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Some would-be investors never get around to taking the plunge into commercial property.
They certainly know quite a lot, because they read plenty of books and regularly attend seminars. But even so, they remain what are affectionately called 'armchair investors'.
<h3>How to cure procrastination</h3>
There is a certain hesitancy that sometimes accompanies the transition from residential to commercial property investing.
Perhaps this stems from having to move out of your comfort zone and the fear of 'not getting everything right' from the outset.
Management guru Tom Peters provided this simple formula to help people who find themselves procrastinating:
Ready, Fire, Aim.
However, with property investing, this has often been rephrased as:
Start, Stumble, and Succeed.
You will always gain far more (in both knowledge and profit) whenever you start and stumble, rather than by holding back in the fond hope of finding some magical way of getting it right on your very first attempt.
Along the path, you will have the chance to make adjustments — because you can always change something, but you can't change nothing.
<h3>The importance of position</h3>
Clearly, the location of your property is important — but here again, you need to be prepared to step outside your comfort zone.
It's okay to purchase a home, based upon where you want to live. But when it comes to commercial property investing, you need to seek out where the market is now, and where it's heading.
That may mean buying just around the corner. But equally, it could be across town, or even interstate.
And that's where having a <a target="_blank" href="https://his-best.biz/category/x-factors/key-consultants/">top consulting team</a> can quickly provide you with this vital market intelligence.
<h3>Strive to build a reputation</h3>
Naturally, you want to make every deal a winner. But you can never place revenue above reputation AND expect to enjoy any long-term success.
This relates to your dealings with selling agents, vendors, property managers and contractors in general.
It's possible for you to be firm and still remain fair in all your dealings.
You want to be known as a straight shooter if you intend becoming a serious long-term investor in commercial property. That extends to paying people promptly, instead of stringing them out for as long as you can.
You see, contractors have long memories. And they will respond when you need them if you have quickly paid their accounts in the past.
Surprisingly, it is small actions like these that can help build (or destroy) reputations.
Bottom line: always be looking for opportunities. And remember, until you actually sign a contract, nothing is binding.
Knowing this, you should be making offers on a regular basis. And always strive to ensure things end up in a win-win outcome.
That way, you'll quickly build a solid reputation — as someone who is a significant player, but also absolutely fair.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a rel="nofollow" href="https://his-best.biz/" title="Chris Langs blog" target="_blank">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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It's better to start and stumble than procrastinate: Chris Lang

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Let's go right back to basics and break down a commercial property investment into its fundamental components.
You see, very few investors seem to spend enough time to fully understand what's involved.
<h3>Your Investment = Equity + Debt + Ideas + Time</h3>
And you may care to explore each of these aspects in a little more detail.
<h3>Equity</h3>
When first starting in commercial property, most people assume equity simply means available cash. But that doesn't necessarily always need to be the case.
Naturally, every deal should stand on its own, from a financing perspective. In other words, you shouldn't allow your lender to control multiple properties as collateral, for just one loan.
However, that doesn't mean you can't arrange a line of credit on your home (or another residential property) to provide all, or part, of the equity required to secure the commercial property.
<h3>Debt</h3>
The lender for your new purchase doesn't really care where your equity (say 30%) actually comes from — so long as the income from the commercial property provides at least 1.2 times coverage, for your interest payments.
When arranging your finance, you need to pay particular attention to the loan structure. There are several things you should keep in mind, like:
<ul>
<li>Not just focusing on the rate and fees;</li>
<li>Building in flexibility for the future; and</li>
<li>Taking control of the actual valuation.</li>
</ul>
But right from the outset, you should always be considering clever...
<h3>Ideas</h3>
For you to enjoy "super growth" on your investment, you should continually be looking for properties where you can add genuine value.
And this comes in a variety of guises:
<ul>
<li>Bringing under-let tenancies up to proper market rentals;</li>
<li>Planned and progressive upgrading during your ownership;</li>
<li>Subdividing ONE title into two or more smaller components; or</li>
<li>Identifying change-of-use opportunities, to generate a higher net income from basically the same property.</li>
</ul>
No doubt you will come up with even more ways of your own, as to how you can add some further value.
<h3>Time</h3>
If you have bought well, your commercial property will generally grow in value (with inflation) over time. That's even if you do nothing by way of adding any value yourself.
So really, it all comes down to your attitude towards property management. And here you have several choices:
<ul>
<li>File and forget;</li>
<li>Maintain the property only when required;</li>
<li>Maintain the property in original condition; or</li>
<li>Adopt an ongoing program for upgrading.</li>
</ul>
If you're a bit of a scrooge, you will opt for either of the first two — and probably try to manage the property yourself.
However, this could prove a rather foolish approach, particularly given the current-day statutory compliance requirements.
As such, you would not only be missing out on growth opportunities but also running the real risk of incurring significant fines.
Engaging a professional property manager will allow you to implement, and benefit from, tax-deductible improvements, for which the market will ultimately reward you handsomely.
Bottom line: commercial property investing simply requires common sense, not rocket science.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://bitly.com/IFf40C" rel="nofollow">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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Commercial property investing simply requires common sense: Chris Lang

