are pushing the limits on gearing and says when they overdo it at auction they will probably only find out the bad news on subsequent valuation, particularly affecting investors.
“Overpaying and suffering paltry yields as a result is not an ideal starting point for the investment,” Mitchell says.
He says banks tend to be more accepting of over-the-odds prices when they sell under the hammer rather than pre-auction.
“When people are paying similarly inflated prices pre-auction, we’ve seen quite a few fall-overs as a result of bank valuations coming in short.  It seems to be a rather fine “comfort level” line between the two scenarios.”
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Sydney auctions selling 15.3% above price guides since September

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The Australian Securities and Investment Commission says some real estate agents are offering kickbacks to financial advisers to advise investors to use an SMSF to purchase the real estate agents' properties.
It says financial advisers may be banned from receiving them under the Future of Financial Advice reforms.
“This is because the commissions or benefits could reasonably be expected to influence the financial product advice given to retail clients,” the agency says.
Meanwhile it has warned real estate agents off advising their clients to invest in property using a self-managed super fund.
“ASIC is concerned that with the increased popularity of SMSFs and property investment, real estate agents may not realise they are providing financial product advice and need an Australian financial services licence when making recommendations or statements of opinion to a person to use an SMSF to invest in property,” it says.
Individuals caught face fines of up to $34,000 or two years imprisonment while companies face fines of up to $170,000.
‘We want to ensure the SMSF sector remains healthy and vibrant so investors can be confident that, if they are receiving advice about investing through an SMSF, their adviser holds an Australian financial services licence and is aware of its obligations’, ASIC Commissioner  Greg Tanzer says.
It wrote to the Real Estate Institute of Australia to clarify regulations with agents.
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ASIC warns real estate agents: stop spruiking SMSFs

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The Barangaroo developers have released a new masterplan for Central Barangaroo in a bid to assure Sydneysiders they will not be encroaching on public land.
The aim is to have 50% of the 5.2 hectares of land in the Central Barangaroo site publicly accessible.
<img alt="barangaroo_nov_7_one" height="353" width="470" src="/images/stories/2013/11/07/barangaroo_nov_7_one.jpg">
Photo courtesy of barangaroo.com, artistic impression
The masterplan now includes a new waterfront park and event spaces.
Central Barangaroo will include 2.6 hectares of waterfront public space and a 14 kilometre foreshore promenade stretching from Woolloomooloo to the Anzac Bridge.
<img alt="barangaroo_nov_7_two" height="289" width="470" src="/images/stories/2013/11/07/barangaroo_nov_7_two.jpg">
Photo courtesy of barangaroo.com, artistic impression
“The refined master plan framework provides the opportunity for Central to be more active and engaging, with greater flexibility allowing for a diversity of uses. Central will provide a platform for events such as live music, festivals and outdoor art exhibitions,” chief of the Barangaroo Delivery Authority, John Tabart says.
<img alt="barangaroo_nov_7_three" height="264" width="470" src="/images/stories/2013/11/07/barangaroo_nov_7_three.jpg">
Photo courtesy of barangaroo.com, artistic impression
The plan includes the preservation of a site for future use as a music venue.
There is a network of laneways to ensure pedestrian access to the foreshore.
The master plan will be placed on public display before being lodged as a planning application.
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Central Barangaroo public spaces revamped in new masterplan

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Outer Hobart defied the trend of falling sales in Tasmania in the September quarter according to the Real Estate Institute of Tasmania.
After the 10.% increase in house sales in the June quarter for Tasmania, sales fell 1.6% in the September quarter as sales in outer Hobart increased 21% over the quarter and 62.8% over the year.
Click to enlarge
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Median house prices in outer Hobart increased 6.2% over the quarter to $345,000 and 12.3% over the year. 
Across Hobart prices increased 1.4% over the quarter to $352,000 and 3.5% over the year.
Launceston house sales are down 7.3% for the quarter, while house sales in the North West Centres increased 1.8%.
House prices in Launceston are down 1.3% over the quarter to to $270,000 but up 1.9% for the year. In the North West Centres prices are up 2% and 7.6%
Across Tasmania the median house price fell 1.4% over the quarter to $295,000, but is up 3.5% for the year.
The six municipalities in Tasmania recording a median house price higher than the State median are Clarence ($350,000), Inner Hobart ($510,000), Kingborough ($385,000), Meander Valley ($300,000), Sorell ($325,000) and West Tamar ($320,000).
REIT President Adrian Kelly says after such a dramatic increase in house sales during the previous quarter,it was positive not to see too large a decline in the figures.
“The September Quarter Report also showed us which suburbs in Tasmania are experiencing the highest turnover, as well as which are the most affordable and expensive,” he said.
“The top three most expensive suburbs were Battery Point, Sandy Bay and Mount Nelson.
“The top three Tasmanian suburbs with the highest turnover of house sales were Kingston, Devonport and Blackmans Bay.
“First home buyers also remained relatively steady for the June quarter, accounting for 17% of house sales across the State, with a median purchase house price of $236,250.”
He said second home buyers still hold more half the property market.
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Outer Hobart defies Tasmania market plateau

