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GUEST OBSERVER
The results of the 2016 Australian Census clearly demonstrate the swing to urban living across the country. 
In the five years between the 2011 census and the 2016 census Australia’s capital cities have grown by 10.5 percent compared to the rest of the country at 5.7 percent. 
Two thirds of Australians now live in our capital cities with Sydney and Melbourne being the largest cities.
The swing to a more urban population is also demonstrated by the growth in the number of people now living in urban apartments. In 2011 Sydney’s apartment dwellers were 25.8 percent of home dwellers and this has grown to 28.1 percent in the 2016 census. 
With around 70 percent of all dwellings constructed in Sydney over the last year being apartments the percentage of dwellings that are apartments will continue to grow.
Another growing trend is towards renting apartments in cities. In 2011, 31.6 percent of residents were renters in Sydney and this has grown to 34.8 percent in the 2016 census.
As cities like Sydney and Melbourne increase their populations over the next 40 years both will become cities of 8 million people. 
This is the same size as the current populations of London and New York so we must plan for this type of city in the future.
The swing to apartment living will inevitably lead to greater densities in cities like Sydney and these will be mainly in apartment buildings located around railway stations. Just like the impressive Metro and Subway rail systems of New York and London, Sydney and Melbourne will need to develop sophisticated metro rail networks to underpin where future densities are located.
An interesting statistic in the census data is that for the first time in our history the majority of people born overseas are from Asia not Europe. This is a trend that will continue and this is likely to increase the swing towards more urban living in higher densities.
The Urban Taskforce developed an Urban Living Index with McCrindle Research based on the 2011 census to measure the quality of urban living across Sydney. We will be updating the index with the 2016 census data to see which suburbs of Sydney rate highest in terms of urban living.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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2016 Census shows Aussies choosing urban living: Chris Johnson 

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GUEST OBSERVER
The NSW Budget demonstrates good economic management but the housing construction sector must continue to perform.
The main risk to the very positive NSW Budget is the outlook for the housing market.
Budget Paper No 1, Section 3.4 states ‘The largest risk to the forecasts, both to the upside and the downside, is the outlook for the housing market...’
The Budget indicates that stamp duty from the housing sector is $8.8 billion for 2015 – 16, $9.6 billion for 2016 – 17 and predicted to be $9.6 billion for 2017 – 18.
These are massive inputs to the Budget amounting to 31% of the state’s taxation revenue.
The Budget treads a delicate path between actions to help with housing affordability while continuing to boost housing supply.
The Urban Taskforce is concerned that there are a number of trends in the planning system that could upset this balance and slow down housing supply and therefore reduce stamp duty revenue.
The Budget initiatives on housing affordability are to help first home owners by eliminating or reducing stamp duty but the former Governor of the Reserve Bank, Glenn Stevens, has raised concerns that the saving may simply flow into higher house prices.
Glenn Stevens, in his report to the NSW Government on housing affordability, also cautioned another initiative in the NSW Budget where a levy is to be added on stamp duty for foreign investors as this could slow down housing supply.
Other risks to the forecasts for the housing market include the growing trend of Sydney councils of adding 10-15 percent levies on new housing on new housing developments to provide for affordable housing.
The Urban Taskforce believes this has the flow on effect of inflating the price of the other 90 percent of housing in the development, making these homes more costly and unaffordable to buy, or it will make projects unfeasible and therefore reduce supply.
The continuing confusion over local council amalgamations is also a risk to effective planning decisions being made.
The allocation of $14 million in the Budget and $40 million over the next 40 years to housing affordability should ensure that the Office of Housing Coordination and the Housing Delivery staff in the Department of Planning and Environment will be able to unlock key projects that are caught up in the planning system.
The $123 million allocated to the Parramatta Road Urban Amenity Improvement Program is a positive input to help drive the renewal of this corridor. 
The high investment in infrastructure of $72.7 billion over 4 years is an important initiative to underpin population growth in the state and particularly in Sydney. The investment in the Sydney Metro is particularly important.
The allocation of $12.5 million ($70.6 million over 4 years) to accelerate major project assessments is also very positive.
Overall the Budget demonstrates that NSW is being well managed in terms of finance. Most of the Budget items were released before the Treasurer’s speech.
The Urban Taskforce is keen to work with the NSW Government to ensure that the economic and jobs boost coming from a vibrant housing market continues into future years.
 
