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The REIV has released data that reveals, for the first time, the suburbs where auctions are the main method of sale and those where private sales are.
This data, presented in an online clickable map, is an invaluable resource for all real estate agents and vendors.
The data will assist real estate agents and vendors as they make the decision about the most appropriate sales method for their property.
The maps clearly show that auctions are the most popular sales method in the inner city, while in the outer suburbs most sales are conducted privately. This in part explains why the median price of a home sold at auction is higher than one sold at private sale, as residential property is much more expensive in the inner suburbs.
While overall auction sales have represented around 22% of all sales in Melbourne this year, there are some suburbs with a higher number and some with less.
Suburbs where more than half the homes were sold by auction in 2011 included Elsternwick, Surrey Hills, Armadale, Richmond, Malvern, Northcote and Camberwell.
At the other end of the spectrum less than 5% of homes were sold by auction in Narree Warren, Werribee, Rowville, Craigieburn and Mooroolbark.
It is also the case that clearance rates tend to be higher in the suburbs where auctions are more prevalent.
Analysis of the data over 2010 and 2011 shows a clear trend towards private sales as the level of competition dropped. This highlights that auctions work better when there is a high level of demand, generally or for a specific property.
When teamed with data showing weekly clearance rates this information is an invaluable and unique resource for all those active in the residential real estate market. The<a href="https://www.reiv.com.au/Property-Research/Auction-Map.aspx" target="_blank"> maps are available on the REIV website.</a>
Top 10 suburbs ranked by % sales by auction in 2011
<a href="/news">ELSTERNWICK </a>69%
<a href="/news">SURREY HILLS</a> 68%
<a href="/news">ARMADALE </a>67%
<a href="/news">CAULFIELD </a>64%
<a href="/news">HUGHESDALE</a> 63%
<a href="/news">MONT ALBERT</a> 62%
<a href="/news">KEW EAST</a> 62%
<a href="/news">CLIFTON HILL</a> 61%
<a href="/news">CAULFIELD NORTH</a> 60%
<a href="/news">HEIDELBERG</a> 60%
Enzo Raimondo is CEO of the <a href="https://www.reiv.com.au/" target="_blank" rel="nofollow">Real Estate Institute of Victoria</a>.
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Top 10 Melbourne suburbs ranked by percentage of sales by auction, including Elsternwick and Surrey Hills

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In October the rental market remained stable in Victoria in terms of the level of vacancies and rents charged.
The vacancy rate for Victoria was 1.9%, compared with 2% in September. In Melbourne the vacancy rate was also 1.9%, slightly lower than the 2% recorded in September. In regional Victoria it remained stable at 2%.
Within the metropolitan area inner Melbourne had the highest level of vacancies, with 2.6% recorded in those suburbs within four kilometres of the CBD. As you move further from the CBD the vacancy rate tightens, with 2% in the middle suburbs and 0.9% in the outer suburbs.
The median rent being asked in Melbourne was $370 per week for houses. This is lower than the $380 being asked in July and reflects an easing of conditions in the market.
In regional Victoria the tightest vacancy rate was found in Bendigo, where it was 0.7%, down from 0.9%. In Geelong the vacancy rate tightened from 3.5% to 2.8% and in Ballarat it eased from 1.3% to 1.5%.
Rents remained reasonably stable, with a weekly median rent of $300 per week for a house being recorded, compared with $295 in September.
For the first time the REIV is publishing a vacancy rate for the Mornington Peninsula. In October the vacancy rate was 1.6%, compared with 3.3% in September.
Enzo Raimondo is CEO of the <a rel="nofollow" target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a>.
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Victorian rental market stable in October

