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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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awalsh-7Ub9EypybQ

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

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

Alistair Walsh

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