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Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Positive NSW Budget- but housing construction a risk: Chris Johnson

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GUEST OBSERVER
With indicators showing a slow-down in housing approvals in Sydney some strong actions are needed to boost  supply and help with affordability.  
Global reports list Sydney as the second least affordable city in the world and strong actions are needed to stop us becoming number one.
The Demographia International Housing Affordability Survey 2017 lists Sydney number two after Hong Kong and ahead of Vancouver and Auckland as being the least affordable cities. Urgent action is needed to increase housing supply and create more affordable homes.
The Urban Taskforce has developed a ten point plan to drive more supply and to propose ways to create affordable housing across Sydney.
The most important action is to unlock the 50,000 potential new homes caught up in Sydney’s slow and complex planning system.
We asked our developer members if they had new homes held up in the planning system and we were amazed that over a few days we received a list of around 50,000 new homes that were being frustrated by council or state government requirements. These homes are spread across metropolitan Sydney. 
<a href="https://www.propertyobserver.com.au/images/2017/03/28/UI%20Mapi.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/03/28/UI%20Mapi.jpg" alt="">
 The NSW Government has been very successful in its infrastructure roll out of metro rail, light rail and new motor ways. This is the vital framework for the dramatic growth that is coming for Sydney. The city is also riding a boom in housing completions that come from approvals of a few years ago but there are signals that the supply chain is slowing down just when we need to re-boot it.
With governments at all three levels getting involved in housing affordability there seems to be a focus on the private sector development industry being the provider of affordable housing. While the private development industry must be part of the solution it is simplistic to just demand that they contribute 10% of new houses to councils. All this will do is increase the cost of the other 90 percent of homes thereby lifting Sydney closer to becoming the number one least affordable city.
There are better ways to use private sector contributions to the Sydney housing crisis but this must work with rather than against the industry. The Urban Taskforce has proposed 10 actions to drive Sydney’s Housing Supply and Affordability. These include reviewing well-meaning design guidelines that add significant costs, reviewing recent changes to District Plans that stop housing in certain locations and importantly unlocking thousands of potential new homes locked in the complex and slow NSW planning system.
Our message to the NSW Government is that the big picture policies about infrastructure are working well but at the coal face the development industry is finding it is getting harder to realise projects. A number of seemingly small or local issues are compounding to put many housing projects on hold just when we need to keep the supply pipe-line flowing smoothly.
Here are the 10 Actions that can help drive Sydney’s housing supply and affordability:
<ol>
<li>Fast track housing projects caught in the planning system  </li>
<li>Use government owned land to build significant amounts of affordable housing  </li>
<li>Update the affordable rental housing sepp to provide 40,000 affordable homes over 10 years  </li>
<li>Remove restrictive zoning in centres and on industrial land that stops new housing  </li>
<li>Remove excessive cost adding standards in sepp 65 for cbd areas  </li>
<li>Establish a one stop shop to speed up referrals to government agencies on housing projects  </li>
<li>Restructure planning proposal processes to support changing environment  </li>
<li>Develop a complying code for 6 storey apartments with quick approvals  </li>
<li>Ensure value capture and infrastructure contributions do not stop housing project  </li>
<li>Support stamp duty reforms and institutional funding for affordable housing  </li>
</ol>
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI">here</a>.
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Sydney’s housing crisis needs strong actions to maximise supply: Chris Johnson