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You will have noticed that most commercial properties are still being promoted using "push marketing", with large advertisements and plenty of hype.
Any involvement you may have had with selling agents has always been a transaction-based relationship. And invariably, you were "persuaded" to buy the property because of the sales pitch.
But everything changed around 2005 with the advent of social media.
Society began to reject these "push marketing" techniques, and turned in preference to "pull marketing", where you – the buyer – are now calling the shots.
What you are now seeking is a relationship based upon trust — where you can obtain all the information you require before deciding whether to purchase.
But sadly, most selling agents do not appear to have made this transition yet.
Sure, many of them have Facebook and Twitter pages. However, they haven't quite made the mindset shift needed for them to offer you the educational marketing approach you require.
Obtain all the necessary information
Now more than ever, you need to fully assess the latest trends and strategies given the current global scene.
Therefore, don't just be satisfied with the traditional sales hype and in-house research you've been receiving. Instead, carry out your own research.
Alternatively, gather around you some trusted consultants who can guide you in the areas of property selection, the law, construction and finance.
Bottom line: Clearly, the rules have changed over the past 10 years, both globally and also in the way you do business here in Australia.
Therefore, you need to undertake the necessary prep-work to ensure the ongoing security and growth of your commercial properties from here on.
Chris Lang is an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. You can visit his website <a href="https://property-edge.com.au/" target="_blank">Property Edge Australia</a> to help you get the most out of your commercial property investing.
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Use all resources to find the right commercial property investment: Chris Lang

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It’s true that every deal will be different. But that does not mean you can't use a series of simple measures to help you sift the "wheat from the chaff”.
How to quickly shortlist your properties
Basically, there are three simple tests you can apply to filter out potential properties that are not worth spending any further time on.
1. The net yield
This is the figure that quickly tells you what the net operating income (NOI) represents as a percentage of the actual purchase price you may ultimately pay [where NOI = gross income - operating expenses].
Naturally, the appropriate net yield will vary with the type, age and location of the property, as well as the actual marketplace over time. However, with a little research (or help from your consulting team) you'll quickly be able to establish what that figure ought to be for potential properties in your area.
2. Cash-on-cash return
You should also establish what your annual cashflow is as a percentage of the equity you invest [where annual cashflow = NOI - interest payments].
However, when calculating your equity contribution, an LVR of 70% requires you to provide 30% of the purchase price, plus acquisition costs (like stamp duty, legals, etc.) — for which you should allow a further 7.5% to 8% of the purchase price.
By way of a guide,  your cash-on-cash return ought calculate to be no less than 10% in order to make a deal worthy of further consideration.
3. Debt coverage ratio
Your next test is a favourite with financiers. And you calculate it by simply dividing your NOI by the interest payment.
Generally, financiers like to see this figure is at least 1.2 times your debt servicing costs. Otherwise, you will need to provide proof of additional income or pledge further assets as additional collateral.
Remember: You can have a positive cashflow and still have a negative taxable income by fully claiming your appreciation entitlements.
Armed with a viable shortlist, you are now in a position to determine which property (or properties) should undergo a more thorough financial analysis.
To further trim this shortlist, clients use my <a target="_blank" href="https://investor-lab.biz/your-tool-box">high-speed filter</a> to help ensure a quick and consistent selection.
This also serves to match up your investment objectives with your buying criteria — and thereby, impartially rate each potential property for you.
Bottom line: The secret in all of this is to confirm you are working with real numbers.
Always ensure your NOI calculation is based on what the property actually returns instead of relying upon a vendor's rosy projections of what the property might potentially generate.
Chris Lang is an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. You can visit his website <a target="_blank" href="https://property-edge.com.au/">Property Edge Australia</a> to help you get the most out of your commercial property investing.
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How you can find the best deal when buying a commercial investment property: Chris Lang