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The REIV September quarter medians show that the residential housing market continues to remain stable, with a median house price in Melbourne of $530,000, compared with the revised June quarter median of $525,000. In regional Victoria the median house price was also stable, with a minor 0.7% increase to $307,000.
The non-metropolitan market continues to record more moderate growth over the medium term but is also not as likely to record the more volatile fluctuations prevalent in Melbourne.
The three main centres reflected this and recorded mixed results, with the median price of a house in <a target="_blank" href="/news">Ballarat </a>increasing by 1.8% to $285,000; in <a target="_blank" href="/news">Bendigo </a>it dropped by 2%  in the quarter to $301,000; and in <a target="_blank" href="/news">Geelong</a> there was a 6.1% reduction to $362,000.
The Surf Coast Shire is regional Victoria’s most expensive, with a median house price of $570,000. The Macedon Ranges is the second most expensive, with a median of $470,000.
Strong growth in prices was recorded in: Mildura, where the median increased by 7.6% to $225,000; in Bairnsdale, where it rose by 5.2% to $225,000; and in Traralgon, which rose by 9.3% to $282,000.
Over the quarter the rental vacancy rate dropped from 2.9% to 2%.
Of the three main regional centres the highest level of vacancies was recorded in Geelong, where the vacancy rate was 3.5% in September. In Bendigo it remained very tight, with 0.9% of rental homes vacant. Ballarat recorded 1.3%.
Median rents for houses rose slightly over the quarter from $290 per week in July to $295 per week in September.
Enzo Raimondo is CEO of the <a href="https://www.reiv.com.au/" target="_blank" rel="nofollow">Real Estate Institute of Victoria</a>.
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Volatile price fluctuations unlikely in regional Victorian property market

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The REIV seeks the Victorian government to reject the current proposal to remove the educational, probity and licence requirements for commercial real estate agents.
Recent research conducted by UMR Research had shown that the public oppose the proposal, “it showed that 69% of respondents disagree with the COAG (Council of Australian Governments) proposal to remove the requirement for commercial agents to be licensed".
The public clearly understand that appropriate licensing and educational standards not only underpin the best outcome for those selling, buying or leasing property but also ensures consumer protection.
The RIS (regulation impact statement) proposes that licensing of commercial real estate agents is unnecessary because commercial and industrial property transactions are conducted by ‘sophisticated consumers and investors’, yet an analysis of transactions in Victoria shows that 51% of all commercial sales are valued at less than $500,000.
The vast majority of consumers who deal with commercial estate agents rightly expect to engage a professional with the appropriate educational qualifications.
Commercial estate agents hold significant amounts of client monies in their trust accounts subject to finalisation of a sales or leasing transaction, before being distributed to their client.
These trust accounts are audited on an annual basis in line with the requirements of the Estate Agents Act.
COAG is now proposing that there will be no requirement for trust accounts or probity checks as commercial agents will not be required to have any qualifications or be licensed – this is simply outrageous and irresponsible.
I would like COAG to explain to the public and the profession how the removal of licences will increase efficiency, improve worker mobility and assist in moving Australia to a seamless economy.
Enzo Raimondo is CEO of the <a href="https://www.reiv.com.au/" target="_blank" rel="nofollow">Real Estate Institute of Victoria</a>.
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Removal of commercial real estate agent licence requirement outrageous and irresponsible

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In a survey of REIV members, it was found that the most important referral source was word of mouth.
Results matter to vendors, and that they clearly place a lot of trust in the experiences of their friends, neighbours and colleagues when selecting a real estate agent to sell their home.
Word of mouth has had a strong track record as the most critical referral source, which reflects the importance of a real estate agent’s reputation. Vendors not only want to see that the real estate agent is successful; they also trust the views of the agent’s clients.
Online is also clearly having an impact, but that does not extend to social media. After word of mouth, real estate websites, such as realestateview.com.au, and an agency’s website are considered the most valuable referral sources.
Social media, Facebook, LinkedIn and Twitter had practically no value, endorsed by only 1% to 3% of respondents.
This reflects the fact that buyers and sellers are used to engaging with real estate online. They seek advertisements on real estate websites, such as realestateview.com.au, but are far less likely to come across a real estate agent’s Twitter account.
With regard to engaging with clients, social media has a long way to go until it is a familiar tool.
Local newspapers remain strong; far stronger than the daily print media, in fact. With 13% of respondents citing local newspapers as the most valuable referral source, local media is seen to be more than twice as valuable as the daily newspapers, which only scored 5%.
These results highlight the importance of reputation for real estate agents.
The most valuable referral sources in real estate
Word of mouth 24% Real estate websites/portals 22% Your website 20% Local newspapers 13% TV advertising 5% Daily newspapers 5% Facebook 3% Online advertising on non-real estate websites 3% LinkedIn 2% Twitter 1% Billboards 1% Free media 1% None of the above 1%
These results are sourced from the 2012 Member Poll conducted for the REIV by Essential Research and completed by over 600 members.
Enzo Raimondo is CEO of the <a rel="nofollow" target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a>. 
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Social media has practically no value for real estate agents