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GUEST OBSERVER
The advertising of seven new positions to drive housing delivery by the Department of Planning and Environment is a good first step to help Sydney’s housing crisis.
The new positions of a Director and six Managers for Housing Delivery advertised by the NSW Government are a good beginning to tackling Sydney’s housing crisis.
The Urban Taskforce have called for a NSW Commissioner for Housing Supply to unlock large housing projects caught in the NSW planning system so we are pleased to see these new roles being advertised. Our concern though, is whether these positions will have enough authority to have an impact across all government agencies.
The Urban Taskforce has asked its members for examples of large housing projects caught up in the planning system and we have received details of around 40 projects that represent 40,000 new homes in brownfield and greenfield sites.
Many of these projects are languishing waiting for government agencies to resolve road, traffic and infrastructure issues. Delays can add significant costs to a project with some holding costs being as high as $500,000 a month. Most of these projects are on sites nominated by the state government for growth through Priority Precincts, corridors or urban activation zones.
It is good to see that the new housing delivery positions will be ‘identifying and removing blockages to the supply of housing including affordable housing’. There are many areas in the planning system that are slowing down supply including a lack of coordination between government agencies, excessive levies, confusion with council amalgamations and more precautionary approaches to re-zonings and planning proposals.
The Demographia International Housing Affordability Survey for 2017 has nominated Sydney as the second most unaffordable city in the world above Vancouver and Auckland and below Hong Kong. Clearly significant government action is required to help increase housing supply in order to address the housing affordability crisis.
The New Zealand government has set an excellent example and initiated the Auckland Housing Accord, a program to tackle the housing crisis in Auckland. Sydney could learn from the range of initiatives the Accord covers. These include a Housing Action Plan, the identification of Special Housing Areas which are identified for fast-track development and a proactive Development Programme Office.
The Urban Taskforce has identified a range of initiatives to drive quicker production of housing for Sydney and we are keen to work with the NSW Government on ways to improve housing delivery and increase housing affordability.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Housing delivery positions a good beginning for Sydney’s housing crisis: Chris Johnson

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GUEST OBSERVATION
The NSW government should consider a shared service model as an alternative to amalgamations of councils in the Sydney Metropolitan Area if there is to be a rethink of the mergers.
The state government has expended considerable time and money on a thorough and comprehensive review of local government and it would be a shame if no reforms were implemented. There are alternative options which allow councils to share services without forcing amalgamations.
A good example of a shared service between councils is the planning and development assessment of major projects over $20 million.
Council planners could be merged into six ‘centres of excellence’ across metropolitan Sydney to undertake strategic planning and development assessment of large projects. This would align the council planning system with the six districts established by the Greater Sydney Commission. There would also be a more efficient pooling of expertise and increased career opportunities in this model. The six planning centres of excellence should drive housing supply across Sydney.
It is the large projects that need more dialogue with state government agencies so the link with the Greater Sydney Commission would help this. The assessment of small local projects, which represent around 95% of development applications, would remain at the local level.
The planning centres of excellence would have a board composed of representatives of the individual councils in the district. There may well be other services like roads maintenance that are better managed at the district level.
If plebiscites are planned with local residents about council amalgamations then ways to reform the provision of services must still be proposed that may not relate to full amalgamation. The earlier review of local government did propose joint organisations and shared service centres as viable alternatives to full amalgamation.
The NSW government has made a significant commitment to the Greater Sydney Commission and its six districts. This reform should lead to the integration of appropriate council services into the same structure.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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NSW government still need to rethink service model if Sydney council mergers don’t go ahead: Chris Johnson

