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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

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 Lang

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