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The latest report by the federal government’s National Housing Supply Council provides one indication of the current state of the Victorian residential property market. 
Over the last two years the council’s estimated gap between underlying supply and demand has reduced from a revised 18,000 in 2009 to just 10,000 in 2011. 
This shows that supply and demand are very close to being in balance in Victoria and is one reason why pressure on house prices has eased. 
While the market is also affected by a range of other factors – the rate of economic growth, unemployment, interest rates and levels of consumer confidence – if there is a shortage of stock, this also results in pressure on prices.
The strong price growth between 2005 and 2010 was, in part, due to high levels of population growth and a shortage of supply.
The report now shows that the gap between the underlying demand and supply has eased, primarily because the number of new homes being constructed has increased. Dwelling completion data from the ABS shows that in the two years to the 2011 December quarter, 30% homes were built than in the preceding two years.
On current projections, it does not appear that Victoria will face a critical undersupply of housing stock in the medium term.
The council’s report also highlighted the lack of affordable housing, particularly in the rental market. Rents continue to increase at a time when there is very little growth in overall house prices.
The latest projections from the council need to be considered by the state government as it plans for new land releases and the city’s growth over the next decade.
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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Increased supply eases pressure on Victorian house prices

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The Victorian Parliament amended the Sale of Land Act in the first week of June to give effect to a recommendation of the Royal Commission into the Black Saturday bushfires that vendors be required to advise if the land they are selling is in a bushfire-prone area. 
The date from which this advice will be required is yet to be decided. 
When it is required, the advice will appear in the vendor’s section 32 statement. 
This information is currently publically available, and owners can conduct a search to ascertain the bushfire status of their land. The Victorian government has made this service available through the Department of Planning and Community Development. 
By visiting the <a target="_blank" href="https://services.land.vic.gov.au/landchannel/content/addressSearch">government’s website</a>, you can confirm your land’s bushfire status by entering the address of your property and selecting a free bushfire-prone area property report. The report will advise if the land is in a designated bushfire-prone area. The areas judged bushfire prone were determined by the Minister for Planning. 
If the area is bushfire-prone, the report will advise as such and detail the special construction requirements that apply. 
While the requirement may add to the conveyancing costs of a sale, as your solicitor or conveyancer will need to locate the report and include it in the vendor’s section 32 statement, it does ensure buyers are informed and are prepared should they purchase a property in a bushfire-prone area.
Enzo Raimondo is CEO of the <a target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a>.
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Victorian vendors to disclose threat of bushfire to residential land

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Residential transactions in Australia generate a very high level of economic activity and create demand for a range of products and services directly related to housing   transactions. In 2010 there were approximately   544,000 transactions of established housing and an additional 103,000 purchases of new dwellings.  In Victoria in 2010 there were 133,000 established residential transactions with a value of $64 billion, and this represented 24.4% of the total established residential transactions.
Stamp duty on these transactions is one of the few state government taxes, and it provides approximately $27 billion or between 19 and 26% of their total revenue. Victoria has the highest at just over 26%.
Thankfully after debate lasting over a decade there is a level of consensus that stamp duties should be replaced. In 2000 the REIV commissioned a report from Access Economics titled The Economic Impact of Reducing State Taxes on Property, and in this report it was stated that reducing any of the state taxes on property would provide economic benefits greater than would be attained if payroll taxes were reduced by the same amount.
REIV members regularly report that stamp duty is a significant barrier for purchasers but unfortunately, there is a lack of consensus on how stamp duty should be replaced.
When the Henry Tax Review released its report on Australia’s future tax system it was done so with explicit instructions to not consider changes to the rate of GST.
This constrained the options that faced the panel of Ken Henry, Jeff Harmer, John Piggott, Heather Ridout and Greg Smith. As a result, they decided the best option to replace stamp duty would be to introduce a new tax similar to municipal rates or a broad-based annual land tax.
This would be a tax levied by state governments.
There are considerable flaws with this idea; it would be so complicated and take so long to equitably transition from stamp duty to land tax as to be unfeasible. This is especially the case when the politics are taken into account, as very few political leaders would be prepared to effectively double home owners’ annual municipal rates, even if it were in place of stamp duty.
There is, of course, inter-governmental politics at play here. The federal government, which sets the GST, does not want to suffer voter backlash, which is why it says the states are free to remove stamp duty. That is code for telling them to replace stamp duty with another state tax.
Income taxes are similarly politically charged and unlikely to be increased. The decision of the ACT government to do this, particularly to levy land tax those who have paid stamp duty, will therefore be keenly watched by other governments and the property industry.
As options to replace stamp duty are concerned, this really only leaves the one that was ignored: GST.
When the GST was introduced it was done so to remove inefficient state taxes; indeed, it was sold as a state tax. The state government already taxes commercial gain from property through land tax, and the personal tax structure is designed to tax wealth for redistributive purposes. There has never been a rational argument for taxing property ownership – except, of course, it is easy to collect because land is fixed and immobile.
In light of that, it does not seem sensible to ignore the efficient and effective broad-based tax that is already in place: GST.
This was the initial promise of the GST, and it’s time that I was fulfilled.
Using some back-of-the-envelope calculations it’s clear to see that increasing GST from 10% to 12.5% would raise the amount required to eradicate stamp duty. Unlike bringing in a new land tax, the collection cost would be almost zero and it would be substantially cheaper than creating a new taxation system. It would also avoid the need to transition from one property tax to another.
While GST was ignored as an option in the Henry Tax Review there is little chance that stamp duty will be eradicated.
Enzo Raimondo is CEO of the <a target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a>.
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Increased GST is the only real alternative to stamp duty: Enzo Raimondo