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GUEST OBSERVER
Recent statements by the Labor Party that negative gearing and capital gains tax concessions would be reduced send negative messages to ordinary Australians investing in property. 
It is the combination of restricting negative gearing and of reducing capital gains tax deductions on residential property investments that will discourage ordinary Australians from investing in property.
Many Australians have preferred to invest in property over other forms of investment, like shares or bonds, and this has been based on negative gearing to minimise recurrent costs while expecting a positive return from capital gains over time.
While traditionally home ownership has been seen as an Australian ideal this has shifted in recent decades with more people renting while many ordinary Australians have borrowed money to be able to earn an income from a house or apartment.
The people who benefit from negative gearing are those that must borrow to buy an investment property rather than the very wealthy who don’t borrow or borrow less and can use their own funds. It seems unfair of the Labor Party to target ordinary Australians who need to borrow and to discourage them from aspiring to be owners of income producing properties.
The reduction in the use of negative gearing to only new properties while appearing to boost supply is likely to result in increases in new property prices as more investors compete for only new housing. The aspirations of ordinary Australians to be property investors as part of a diversified approach to managing their long term finances should be encouraged rather than discouraged.
The slashing of the capital gains tax deduction by 50% will further discourage all property investors of new or old assets from investing in built assets. The end product of the Labor Party proposals is to undermine confidence in property investment by ordinary Australians as well as larger organisations. This can only lead to less supply of rental properties with a consequent jump in rental fees.
The Urban Taskforce understands that adjustments to the taxation system need to be considered but we believe any changes should encourage the development of more housing funded by the broader community’s investment.
Stamp Duty is clearly a tax that is a disincentive to the purchase of a house or apartment and we believe this should be abolished and replaced by a fair broad based land tax which spreads the tax burden over a much larger ownership base.
 
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Labor proposals to change taxation on housing could slow down supply: Chris Johnson

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GUEST OBSERVER
The Draft Legislation for the Greater Sydney Commission gives the commission the power to make Local Environmental Plans and District Plans. 
The powers proposed for the Greater Sydney Commission give it a major role in determining Sydney’s future. The Sydney Planning Panels will be determining development applications over $20 million and the Commission will have the authority to make Local Environmental Plans (LEPs). The Draft legislation even precludes the Minister from making LEPs thereby ensuring that the independent commission has significant power.
The ultimate signal of the Greater Sydney Commission’s power will be demonstrated by the quality of the appointments to the commissioner positions. It will be important that the commissioners understand the planning system and that they are able to advocate for sensible growth in appropriate areas in metropolitan Sydney.
The principal objectives of the Commission stress the role of planning, aligning infrastructure with planning and promoting housing supply but do not mention jobs. One of the major priorities of the GSC will be to manage the location of jobs closer to where people live.
One important role that is missing from the proposed legislation is that of co-ordinating government agencies on development application referrals. Currently many development applications in metropolitan Sydney are delayed for many months by referrals to many government agencies. Referrals to roads or rail agencies as well as to water and electricity agencies are slowing the approval process down.
In Queensland a one stop agency, the State Assessment and Referral Authority (SARA), resolves all state government referrals within tight timeframes. NSW must adopt a similar system and the Greater Sydney Commission should lead in driving reform in this area.
The Urban Taskforce is keen to work with the Greater Sydney Commission in its important tasks. While local communities are represented by the six District Commissioners, the involvement of the risk taking development and investment sector does not seem to be part of the structure.
It will be essential for the Greater Sydney Commission to listen to the private sector investors in new property to ensure that they are encouraged to create the new housing and job development Sydney needs as growth continues.
 
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Greater Sydney Commission Legislation gives real planning power: Chris Johnson

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The Draft Environmental Impact Statement for the Western Sydney Airport is positive about the project. 
The Draft EIS ticks all the boxes for the impact of the proposed airport for Western Sydney. 
The alignment has been confirmed so that there is little impact on nearby housing development to the south, the use of the ANEF (Australian Noise Exposure Forecast) noise contours continues current practice and demonstrates little impact on surrounding residential development. The projected passenger numbers demonstrate that the airport will be well used.
The Urban Taskforce initially had concerns that the alignment of the runways may be changed to a north-south alignment which would have impacted upon existing residential development. The confirmation of the northeast- southwest alignment is reassuring for both residents and property developers who would have been affected by this change. 
We also had some concerns that the measurement of noise impact would move away from the ANEF system to a new method favoured by federal aviation bodies – the ANEC (Australian Noise Exposure Concept), however thankfully the rigorous and proven ANEF system has remained in place.
The projected annual passenger numbers of 37 million by 2050 and 82 million by 2063 demonstrate that the new airport will be absolutely necessary and well used.
The Urban Taskforce believes that a rail connection to the airport is essential and that it should be an extension of the Sydney Metro line. The simplest rail solution is to extend the proposed Sydney Metro line to Bankstown on to Liverpool and then to the Western Sydney Airport site. This would act as a stimulus for Liverpool’s development and attract federal funds towards an integrated metro system for metropolitan Sydney.
The Federal Government under Prime Minister Malcolm Turnbull needs to demonstrate its interest in integrated transport by championing an extension of the Sydney Metro line which will run from Rouse Hill to Chatswood, Barangaroo, Sydenham, Bankstown and onto Liverpool and then the new airport.
 