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The business of buying, selling and leasing of residential, rural and commercial property for investment purposes is well known and understood; the same cannot be said regarding the purchase of an operating business.
Business broking is a specialist sector of real estate, and investors, or those looking to develop their careers, would be wise to take note.
Some people like to buy a business as an investment, and others may want to use their skills to run it themselves. People buy and sell all manner of enterprises – from traditional ones, such as newsagents, or service enterprises, such as electricians, through to more modern ones, such as digital marketing companies.
Potential buyers and current owners need to know that the market for functioning businesses is substantially different to the broader property market. For sale signs are not always used and the advertisements do not always appear on the property sales websites.
As a result of these factors, a business broker is an important guide and adviser.
A business broker is a qualified real estate agent who specialises in the selling and buying of businesses. To effectively do their job, brokers need to be expert in a range of areas additional to those in which a residential or commercial estate agent specialises; after all, when a business is sold, different factors are considered in arriving at a ‘value’.
They need to be able to understand the particulars of the business they are selling, as the value in a business comprises of a range of related factors, including its current performance, customer base, competitors and future prospects.
To find an REIV business broker and learn more about business broking, visit <a href="https://www.reiv.com.au/" target="_blank">www.reiv.com.au</a>
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Why you need a business broker to invest in businesses

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The location of single-person households can tell you a lot about a city.
St Kilda, St Kilda West, Carlton, Elwood and South Yarra have the highest proportion of single-person households in Melbourne, according to REIV analysis of the 2011 census data from the Australian Bureau of Statistics (ABS).
It is interesting to note that, along with Carlton, the inner-southern bayside suburbs had the highest concentration of single-person households; and these trends had an important impact on development and demand for housing.
In St Kilda, St Kilda West, Carlton, Elwood and South Yarra over 40% of homes have only one resident.
New developments clearly respond to this demographic trend by building residences more suited to single people.
The data also shows that the further a suburb is from the CBD, the less likely it is to feature single-occupant households.
There is one interesting exception: the suburbs along the Belgrave/Lilydale train line contain a higher-than-average proportion of lone-resident households.
At the other end of the spectrum are the growth suburbs: Point Cook, Greenvale, Roxburgh Park, Doreen, Narre Warren South and Narre Warren North, for instance. In those suburbs fewer than 10% of homes have only one resident.
Such growth suburbs are highly popular with growing families.
In key regional centres such as Geelong, Ballarat and Bendigo, the suburbs with above-average shares of lone-person households tend to be in central locations with better access to the V/Line train network. Of the three, Geelong has the highest number of suburbs (six) where over 35% of households were solo residents, compared wiith four suburbs in Ballarat and one in Bendigo.
To view related data in a clickable map visit <a target="_blank" href="https://www.reiv.com.au/">www.reiv.com.au</a>.
Enzo Raimondo is CEO of the <a href="https://www.reiv.com.au/" target="_blank" rel="nofollow">Real Estate Institute of Victoria</a>.
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Inner-Melbourne suburbs have highest proportion of single-person households and need different housing stock

