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Exciting times in the real estate market are upon us.
Buyers have entered the market with more confidence, agents are reporting record months, auction clearance rates have increased and talk of real estate is back on the agenda for many.
The biggest shift we are witnessing at the moment is an increase in the volume of buyers inspecting properties and the number of registered bidders.
In February this year we averaged 3.2 buyers registering for each auction and one property (16 Coventry Road, Strathfield) received an astonishing 14 people registering to buy the home.
But buyers are still cautious. They are still looking for value and are not getting carried away with unrealistic seller expectations.
So where do we see all this going? Easter is only weeks away and the run into the Easter period will provide a huge volume of auction activity.
We see this activity continuing to build momentum throughout Autumn and the winter months.
The biggest challenge right now is bringing sellers to the market and getting them to list their home.
It is a great time to be selling with less competition from other properties. Houses up to $1.5 million are still the most in demand.
Auctions are increasing in popularity as a method of sale with vendors recognising the clear advantage of creating a competitive environment and the potential for achieving a premium price.
Damien Cooley is the founder of <a rel="nofollow" target="_blank" title="Cooley Auctions" href="https://www.cooleyauctions.com.au/">Cooley Auctions</a>.
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Buyers are entering the market with more confidence: Damien Cooley

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I don’t know about the rest of the industry, but here at Cooley Auctions we are pretty pleased that April is behind us. The data to come out of April shows that low volume and a genuine lack of quality properties on the market can have a direct impact on prices, clearance rates and buyer activity. We expected a lot more property to begin coming onto the market after the Easter break, but it seems school holidays and the Anzac Day public holiday has all but written off April as a month that many would like to forget.
The big positive to take out of the last couple of days is the Reserve Bank of Australia’s decision to lower the cash rate by 50 basis points to 3.75%, effective May 2, 2012. It’s no secret that economic conditions have been weaker than expected and the recent inflation figures released show that it has moderated. While we don’t feel that the RBA’s decision will spur on an immediate market recovery, it is a move in the right direction for borrowers and agents alike. The message for buyers right now is buy immediately because when the market bounces back it will bounce back at a pace that will be difficult to keep up with. Vacancy rates remain strong and interest rates are low. It is an exceptional time to be buying.
Too often we can get caught up in “the market”. The market is what it is and we shouldn’t make excuses based on a slower market. Hunger is the key ingredient in the success of any agent, and hard work, making calls and being proactive should drive your business. Be inspired by the people you look up to. Model the agents who are succeeding and leave the negativity for someone else. The work you are doing today will have a direct reflection on your results this winter and spring.
<ul>
<li>Even Channel 7 News couldn’t resist coming along to this one bedroom apartment in the heart of the Sydney CBD at 282/569-581 George Street Sydney. It sold at auction for $408,000 through Alan Cheung, LJH Chinatown. Auctioneer: Paul Millett</li>
<li>This five-bedroom home held in the same family for over 130 years at 20 Tantallon Avenue, Arncliffe attracted terrific interest and seven registered bidders when it sold well above reserve for $980,000 through George Kambouroglou, Raine &amp; Horne Rockdale. Auctioneer: Andrew Cooley</li>
<li>In front of a huge crowd and Channel 9 News this immaculately presented federation home set on approximately 556 square metres of land at 50 Monash Road, Gladesville, sold at auction for $96,000 above reserve when it sold for $1,076,000 through Matthew Shepherd &amp; Nick Bedford, Belle Property Beecroft. Auctioneer: Nick Cleary </li>
</ul>
Ideally located across the road from Nagle Park and just a short level walk to Pacific Square, this well-presented two-bedroom home at 97 Hannan Street, Maroubra, sold at auction for $810,000 through Cameron Airlie, Ray White Maroubra/South Coogee. Auctioneer: Ricky Briggs
Commercial sector
<ul>
<li>A medical centre moments from Liverpool CBD, hospital and train station with a current net income of approximately $75,700 per annum at 8 Speed Street, Liverpool sold at auction for $860,000 through Miron Solomons, City Commerical Property. Auctioneer: Damien Cooley\</li>
<li>A cracking result was achieved for this funky warehouse at 12 Clevedon Street, Botany. It sold at auction for $1,186,000 through Keegan Ridings &amp; Sam Brewer, Jones Lang LaSalle. Auctioneer: Damien Cooley</li>
<li>A ground-floor shop leased to Pizza Hut and three-bedroom apartment freshly renovated at 232 Marrickville Road, Marrickville, sold in the Cooley Auction Centre Inner West for $1,080,000 through Colin Tseris, R T Golby (Realty).Auctioneer: Ricky Briggs</li>
<li>A prized blue-ribbon estate set over 2.5 acres (1.01 hectares) at 3 Pembury Close Denham Court sold at auction for $1.75 million through Fab Dalfonso, Colliers International. Auctioneer: Bram Page</li>
</ul>
 