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The near-zero office vacancy rates enjoyed by the mining cities of Brisbane and Perth pre-GFC  now seem to have come back into line with the other capital cities.
The latest survey released by the Property Council of Australia (PCA) displays a much more even spread for cffces vacancies around the country.
The cooling of the mining sector, coupled with the Queensland floods, has caused a number of key players to rethink their office space requirements.
<img alt="langfeb13" height="323" width="470" src="/images/stories/2013/02/langfeb13.png">
<h3>So, what's happening around Australia?</h3>
In the past six months, Perth's vacancy rate has increased by nearly a quarter — to where it now sits at around 5.7%. This has followed some major staff and space reductions by mining companies and their related consulting firms.
Over the past five years, developers in Melbourne have had the chance to secure pre-commitments from major tenants wishing to move into brand-new buildings within Docklands. And only recently has it become viable to tackle any new projects within the CBD proper.
Therefore, most of Melbourne's increased vacancy (currently at a respectable 6.9%) has resulted from the need to refurbish and back-fill the space being vacated.
In the past six months Sydney's vacancy rate has fallen to 7.2%. However, the leasing market remains cautious because much of the available space was withdrawn as landlords looked to refurbish buildings before reoffering them to the market.
As such, around 165,000 square metres of space is due to come onto the market over the next 12 months, representing about three years of supply.
Mining companies led the office boom in Brisbane, but that demand has sadly fallen away. And now that impact is being felt, as the current vacancy rate of 9.1% needs to be mopped up by traditional businesses. And like in Sydney, there are also a number of major projects due for completion over the next three years.
With a vacancy rate of 9.5%, Adelaide currently sits as the highest for any mainland capital city. But unfortunately, things are likely to get worse.
With the completion of several major projects, the PCA estimates the past six months has produced Adelaide's fourth highest supply increase on record — three times its historical average.
As such, the current vacancy rate will no doubt rise before returning to a more reasonable level, of around 7% to 8%.
<img alt="langfeb132" height="311" width="232" src="/images/stories/2013/02/langfeb132.png">
Bottom line: The commercial property playing field around Australia now seems considerably more level.
While access to CBD offices may not be readily available for the small to medium investor, this sector does provide a good guide to the health of the overall office market.
Clearly, interest rates and consumer confidence (i.e. spending levels) dramatically affect retail property. And to a lesser extent, industrial property — which (in Australia) caters mainly to warehousing for retailers.
However, according to an 80-year study by Macquarie Bank, there is apparently no correlation with rising interest rates having a detrimental affect upon office property.
And so, given we are currently at the bottom of the interest rate cycle, that ought to give you considerable added confidence for investing in the office sector going forward.
Chris Lang is an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. You can visit his website <a target="_blank" href="https://property-edge.com.au/">Property Edge Australia</a> to help you get the most out of your commercial property investing.
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Why you should be confident about the office market, even as vacancy rates rise

