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You’re excited, having just purchased a commercial property investment. But what happens from here on effectively determines just how profitable your acquisition will be.
Therefore, choose wisely when selecting your property managers to ensure they share the same aspirations as you do.
1. Maintaining full occupancy
This is what every commercial property investor wants, and it should also be the same for your property manager.
Clearly, the starting point is taking the time and effort to select solid tenants upfront — rather than simply "filling the space". Plus it's important for you to retain a good ongoing relationship with those tenants, which leads on to the next benefit.
2. Having an investor mindset
As investors, you need to think of your tenants as your partners. After all, they are the ones paying your mortgage.
Therefore, top property managers tend to act as though each property was their own. And this attitude flows through to your tradespeople as well — because when promptly paid, they will always respond quickly to any emergencies that may arise.
3. Timeliness
Naturally, this would include ensuring your tenants pay on time. And if not, having a firm but fair system in place to get things back on track.
Once your rentals are in, those cleared funds need to be immediately transferred into your bank account – and you're then alerted by email.
4. Preserving value
You need to have an ongoing preventative maintenance program in place. The reasons why are quite simple:
<ul>
<li>These costs are then known and budgetable; </li>
<li>Your tenants should cover these costs under their leases; </li>
<li>If not, the items are tax-deductible, instead of a capital cost.</li>
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By being planned in advance, it means you are able to select the best tradespeople at the best prices. Plus, your property is being inspected on a regular basis.
 
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5. Proactive advice
Top property managers will come to you well in advance of any market rental reviews (or lease expires) with appropriate recommendations. Likewise just before your insurance falls due.
They should also come to you immediately after the four-yearly council revaluations to advise you on whether or not to challenge the new assessments.
6. Statutory compliance
Unless you are involved with this every day, keeping on top of statutory changes can be a nightmare.
You need to be across them all. But probably the most vital is ensuring your property meets the various essential services requirements.
Every top property manager will already have a program for regular checking and rectification.
7. Marketability
With each acquisition, you should always be looking for ways to add value, through refurbishing or subdividing into smaller components.
This, together with your preventative maintenance program, should ensure your property is in ready-to-sell condition within 12 months of you purchasing it.
That way, you can move quickly should the need arise.
Bottom line: If you have read this far, you're already serious about property investing. And so I'd like to give you a helpful takeaway.
Whether you are about to make a new appointment, or are simply wanting to re-evaluate your existing commercial property manager, <a href="https://property-edge.com.au/after-youve-bought/property-management" target="_blank">here are the 17 probing questions you need to ask.</a>
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 seven benefits of having the right property manager for your commercial property investment

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In various recent articles, I've tried to explain how Australia's underlying fundamentals are actually very solid.
And by most measures, our economy seems to be travelling at close to its full capacity.
However, the contradiction is that Australia's budget should now be running at a substantial surplus. And the reason it's not relates to a number of structural issues.
Even though the high dollar is causing problems for our manufacturers, unemployment is running at just 5.4% — less than 0.5 percentage points above what economists deemed to be "effective full employment". When it falls below 5%, this tends to put pressure on wages.
<img src="/images/stories/2012/10/langnov5.jpg" width="470">
Source: <a target="_blank" href="https://www.afr.com/">AFR</a>
Anyway, it is the feeble retail sales (through a continued high level of savings) that seem to have become the most visible sign of general consumer conservatism. And this is what's top of mind with most people.
However, in his column in Saturday's Age (pg. 11) Harold Mitchell touched on the record level of betting that had recently occurred at the Caufield Cup.
And he then asked “What does that mean when most parts of the country have been stumbling along in the doom and gloom for months?"
But there are other pointers as well
Mitchell also highlighted the record level of new-vehicle sales, along with the considerable increase in overseas travel.
Clearly, the GFC frightened most people. But maybe they have now become bored with saving and are prepared to spend once again — provided it doesn't cause them to increase their personal debt levels.
Rather cleverly, the car industry seems to have plugged into this consumer sentiment — by offering "0% finance, and five years to pay" on any new purchases.
That way, you are able to buy your new car without having to create another interest meter ticking over.
Bottom line: You are now seeing a growing number of signs that people are finally stirring from their long hibernation.
Moreover, last weekend's strong auction results (with clearance rates for Sydney at 68%, and 66% for Melbourne) have further confirmed an underlying strength within the residential property market.
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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Australians emerging from hibernation, which will help commercial property