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There was a 9% lift in sales activity in October in Western Australia particularly in the central part of the Perth market, according to the Real Estate Institute of Western Australia.
There was a 15% increase in more expensive near-city sales which pushed the near city median price up by 1.9% to $520,000 for the three months to October.
There was also a 7% lift in listings during the month.
REIWA finds the number of metropolitan sales dropped away by around 6% in the quarter.
“In fact the more affordable north-east and south-east corridors in metropolitan Perth were the only sub-regions to show an increase in activity.
The vacancy rate tightened to 3.1% over the September quarter which REIWA says is above average and as a result the median rent had come down by $5 to around $470 per week.
“This change is more strongly reflected in units and apartments which have dropped $10 to a median of $450 per week,” REIWA boss David Airey says.
“Since the September quarter we have seen a further dip in properties available for lease but more notably a further drop in the median rent to $465 per week”.
Units, apartments and villas fell $4,000 in both the city and the country to $421,000 and $306,000 respectively, but Airey says the broader theme from the quarter was the narrowing of the overall buying range.
“The distribution of house sales in Perth by price range reveals the compressed nature of the market. Some 75% of turnover occurred within the band of $350,000 to $800,000 and which compares to 71% of turnover in the same bracket this time last year,” he said.
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October sales surge for WA as activity down for the quarter

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Melbourne homes were selling well above auction price guides during September, according to a Property Observer analysis.
An analysis of 67 auction sales in September revealed just three sold within the pre-auction price guide given by the listing agents.
The rest sold for an average of 11.31% above the upper bracket of the pre-auction price guides.
Almost half of them sold for more than 10% above the upper price bracket.
Homes worth more than $1 million were the most likely to sell above their pre-auction price guides with all 14 surveyed selling out of the price range indicated by agents. They sold for an average 16% above.
All but two of the 30 homes worth $600,000 to $1 million sold above price guides. They went for an average of 10.9% above price guides.
Of the 23 homes worth less than $600,000, just one sold within the price guide. The rest sold for an average of 8.77% above the upper price bracket.
One of the most extreme examples was a three bedroom house in Richmond which sold for 28.75% above the pre-auction price guide.
The property at 33 Kelso Street was advertised at $1.1 million to $1.2 million but sold for $1.545 million.
RP Data records suggests the price guide increased to $1.2 million to $1.3 million a few days prior to auction, part of the step quoting process which is now the norm in the real industry, but it still sold for 15% above the upper bracket.
That same day in Brunswick East a four bedroom house at 7 Parkview Avenue which was advertised at $930,000 to $1.02 million sold for $1.295 million – 27% above the upper price bracket.
In other price brackets on the same day a three bedroom house at <a href="https://www.realestateview.com.au/Real-Estate/25-john-street-oakleigh/Property-Details-sold-residential-5996088">25 John Street in Oakleigh</a> sold for $793,000 – more than 20% above its price guide of $620,000 to $660,000.
The properties are all deemed to be investment grade properties and the auctions were attended by National Property Buyers.
In August we found <a href="https://www.propertyobserver.com.au/victoria/as-durability-of-the-rebound-is-questioned-melbourne-auction-prices-still-selling-10-above-pre-auction-price-guidance/2013082264478">homes were selling 10% above price guides.</a>
Prior to that <a href="https://www.propertyobserver.com.au/victoria/melbourne-auction-homes-selling-10-over-advertised-price/2013080863977">in the lead up to Spring they were selling at 11%</a> above pre-auction price guides.
<a href="https://www.propertyobserver.com.au/victoria/melbourne-autumn-residential-auction-prices-fetching-well-above-price-guides/2013041160327/Page-1" target="_blank">In April this year</a>, Property Observer noted homes were selling at 9.55% above the upper advertised price bracket.
In <a href="https://www.propertyobserver.com.au/residential/sale-prices-edge-87-above-estimates-of-melbourne-agents-underquoting-at-october-auctions/2012102957500/Page-1" target="_blank">October last year</a> it was 8.7%. <a href="https://www.propertyobserver.com.au/news/underquoting-still-rife-in-melbourne/2012100456988" target="_blank">In September</a> it was 6.5% and <a href="https://www.propertyobserver.com.au/auctions/melbourne-auction-listings-typically-selling-at-5-above-upper-end-estimate/2012090956435" target="_blank">in July</a> it was 5%.
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Melbourne auctions selling 11% above price guides

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Mortgage broker AFG had its biggest month ever in October, processing more than $4 billion in home loans.
The figure is 12% greater than the $3.624 billion processed the month before, which was itself a record.
The biggest increase in activity was recorded in South Australia, up 19%  for the month, followed by Victoria at 18.8%, Queensland at 11.8%, Sydney at 10.9% and last Perth at 5%.
“Low rates and intense competition amongst lenders are making the home loan market not only more attractive, but also more complex. Consumers are increasingly turning to brokers to help locate the overall package best suited to them,” says AFG’s Mark Hewitt.
Fixed home loans accounted for 27.7% of all home loans processed.
First home buyers accounted for 23% of loans in WA, 16% in SA, 11% in Victoria, 6% in Queensland and 4% in NSW.
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Mortgage broker AFG has biggest month ever, but NSW first home buyers AWOL

<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

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“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

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[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

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Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

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Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

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[smartcode_project_cta:default project_id=152737]

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Alistair Walsh

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