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Over the past several months, I have been recommending you refrain from trying to pick the bottom of the commercial property market.
And certainly you should not wait for overwhelming evidence of prices being "on the up".
Anyway, last month you were probably given the best confirmation you needed in an article by Carolyn Cummins (The Age, BusinessDay: January 24, 2013).
In the article, she talked about high-net-worth investors having now joined institutional investors and sovereign funds at the top end of the commercial property market.
Driven by lower interest rates, demand has increased for healthcare properties and large-scale shopping centres, plus traditional offices and industrial property.
How will this affect smaller private investors?
On the face of it, you can be forgiven for thinking that this would have virtually no impact whatsoever. But just stop and think that through for a moment.
As demand picks up at the top end for commercial properties, prices will inevitably begin to rise.
Therefore, the properties in the $40 million to $60 million price bracket are quickly pushed into the $50 million $70 million bracket. As a result, the $40 million $60 million buyers are forced to start bidding on the $30 million to $50 million properties.
As such, these price increases will quickly work their way down through the entire commercial property market — much like the "ripple effect" of a pebble in a pond.
Therefore, it is only a matter of time before you soon feel the effect of price increases occurring down in the $1 million to $2 million price range.
Bottom line: By the time you reach the middle of 2013, you should see the start of this upward trend in prices for the lower end of the commercial property market.
As you can appreciate, that will then only be accentuated when renewed confidence returns in earnest within the Australian economy as a whole.
And this was further emphasised in last week’s front-page article in the Financial Review: "Switch is on from bonds to shares".
Therefore, now is the time to make your move — rather than be left to merely follow the herd.
Chris Lang is an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. You can visit his website <a target="_blank" href="https://property-edge.com.au/">Property Edge Australia</a> to help you get the most out of your commercial property investing.
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Why a rise in high-end commercial property investment is good for the small investor

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With the proper guidance, commercial property will prove to be a very rewarding investment — and in different ways.
However, there are several golden rules you really should keep in mind.
1. Safeguard your equity
Never allow yourself to become totally mesmerised by return on capital. Your first consideration always needs to be the return of capital.
Protecting your equity will involve undertaking the proper due diligence at the time you purchase. However, it also relates to having the appropriate insurance policies in place — to protect your property in case of unforeseen calamity.
2. Control your costs
You can do this in two ways. First, by ensuring the lease structure provides for a net rental — where your tenant becomes responsible for the building operating costs.
However, this rule also relates to the interest on your mortgage. In the current market, it would be far better to avoid surprises and fix your rate than try to save 0.5% per annum on interest costs.
3. Look at how you can add value
Try to only purchase properties that  provide you with "an angle".
These include things like being able to subdivide the building into smaller components. Or recognising an under-let tenancy that is an approaching market review. Perhaps there's an opportunity to upgrade (or transform) the property, when the lease expires.
4. View commercial property for the longer term
Bought correctly, your properties will not only provide you with handsome returns now but also build up additional collateral within your overall portfolio. That way, you will be in a position to release additional equity and acquire further similar properties down the track.
5. Your tenant is ultimately your success
The intrinsic value of your commercial properties lies in both the amount of rent to be paid as well as the fact that it is paid.
Therefore, it is sometimes wiser to accept a slightly lower rental and lock in solid tenants on secure leases. Then you need to look upon those tenants as "your partners".
Their wellbeing will be reflected in the future returns your properties generate. If your tenants have something causing them concern, you should respond quickly and with genuine empathy.
You can be businesslike,and still show understanding — because your ultimate success is very much based upon a team effort.
Bottom line: Clearly, there is more to commercial property than what is contained in these five rules. But you can<a target="_blank" href="https://property-edge.com.au/starting-point"> explore this in far more detail </a>and gain an even better understanding of how commercial property really works.
Chris Lang is an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. You can visit his website <a target="_blank" href="https://property-edge.com.au/">Property Edge Australia</a> to help you get the most out of your commercial property investing.
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The five golden rules of commercial property investment: Chris Lang