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Over the past few weeks, you have read the <a href="https://www.propertyobserver.com.au/commercial/five-common-myths-about-commercial-property-investment-chris-lang/2012092456772" target="_blank">five common myths about commercial property</a>.
And also covered in some detail the <a href="https://www.propertyobserver.com.au/commercial/five-reasons-why-serious-property-investors-prefer-commercial-over-residential-chris-lang/2012100957035" target="_blank">five reasons why serious investors prefer commercial property.</a>
Therefore, it's probably time to explore two other issues, which inexperienced property investors often see as being major problems.
Because it can sometimes be difficult to find tenants, you need to significantly reduce the value of a vacant commercial property.
Because banks maintain a lower loan-to-value ratio (LVR) ratio on commercial property, that means you will need to contribute considerably more cash up front.
Let's now unpack these two issues so you can see just how easy it is for you to reshape your thinking about them and thereby gain a strategic advantage in the process.
Finding new tenants
This is probably the number-one concern for most commercial landlords.
In tough times, you need to become a little more creative in your hunt for tenants.
Once you grasp the psychology behind both these methods, you quickly realise that the vacancies are no longer something to be overly concerned about.
But more importantly: being able to snare a vacant commercial property at a discounted price is a blessing, not a problem. You now hold the solution that very few investors are aware of — even some of the pros.
Funding for commercial property
The stated "problem" of commercial property attracting a lower LVR actually contains within it, the very seed of the solution itself.
You see, the value of residential property varies little whether it is occupied or vacant.
A vacant commercial property can significantly increase in value as soon as it becomes leased.
Therefore, your focus should move from being able to borrow only 70% (instead of residentially 85%) of the property's purchase price. And you should concentrate upon borrowing 70% of the increased valuation of your commercial property with a tenant in place.
In most cases, commercial properties are valued by capitalising the net rental your tenant pays. And therefore, having the property fully leased could add around 20% to the value of your property, compared with when it was vacant.
To help you quickly grasp the full extent to which this could benefit you, here's a simple example.
<img src="/images/stories/2012/10/langoct29.png" width="470">
Bottom line: As you can now appreciate, there are definite benefits hidden within these two perceived problems, once you fully analyse and understand the inner workings.
And hopefully, you'll quickly discover some fresh opportunities opening up for you, especially in the present commercial property market.
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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How to deal with the two most common problems in commercial property investment: Chris Lang

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Not that long ago, the office market as a whole was progressing well, right around <country-region>Australia</country-region>.
However, following the GFC, each local suburban market has been recovering at a different pace.
<city>Perth</city> rebounded rather dramatically, once the mining sector started to pick up again. And yet it has suddenly plateaued while mining currently takes a breather.
According to recent research by Colliers International, Sydney's suburban office market seems reasonably balanced – with its vacancy levels ranging from 5.1% in<a href="/news"> Homebush</a> to 8.7% in <a href="/news">Parramatta</a> – with the exception of <a href="/news">St Leonards</a>/<a href="/news">Crows Nest</a> (at 10.7%), and Norwest (at 15.1%).
But with continued tenant demand and a lack of supply, you should see vacancies decline sharply in 2013.
On the other hand, <city>Melbourne</city> seems to be currently enjoying a tighter range, from 4.9% in the south-east to 7.9% in the outer east. And even though some 32,000 square metres of space is under construction, about 70% of this is already spoken for.
At the moment, <city>Brisbane</city> is showing a vacancy range from 6.4% in the inner south to 11.1% in Spring Hill. Overall, the <place>Brisbane</place> suburban market sits at around an 8.5% vacancy rate, which is up from its "unbalanced" level of 2% in January 2008.
The <city>Adelaide</city> market is much smaller than other capital cities and can often slip under the radar.
Rentals here have been increasing through strong tenant demand, and a current lack of new space coming on stream. As such, vacancy levels are likely to fall below 5% during 2013.
Markets within markets
While this brief analysis provides you with a quick "helicopter view" of the suburban office markets in the various capital cities, you really need to focus more on the specific suburban regions within each city.
This will mean going back in time as well as studying the projections looking forward.
By way of example: Let's dig a little deeper within the <city>Melbourne</city> market — where from this graph, you can observe the movement in vacancy levels over the past year or so.
<img src="/images/stories/2012/10/langoct22.gif">Clearly, the south-east region has been consistently outperforming the others. And this is expected to remain the case for the foreseeable future – which would tend to make this particular region your preferred choice.
Bottom line: You can't simply rely upon the general health of a particular capital city market as the sole basis for making your decision.
It is important to peel back the layers and delve below the surface to reveal the underlying trends and ensure you have some real substance to justify your intended purchase.
And having that local knowledge will go a long way.
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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Investing in office property requires knowledge of the local market