Damien Cooley is the founder of <a href="https://www.cooleyauctions.com.au/" title="Cooley Auctions" target="_blank">Cooley Auctions</a>
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A slower property market inspires a proactive response: Damien Cooley

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With only eight weeks left in 2011 it is imperative to begin planning for the new year because those who are thinking of selling in February/March 2012 are thinking about it now. Many of our top-performing agents have set a goal to book in a minimum of five auctions for February before they go on holidays in December. This is an excellent attitude that will set them up for a terrific start to 2012 with great exposure in the marketplace.
The past few weeks have been a big test for the Sydney residential real estate market, which has held up relatively well. Given Cooley Auctions’ reach in the market place and our diversified client base we get to experience firsthand any confidence shifts in bidding and selling activity. We believe the shift is tightening to what we have already seen. One-off results and out-of-line sales do not determine a moving market. Days on market and clearance rates are a key indicator of market confidence, and we need to build confidence in the Sydney market. Our first interest rate cut since Melbourne Cup Day 2010 is good news for the industry. For the first time this year our clearance rate dropped below 50% for the month and the past three weeks have seen an on-site auction clearance below 50%. We are also seeing properties taking longer to sell and therefore days on market increasing.
So the question we need to ask a seller is how we differentiate their home from others on the market? Professional marketing and the urgency of an auction provides more reach in a marketplace and reduces days on market. Don’t be hard on yourself, be hard on the market. Properties are on the market to be sold. Trust is a key factor in a seller’s decision to accept an agent’s advice and trust is a key factor in the buyer’s decision to bid or sign a contract. So the real question is: do your clients trust you?
Market highlights
Residential sector
<ul>
<li>A two-bedroom semi with potential to extend and renovate (STCA) at 33 Noble Street, Five Dock sold for $890,000 through Shane Howley, Ray White Five Dock. Auctioneer: Charlie Powell </li>
<li>An original single level-home on a sundrenched 570 square metres approximately at 26 Eyre Street, Chifley sold for $900,000 through Cameron Airlie, Ray White Maroubra, South Coogee. Auctioneer: Ricky Briggs</li>
<li>A single-level home set on a generous 790-square-metre block with deck and landscaped pool at 14 Saunders Bay Road, Caringbah South, sold for $930,000 through Vanessa Gilbert and Chris Murray, Greg Gilbert Real Estate. Auctioneer: Andrew Cooley</li>
<li>An ultra-chic sun drenched north facing penthouse at 56/1 Murray Street, Pyrmont sold for $2,105,000 through James Crow, Morton &amp; Morton Real Estate. Auctioneer: Damien Cooley </li>
</ul>
Damien Cooley is the founder of <a target="_blank" title="Cooley Auctions" href="https://www.cooleyauctions.com.au/">Cooley Auctions</a>
 
 
 
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You must plan now if you want to sell in early 2012

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As we look back on 2011, Property Observer is republishing some of our most noteworthy stories of the year.
Renovating for capital growth in today’s market is extremely tough, to say the least. The vast majority of homes that come onto the market and sell are homes that are being bought to live in. There is an emotional connection between the home and the buyer. In many instances people pay more for unrennovated homes than they do for renovated homes. Many feel they can “do a better job” or “renovate the home to a different taste” or “renovate exactly how they would like the home to present”.
There are other buyers who are time-poor and don’t have the ability to renovate. These buyers will pay a premium for well-finished homes and generally family homes that are to be held for many years.
Poor-quality renovations are punished in this sector with a lack of interest at auctions.
It’s my view that the majority of profit that is made out of a home being renovated and sold is in the buy. Those who buy well will do well. So is it the renovation that makes the money or is it the purchase that makes the money? In my view it’s the purchase. If you pay too much on the way in, it doesn’t matter how good the renovation is, it will be difficult to make money.
Where we do see opportunities in the Sydney market is in buying good apartment buildings. This can be in areas close to Sydney CBD or the likes of Parramatta and surrounds. Personally I think the inner west of Sydney is showing excellent apartment block opportunities, and bought at the right price an investment such as this that has the ability to be improved aesthetically and increase rental growth. We are seeing more investors stepping into the market for this type of asset.
TV shows such as The Block and The Renovators make for great TV. Most Australians can relate to shows such as these because everyone has the spark of renovating in them and real estate plays such an integral role within our lives. What we need to remember though is that renovating is difficult and people expect quality. When a TV show has contestants renovating homes that cut corners or that are not done by professionals and it’s shown on national TV, there are a series of doubts put in any potential buyers’ heads. These renovations are along running to a time restriction. Again this makes for great TV, but does it make for a great result? I don’t believe it does in every case.
Remember that this is not the sole importance for the show. The TV show relies on advertising and ratings. The sale comes in down the list of importance. It’s obviously necessary to “complete the sale”, and the theatre and drama of an auction can make for good TV.
If the Sydney clearance rate is 55% then it’s an excellent result for The Renovators program to sell six out of six, or a 100% clearance. Channel Ten did not want to own six investment properties all throughout Sydney. We had a committed seller. What we saw on The Block 2011 were some good buys. Many felt that the reserve prices were too high. I disagree. The properties that were bought on the night proved to be bought well appose to those that were bought in the days post-auction.
Damien Cooley is the founder of <a href="https://www.cooleyauctions.com.au/" title="Cooley Auctions" target="_blank">Cooley Auctions</a>, whose firm auctioned the properties on The Renovators.
For expert commentary and analysis on lessons to be learnt from property reality TV, <a href="https://register.propertyobserver.com.au/lights-camera-auction/" target="_blank">download our e-book Lights, Camera, Auction!</a>
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Renovating not always a road to riches: Renovators auctioneer