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Throughout the last half of 2012, you would have seen our articles consistently predicting a turnaround in confidence early in 2013.
And more particularly, we also explained why there would be <a href="/news">a rebound in China's growth</a> following transition to the new administration.
<h3>What's changed as you return from the Christmas break?</h3>
Perhaps a quick recap would be helpful:
<ul>
<li>A partial resolution of the US fiscal cliff;</li>
<li>US employment data continues to improve;</li>
<li>Our government has backed off its surplus commitment;</li>
<li>China's trade figures declared a 14% export surge;</li>
<li>Iron ore prices have jumped 70% since September;</li>
<li>The EEC claims the "essential threat" to the euro is over; and</li>
<li>Australian share prices and bond yields have risen.</li>
</ul>
All throughout last year, Australia's underlying economic fundamentals remained strong.
It was simply a confidence thing. People no longer "felt wealthy", compared to how it had been in the early 2000s. Any interest rate cuts were being squirrelled away into savings accounts, which then reached record levels.
And as we explained, this had been occurring on a week-by-week (or a month-by-month) basis.
However, as confidence returns to the economy,you won't see people releasing the purse strings on the drip-feed. Instead, they will be spending in lump sums on big-ticket items — playing catch-up for the past five years of hibernation.
Bottom line: You were warned last year about trying to pick the bottom of the commercial property market.
Recently, you've seen a surge in car sales. Next will be high-priced household items, and then a boost for house sales as people undertake the upgrade they had postponed.
And so by mid-2013, they will once again begin turning their attention to commercial property — particularly in the under $2 million market.
The question is, will you have already secured your position? Or have you meekly been waiting for the "clear signs," and be knocked over in the rush?
Chris Lang is an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. You can visit his website <a href="https://property-edge.com.au/" target="_blank">Property Edge Australia</a> to help you get the most out of your commercial property investing.
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What 2013 holds for commercial property investors

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Clearly, the more funds you have available as a commercial property investor, the wider your choice, and the greater your chances are for growth.
When starting out, most investors feel the only way to leverage your modest equity is through borrowing. And sometimes you may extend yourself too much in the process.
But there is another avenue, which carries far less risk will. And that involves joining with like-minded investors, in a private syndicate.
So, what are the pros and cons?
Almost immediately, a number of potential reasons as to "why not" probably come to mind. And at first glance, they may appear quite valid. But we will explore those a little more in a moment.
The real benefit in joining an investment syndicate is that you are able to multiply your equity and (at the same time) spread your risk.
By law, private syndicates are limited to 20 participants and may raise no more than $2 million in equity. Unless of course, you wish to incur the cost of preparing a product disclosure statement (often up to $300,000 each).
And when they are properly organised, these private syndicates become more like 'Investment clubs' — where you get to know (and benefit from) the combined experience of everyone involved.
Now, some of those objections 
he concern most investors seem to have is: "How do you recoup your investment if you want to get out?"
You know, I'm not really sure what the magic is about 3.5 years after the start, but in the syndicates I've been involved with, this is around the time some investors seem to have a change in their personal circumstances.
In other words, they either:
<ul>
<li>get married, or divorced;</li>
<li>are transferred interstate or overseas;</li>
<li>have a child; or</li>
<li>experience some family upheaval.</li>
</ul>
Whatever the reason, one or more members of the syndicate genuinely need to redeem their equity. In most syndicates, you are then required to go cap in hand to the other members in an attempt to exit on the best terms you can negotiate.
As you are already having to deal with your personal circumstances, the last thing you need is the added pressure such a process involves.
And therefore, the syndicate structure I recommend to clients contains an automatic mechanism — whereby you can redeem your equity at fair market value every four years.
The next concern generally relates to your potential joint and several liability.
In other words, in the case of any loan of being called up, not only could you be responsible for your portion, but potentially, also for a share of others unable to meet their own liability.
Again, the syndicate structure I recommend ensures your exposure is limited solely to the initial enquiry you contribute — and nothing more!
There are also a couple of other items that are easily addressed by adopting the appropriate syndicate structure from the outset.
Bottom Line: The commercial property market is now starting to improve.
And if you feel you would like to gain a strategic advantage,  I could send you a special report to fully explore this alternative avenue in very simple terms.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://bitly.com/IFf40C">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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The pros and cons of a joint venture to invest in commercial property