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As you will quickly discover, finding suitable commercial property investments comes down to a numbers game. And interestingly, many people consider these current times to be a buyers' market.
However, as a serious investor, you will have found it difficult to identify many really top-notch properties right now. And at the moment, this is probably your number-one concern.
When I'm helping clients to acquire an investment property, half my task is involved in actually finding it. The other half relates to packaging the deal under contract, carrying out the due diligence, arranging finance and bedding down the ongoing management.
And as I said, it is purely a numbers game — and one that requires a considerable degree of persistence.
The 20:5:2:1 Rule
While you might initially look at some 20 properties, you will probably only end up shortlisting five of them at best.
From there, you'll then undertake a more thorough analysis, to decide which of those properties best meet your specific investment objectives and buying criteria.
If you're lucky, you may end up with two properties to choose from. But invariably, it is only one property that will stand out as being suitable.
Only then do you enter the second phase of the acquisition process.
Improving your choice
Therefore, how can you ensure a reasonable selection of properties to choose from?
It all comes down to having a wide network of selling agents who know that you are continually in the market for good property.
Even though these agents are clearly acting for their vendors in each transaction, what you are really seeking is "advance notice" of potential deals before they officially reach the market.
And you achieve this through building relationships with the various agents and being a proven performer over time.
When acting for clients, this has probably been my greatest asset, having this "insider knowledge" of what's going on in the market, at any given time.
Bottom line: Over the past few weeks, I have dispelled a number of the <a href="https://www.propertyobserver.com.au/commercial/five-common-myths-about-commercial-property-investment-chris-lang/2012092456772" target="_parent">more common myths.</a> And also spent some time explaining the <a href="https://www.propertyobserver.com.au/commercial/five-reasons-why-serious-property-investors-prefer-commercial-over-residential-chris-lang/2012100957035" target="_blank">five key reasons why investors prefer owning commercial property</a>.
However, your ongoing success hinges upon having a ready choice of properties. And unfortunately, you'll find the internet is often of little help in uncovering the really great deals.
Therefore, you need to invest the time and effort to create your own system for finding suitable properties. Or simply, put together a team of proven professionals charged with looking after your best interests.
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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Commercial property investment by the numbers

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Having been involved with both commercial and residential property over the years, it's always interesting to get some feedback directly from investors.
It is particularly interesting to hear from those who have made the transition from residential to commercial property.
Here are the reasons why commercial can be a better investment:
Reason #1: Longer leases
Quite often, residential tenancies will be on a month-by-month basis, maybe six months, sometimes for a year.
Commercial properties will tend to lease for between three and five years, and often for longer. That means you have fewer tenancy changes, and a far more predictable income stream.
Reason #2: Greater security
When residential tenants want to exit a 12-month lease early, they just need to find a suitable substitute tenant, and simply transfer the lease across to them.
This new tenant then becomes responsible for the rental for the remainder of the lease.
Commercial tenants are running a business from your property. And whenever they sell their business, they also require your approval to "assign" the lease.
But here's the difference: If the new commercial tenant defaults in paying the rental, you also have recourse to the previous tenant as well — because commercial leases are business contracts enforceable by law.
Reason #3: Commercial tenants pay outgoings
Typically, residential properties will provide you with a 5% gross rental return.
From this, you need to pay the rates and taxes, insurance, maintenance and so on — leaving you with about a 3.5% net return at the end of the year.
Depending upon what (and where) they are, commercial properties will generate a 5% to 9% rental return.
However, commercial tenants are also required to pay the various building outgoings on top of their rental — making this a true net rental return to you.
Reason #4: Commercial tenants operate a business
If the toilet stops working in an apartment, the tenant asks you to send round a plumber. But commercial tenants quickly attend to the problem themselves, so as not to disrupt their business.
Furthermore, the overall appearance of the property becomes a reflection on them.
Therefore, whether the lease requires it or not, most commercial tenants will regularly repair and repaint your property in order to maintain a good corporate image.
Reason #5: Payment certainty
Most residential properties are rented by individuals. Therefore the rent is generally paid in cash or by personal cheque. And this can often vary in its timing.
Because they are running a business, commercial tenants consider rent as simply another regular expense each month. And generally, this gets set up as an automatic bank transfer – and this can be specified as such in the lease.
Bottom line: As a residential investor, you find yourself having to deal with the vagaries of individual people.
However, as a commercial investor, you tend to enjoy a more predictable long-term relationship with your tenants based upon a proper business footing.
Doesn't that sound like a far better arrangement?
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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Five reasons why serious property investors prefer commercial over residential: Chris Lang