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Western Sydney airport study positive but rail needed: Chris Johnson

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The announcement by the NSW Government of plans for an extra 36,000 new apartments around 11 stations on the proposed Sydney Metro line supports the integration of transport and density. 
It is essential that housing densities are increased around new railway stations. The addition of 36,000 new apartments around the 11 stations on the proposed metro from Sydenham to Bankstown is a good beginning but over time more density may be needed.
The strategy indicates that high rise buildings should be located around a number of stations including Bankstown, Canterbury and Campsie but the documents indicate that ‘high rise’ is considered to be 9 stories and above. It is important that buildings up to 20 stories are located in the urban centres near railway stations and services, and that communities understand that this will occur.
The Sydenham to Bankstown Strategy delivers increased densities within 800 metres of each railway station. Clearly development will be determined by the feasibility of replacing existing buildings and if the uplift in density is insufficient then change will not occur. It will be important that the economic viability of redevelopment of existing town centres is tested with the private sector to ensure that the housing targets can be met. 
The strategy lists potential infrastructure upgrades and suggests that a contribution scheme from development will fund some of these projects. The extent of contribution will need to be carefully managed to ensure that projects are still viable.
The Government’s strategy for development and urban renewal around the 11 stations along the Sydenham to Bankstown Metro line must be implemented through a strong planning framework. Rezoning of land around stations must be undertaken efficiently and within a reasonable amount of time. 
The Government must not allow individual councils to water down the development potential. After all it is the State Government that is delivering and investing in the new Metro line and this form of rapid transit needs significant development close to stations to maximise the effectiveness of the public transport system.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Apartment development essential around Sydney Metro stations: Urban Taskforce

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Developers who are councillors should not be allowed to vote on any planning instrument that they could benefit from. 
It is important that the approval of planning changes that could affect property values are not undertaken by councillors who could be perceived to gain from those changes. This means that any councillor with a pecuniary interest in a property in the local government area should not vote on development applications or on the rezoning of precincts affecting that property.
If a councillor is involved in development, or owns land that could change in value, or could gain an increase in their own land value by opposing more housing supply, then that councillor should not be able to vote on any change to the planning rules.
The Urban Taskforce believes that it is preferable that full time developers do not become councillors as they will be perceived to be involved in increasing the value of land they may own.
There should also be stronger controls on the role of councillors elected to council on an anti-growth platform as they are clearly concerned to maximise the value of existing properties by stopping more supply. Their pecuniary interest is less direct but it would be best for them to not vote on development applications or rezoning of precincts.
If all those who are conflicted on planning issues are excluded from voting it is likely that a quorum of voters may not be achieved. The answer should be to move to a fully independent process of approval of planning issues by Independent Hearing and Assessment Panels (IHAPs) or for the proposed Greater Sydney Commission to take over this role. IHAPS are used successfully in many areas and would negate any real or perceived conflict of interest and result in a clear, transparent decision making process. 
It will be better for Metropolitan Sydney to move planning away from the competing interests of factions in local government to an independent process run by experts.
 
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Councillors should not vote on plans they can benefit from: Urban Taskforce

Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Chris Johnson

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