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Because banks have been reluctant to fund speculative development, very little new industrial space has come onto the market over the past few years.
Demand on the other hand has remained fairly steady, and it's now increasing.
And this will cause rentals to rise over the next few years — as there is only a modest amount of space in the pipeline.
<img alt="langnov19" src="/images/stories/2012/11/langnov19.png" height="294" width="470">
According to a recent report by Jones Lang LaSalle, 90% of the space built over the past year was through pre-committed.
And with vacancies falling, you are likely to see these pre-commitments continue — as businesses start to expand or relocate from all the premises.
In Sydney, owner-occupiers have dominated the sales market, causing investment yields and prices to firm. And with a looming tight supply, you should see values rise during 2013.
Melbourne has had a continuing shortage of prime space over 3,000 square metres due to strong tenant demand. As such, many tenants are having to settle for second-grade accommodation.
The success of several speculative projects in the west and south-east has encouraged a few cashed-up developers to begin further projects. But even so, the amount of new space coming onto the market will be modest, thereby sustaining growth.
Queensland's mining activities have meant a quarter of all major lettings have been taken up by companies servicing the mining sector. Nonetheless, the demand by manufacturers and wholesalers remains strong, with most investors seeking quality tenants on long leases in modern buildings.
It would seem that strong tenant demand in Adelaide, combined with new space be in short supply have combined to cause some steady growth in rentals over the past six months.
Lack of ready funding in Perth has so far curbed speculative development, with most new construction being undertaken following tenant pre-commitments. However, with vacancies low and demand strong, development activity is expected to increase over the next couple of years.
Bottom line: If you are in a position to contribute the land as your "project equity", then banks will generally fund projects with just 50% pre-commitment.
And in the current market, you are likely to have your project fully leased (or sold) prior to completion.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://bitly.com/IFf40C">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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Australian industrial property poised for growth

The residential transformation of St Kilda Road is set to continue into with more new apartment plans for the sought-after boulevard.

Wing Tai Asia has lodged plans for a major residential tower at 464-466 St Kilda Road, replacing the former VACC House with an 18-storey mixed-use development designed around a retained heritage podium and a sculpted contemporary tower.

The proposal, prepared under Victoria’s Significant Residential Development with Affordable Housing pathway, would deliver 325 apartments and ground-floor retail across the prominent 4,653 sqm boulevard site in Melbourne’s St Kilda Road North Precinct.

The project centres on the adaptive reuse of the site’s heritage-listed VACC Building, an eight-storey office designed by Bernard Evans that has occupied the address for decades. Planning documents state the development would involve “carefully dismantling and conserving off-site the original metal fabric of the podium visible from St Kilda Road,” before reinstating it as the defining frontage of the new scheme.

Above the restored podium, Wing Tai is proposing a curvilinear residential tower. The scheme includes 172 one-bedroom apartments, 63 two-bedroom apartments, 66 three-bedroom apartments, and 24 four-bedroom apartments, alongside two ground-floor food and beverage tenancies fronting St Kilda Road.

The tower has been designed with substantial articulation and variable setbacks to minimise perceived bulk and maintain view corridors along the boulevard. Urbis, which prepared the planning report, said the design “has been significantly articulated through a curvilinear design” with “an interplay with materials, façade expression and depth” to create visual separation and visual interest.

The proposal also includes 254 basement car spaces, landscaped pedestrian links connecting St Kilda Road and Queens Lane, and a biophilic landscape strategy featuring canopy trees, raised planters, cascading greenery and a glass oculus pool overlooking the eastern frontage.

Planning documents confirm the $270.1 million development will contribute 3 per cent of project costs to the Social Housing Growth Fund as part of the application process.

Wing Tai acquired the St Kilda Road property in 2018 alongside Abacus Property Group for $95.38 million, before later consolidating ownership of the site. The property previously served as the Victorian Automobile Chamber of Commerce headquarters for around 60 years.

The transformation of the St Kilda Rd boulevard is already beginning to materialise, with a number of high-profile projects recently completed, launched, or approaching launch as developers continue to back the long-term appeal of the precinct.

Among the most notable recent completions is Louise by Samuel Property Group, just off the strip on Queens Lane, the same pocket Hirsch &amp; Faigen recently launched The Queensbury. Mirvac is too on the same street with The Albertine, which is approaching completion.

Dexus recently secured approval for its slice of St Kilda Road, while Gurner also has approved plans for the precinct.

Joel Robinson

Wing Tai unveils 325-apartment St Kilda Road tower on former VACC House site

Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
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Chris Lang

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