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Auction bookings are suggesting the volume of properties to traditionally hit the market in September to be auctioned in October are not as strong as we would expect.

Importantly, though, numbers are increasing and will continue to increase sharply over the next few weeks.

In 2010, the weekend following the October long weekend was Cooley Auctions’ first spring super Saturday with 67 auctions booked that day. This year for that same weekend we have 36 bookings to date, although there are still a few days left to book for that same weekend

It seems either the stock is coming later in 2011 or it’s not coming at all. What we’re experiencing now is a steady market where properties trade, great agents shine and agents that overprice properties at the time of listing give themselves an almighty task of selling any time soon. 

The motivation of a seller is critical in deciding what stock to take on.

A client of ours said to me last week that the listing presentation is as much about them interviewing the client as the client interviewing them so they can decide if it’s a fit for both parties.

The mid-to-upper end of our market has been the most affected recently.

Buyers are extremely picky on what properties they make offers on and values, in our experience, are dropping to a minimum of 10% to 15% and in some cases 20% of their previous sale price.

Damien Cooley is the founder of <a href="https://www.cooleyauctions.com.au/" title="Cooley Auctions" target="_blank">Cooley Auctions.</a>
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Spring housing stock will either come to market late or not at all

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One of the biggest misconceptions about auction is that many agents think that if they auction a property buyers will compete and the property will sell above expectations. One of the great benefits of auction is that you give yourself the opportunity to create a competitive environment, but if you haven’t done the work leading up to the auction then no method of sale will save you.
You need to understand that auction is simply a method of sale. We use auction to reduce the number of days on market, create a competitive environment and gain maximum exposure for the property with a condensed marketing strategy. Essentially this means that by creating urgency around the sale and reducing the days on market we can sell more real estate.
Days on the market here are key. The longer a property sits on the market the more chance it has at selling at a reduced rate.
Valuing real estate can be quite difficult. It is difficult for an agent, but even harder for a vendor/seller. This is particularly the case in a changing market, like what we are in now. Auction removes price as a barrier and invites purchasers to make offers on auction day and the seller can either accept that offer or reject that offer.
Every seller thinks their home is generally worth more than what it really is, myself included. Because we build up an emotional attachment, we feel “it has to be worth ….”. The reality of any real estate transaction is that a property is worth what someone will pay. The role of the agent is one to market a property in such a way that will get buyers to the front door, it is the seller’s role to present the property in such a way that an emotional connection can be built between a purchaser and a property, and auction brings this to a close in a shorter period of time than any other method of sale.
One of the great fears a seller has is “what if it doesn’t sell?”. Simple, we move to the next stage of the selling process with either a price guide or for sale at a price. We now will have a much better gauge on what that price should be if we get to this point.
An owner who doesn’t want to pay for a marketing campaign in the majority of cases is not a motivated seller and one who will come on the market at an inflated fixed price.
It is essential that you choose the right auctioneer to represent your business and your sale. The auctioneer is your brand. The auctioneer represents your interests. The difference between a good auctioneer and a great auctioneer can be a good price or a great price.
This is the data we have put together for the first six months of the year. It is put together from 1,825 residential auctions that we have done from January 1 to June 30, 2011. The figures show us accurately when properties sell post auction.
 Damien Cooley is the founder of <a target="_blank" title="Cooley Auctions" href="https://www.cooleyauctions.com.au/">Cooley Auctions.</a>
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An auction won't save a badly marketed property

One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

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FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

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Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

Damien Cooley

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