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Here are several common misconceptions I frequently hear when people are looking to invest in commercial property.
1. Securing properties using the internet is easy – you don't need any professional help at all.
Finding a suitable property is only half the task.
The other half involves properly assessing the property — both physically and financially. And then you have to package up the deal that's best for you.
And this is where having a top consulting team (for the property, legal, finance and construction aspects) is worth its weight in gold.
2. Residential investors will find it a difficult transition.
This stems purely from a lack of knowledge and therefore, proper understanding. And that's where your consulting team comes in.
Some of my most successful clients have been those with little or no prior involvement with commercial property. However, they were clear thinkers and could quickly assess the advice being given to them.
3. You need loads of cash
Again, this is simply not true. Sure, many commercial properties may sell for millions of dollars. But you can also buy well-leased strata office suites for between $350,000 and $500,000. And this more or less the same price as you would pay for an apartment.
However, your net return for one of these smaller office suites is around 7% per annum, compared with a 3.5% net return for apartments. So I'll leave you to do the maths!
4. Commercial tenants are difficult to deal with.
Because commercial tenants are running a business from your property, they have a vested interest to keep it looking presentable.
Besides, their lease will require them to undertake (and pay for) any required maintenance. And when the time comes for them to leave, there is also a clause requiring them to "make good" beforehand.
5. It's harder and more expensive to manage commercial property.
If you choose to manage the property yourself, then you may well run into some costly problems. But that's the very reason why you would engage a competent managing agent.
And unlike residential management fees of 7%, your fees to manage commercial property will generally range between 3% to 5% of monies collected — depending upon the size of the property involved.
Bottom line: Hopefully, this short summary has helped to dispel some of the common myths surrounding commercial property.
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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Five common myths about commercial property investment: Chris Lang

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Will China's growth pick up again? And will it continue to support both Australia and commercial property? Well, that really depends upon who it is you're asking.
Most miners are somewhat guarded; many journalists are painting a gloomy picture; and Labor politicians seem to be arguing among themselves.
So no wonder most of us are confused.
And whenever the general community is confused, it takes what seems to be the safest route and simply does nothing.
Let's peek behind the Chinese curtain
Perhaps the best place to begin is by talking with someone like leading architect Bruce Henderson, who is currently involved in designing major projects in Dilian, China.
He is right at the coalface — dealing with those making the decisions on Chinese future economic progress.
And his explanation of where things stand is alarmingly simple.
Unlike other major economic powerhouses, China only has one political player — the Communist Party.
The administration of that party changes every 10 years, and this is due to occur towards the end of this year. But more on that later.
The 10% to 13% annual growth in China (which required our iron ore and coal) has been driven by massive construction — mainly in new housing and infrastructure.
The government controls the release of available land, by selling long-term leases to developers.
Many of the recent massive housing projects have occurred by reclaiming farmland. (In other words, a 600-unit housing project may contain 100 government "pre-sales" to those rehoused farmers.)
Most of China's recent decline in growth (still at a healthy 8% per year) has occurred through the government's cut-back in granting new leases to developers.
With housing construction at a standstill, there is no income from land sales and the work for new roads, bridges and other infrastructure cannot proceed.
This is what has impacted adversely upon our mining sector.
Understanding the "Chinese logic"
Given that China only has one ruling political party, Communist leaders are solely concerned with image preservation.
Therefore, the outgoing administration has merely "responded to global pressure" and brought China's runaway growth under control — and in the process, orchestrated a soft landing.
When the new administration assumes control later this year, it will heap praise upon the outgoing administration for its "careful and prudent management of the economy".
The, the new administration will make itself look great by stimulating the economy, once again granting land leases for developers to recommence residential construction.
Now it all starts to make sense.
Unlike what you would find in Western countries, the incoming Chinese administration will not be "bagging" the outgoing administration.
Instead, its aim is to position both as having the country's best interests at heart — thereby, allowing the Communist Party to be the overall winner.
Bottom line: Right now, China is about to overtake the US as the world's leading economy.
However, next year (with the new administration in place), China's growth will again begin to surge. And this will not only flow through to Australia's economy, but also provide a welcome boost for overall global growth as well.
Therefore, as a commercial property investor, you can expect to see some solid gains through to 2018-19.
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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What China's soft landing means for Australian commercial property investors: Chris Lang