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The Australian Bureau of Statistics (ABS) divides housing tenure into three broad categories: those owned outright; those owned with a mortgage; and the rest, which are rented.
The most recent census, compiled in 2011, found two suburbs in metropolitan Melbourne where more than 60% of homes were owned outright. By way of comparison, the census found that 33% of homes were rented in 2011, and the balance owned outright or with a mortgage.
It is interesting to note that both locations with very high levels of outright ownership were in seaside locations on the Mornington Peninsula: specifically Portsea and Sorrento.
The raw data may, however, not reflect the actual ownership scenario, as the census is based on the physical location of the people when they filled in the census forms back in August 2011.
Both Portsea and Sorrento are towns more popular in summer than in winter months. During summer, people travel to their holiday homes, and short-term rentals are highly occupied.
This is reflected in the census by the fact that both Portsea and Sorrento had vacancy rates of more than 80% on census night; it was highest in Portsea, where 88% of homes were vacant.
The age demographic of those who were home also reflects this. In both Portsea and Sorrento 81% of those at home on census night were aged 55 or over.
This tells you a lot about these towns and highlights the importance of looking at demographic data from a number of perspectives when using it to guide investment decisions.
Enzo Raimondo is CEO of the <a rel="nofollow" target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a>.
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Portsea and Sorrento census data show high levels of home ownership

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The Sunday Age reported recently that there were large numbers of homes for sale in a range of the city’s outer suburbs.
 
On the face of it, this appeared concerning; however, analysis of the local market and the role of those suburbs in housing our growing population shows that it’s not the case.
The fact is that the city has always had growth suburbs with lots of homes for sale. Forty years ago it was suburbs such as Fawkner and today it’s the likes of Doreen.
It is remarkable just how many homes have been built and sold in those locations.
For instance, the ABS has reported that in Derrimut, Point Cook and Werribee 15,875 homes have been sold and moved into over the past decade. When contrasted with the 2,961 reported for sale, this does not sound nearly as much.
And almost the entire suburbs of Doreen and Merdna have been built in that time, with 5,581 homes added. It was reported there were 3,718 homes for sale there. However, as any resident there will tell you, 65 % of homes don’t have For Sale signs on them. Clearly, these numbers include the pipeline of supply to ensure the community’s housing needs can be met in an affordable manner.
The fact that two years ago The Age reported concerns that there were not enough homes for sale and now there are too many, shows nothing more than the usual development cycle in operation.
The development cycle is subject to the same rises and falls that are present in the broader real estate market.
Enzo Raimondo is CEO of the <a href="https://www.reiv.com.au/" target="_blank" rel="nofollow">Real Estate Institute of Victoria</a>.
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Doreen and other growth suburbs provide housing for thousands: REIV

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When property owners are receiving their council rate notices, not only are they interested in the rates bill but also the value of the property.
It is important to know, however, that the value determined to your home by the council is not always the same amount you will receive if you were to sell your home tomorrow.
The primary purpose of a council valuation is to provide a basis for determining the property owner’s contribution to the council’s consolidated revenue. The valuation is determined every two years on January 1 by qualified valuers engaged by your council.
The council valuation will provide a guide as to the price you may achieve if you are intending to sell.   However, you should also undertake a number of other steps to determine the value of your property.
You can ask an REIV member to undertake a market appraisal.  This will provide you with the opportunity to discuss with them the factors that impact property values.
When your property goes on to the market it is important to remember that prospective buyers often look at a range of homes within the same location. As such, it is wise to make an effort to understand the local market. You can do that by checking the sales results each Saturday night at <a target="_blank" href="https://www.reiv.com.au/">www.reiv.com.au</a> or in the Sunday newspapers. There are also a range of websites that will provide you with information about how much properties in your area have sold for over the last few weeks, months or years.
Finally, when you actually sell, remember that the demand for your home will be influenced by what other properties are for sale in your area and the number of buyers looking.  This means that the marketing and preparation of the home will also influence the sale price.
Enzo Raimondo is CEO of the <a href="https://www.reiv.com.au/" target="_blank">Real Estate Institute of Victoria</a>.
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The price your home would sell for is not always the same as the council-determined value

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>.

Joel Robinson

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;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

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Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

Enzo Raimondo

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