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Leaving aside things like projected cashflows, depreciation and taxation issues for moment, let's look at some of the key factors that determine whether or not the property itself will stack up.
What follows is basically a checklist of the various aspects to investigate when you start looking to purchase a commercial investment property.
And, while this is not intended to be an exhaustive list, it should give you some insight into the depth of analysis you'll need to undertake as part of your due diligence process.
1. Initial appeal
Here you are making a judgement on how the appearance of your building compares with others on offer — both visually now and whether it will quickly become outdated over time.
2. Financial aspects
You'll find there is one very useful yardstick for comparison. And that is the cost of a commercial property per square metre of its net lettable area.
In other words, you need to establish whether the cost of the building (per square metre) you are considering is greater than the cost (per square metre) of other similar buildings sold nearby. And this will quickly tell you whether your building has a more efficient layout or is simply overpriced.
Furthermore, you need to consider whether this building can maintain its current rental level or whether it would need to be upgraded in the near future.
3. Ongoing management
This is a somewhat mundane topic, but you do need to look at just how accessible the plant and equipment is. And you must determine whether enough space has been allocated for it, either on the roof or within the plant room itself.
Also, during construction, were low-maintenance materials used? And have energy-efficient measures being used with power and lighting? You will probably need to seek some professional help, to determine whether this has been properly addressed.
4. Future flexibility
Here you're looking at the actual floor layouts to make sure they are suitable for both whole-floor tenants as well as later subdivision, to accommodate multiple tenants.
Quite apart from these layout issues, how adaptable would the building be for future technological changes down the track?
5. Standard of finish and design
Depending upon the age of your building, it should be somewhat creative in its architectural and engineering design.
But just using trendy materials is of little use if they end up proving unsuitable for the purpose intended. In other words, everything needs to have a functional use.
6. Quality of services
Even though the building may be fully air-conditioned, it may lack sufficient capacity to meet the requirements of modern-day tenants.
And so, part of your due diligence needs to ensure this and other items like the lighting systems, lift services, fire protection and security services are totally adequate.
Under current legislation, all commercial buildings need to provide for disabled access. This can be quite costly to achieve if it has not already been provided.
7. On-site amenities
Will your tenants be able to gain after-hours access? And is there sufficient parking for visitors?
You may consider the use to be minor issues — but they can affect whether you achieve more (or less) than your competition.
8. Environmental issues
These relate (in part) to how well the overall use of the site was planned and how the building itself has been orientated.
But equally, you need to consider how efficiently things like your lighting, heating and cooling will operate — both from an energy consumption point of view as well as the overall running costs involved.
Bottom line: I hope this summary has given you a better insight into the due diligence process I embark upon when assisting you acquire an investment property.
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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Eight things commercial property investors should consider before buying: Chris Lang

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Unfortunately, you simply can't avoid experiencing some pain whenever structural changes occur within the economy.
However, these changes also provide considerable opportunities for the shrewd commercial property investor. But more on that later.
The reality
It is a huge mistake when governments rush to provide financial support to declining manufacturing industries.
Clearly, those industries will never sustain a profitable position, given Australia's relatively small population, and the consequential short production runs.
The sad reality is that some companies need to be allowed to fail (or be absorbed) so the more competitive and profitable companies can become more productive.
The unemployment truth
There has been much publicity given to recent layoffs from companies downsizing. But interestingly, unemployment levels have remained steady — and in some months, even fallen.
Sure, the mining sector is chasing more employees — to the point of having to "import" them. But not all those laid off are heading west or north. And besides, the mining boom will not continue for ever.
Looking deeper 
As such, there must be something else going on within the Australian economy that is helping to sustain growth now, and into the future.
<img src="/images/stories/2012/08/langaug27.gif">
Source: <a href="https://www.afr.com.au/" target="_blank">Australian Financial Review</a>
And the above graph provides you with the answer.
The sector-by-sector comparison shows that services alone currently contribute around 77% of Australia's GDP.
And manufacturing, mining and agriculture combined are contributing only about 23% of GDP.
Looking forward
Therefore, Australia needs to focus upon its obvious strength — providing highly educated specialist skills to local and overseas markets.
For example, our mining firms have not flourished simply because Australia has resources, which the rest of the world needs.
Much of the profit stems from the cutting-edge engineering solutions adopted by our companies — which have provided them with clear cost advantages.
Furthermore, many of the world's breakthrough technologies and techniques have been developed by Australian scientists, doctors, engineers, architects and the like.
Bottom line: This is where governments need to be investing heavily — rather than propping up failing industries with little or no competitive advantage.
Compared to many Western countries, Australia already punches well above its weight for productivity in the knowledge and service sectors.
And for commercial property investors, this surging service sector will always be needing offices, design studios and related accommodation into the foreseeable future.
That augers well for the suburban strata-office market.
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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Suburban strata office market looking good for commercial property investors

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Joel Robinson

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

Chris Lang

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