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According to data produced by the Victorian government, renters in regional areas of the state move more frequently than those in the metropolitan area.
In Melbourne the average tenancy duration in the December quarter last year was 25.9 months – i.e. just over two years. In regional Victoria the comparative number was a shorter 22.7 months – just under two years.
These numbers are skewed by some very-long-term tenancies, as the median – the middle value – is much lower.
In Melbourne the median tenancy duration was a short 17 months. In regional Victoria it was 15 months.
The data also shows that, as would be expected, the smaller the dwelling, the shorter the tenancy. In both the metropolitan and regional areas one bedroom homes have the shortest median tenancy of just 14 months. This is a very popular form of rental home. Census data from 2006 shows that there are proportionally fewer small flats or units being occupied by their owners – the majority are rented.
Interestingly, the largest homes, those with four or more bedrooms have a shorter tenancy – 16 months – compared with 18 for both two- and three bedrooms. This will be, in part, because two- and three-bedroom houses and units make up the majority of rented housing.
The average duration of tenancy is certainly lower than it is for owner-occupied housing and that is one of the advantages for people who prefer to rent than buy. If an owner-occupier sought to sell and move every two years they would find their equity was eroded by the stamp duty incurred each time.
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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Regional Victorian renters move more often than their Melbourne counterparts

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When marketing a property for sale an estate agent will recommend a range of options depending on the property, location and method of sale. As advertising is an outgoing that is paid for by the vendor, it is advisable to have an understanding of the options.
The most cost-effective advertisements are on the internet. Internet advertising is now the primary way most buyers become aware of a property. The internet provides a wealth of information that is not easily included in print advertisements and you can make the advertisements interactive by including video and voice-over to describe a property’s features. If you are having photos taken, ensure that the quality and resolution are such that may be viewed clearly.
Depending on the value of the property, specific websites can also be created for a property.
While print advertisements are still being used, they are less popular than they were a decade ago; however, they have role to play in some markets. Print advertisements appear in local newspapers or magazines and in the weekend metropolitan papers and range from display advertising to simple classified listings.
Most agencies have their own magazines and window displays. As agencies tend to situate themselves in areas with high pedestrian traffic, these options provide a simple and low-cost way of bring the home to the attention of buyers.
And, of course, social media is now being used to market property. It can’t replace methods that have a significantly higher reach but can compliment a campaign.
Finally, an agency’s own database of buyers is a very valuable marketing tool. A good agency will maintain its own list of interested buyers and will market homes directly to them.
With the range of options now available, it is important that sellers work with their agent to produce the most effective marketing campaign possible.
Enzo Raimondo is CEO of the <a target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a>.
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Make sure you are marketing your property in the most effective way

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The REIV regularly surveys its Members to measure market sentiment and develop a deeper understanding of what influences decisions about buying, selling or leasing.
One of the topical issues canvassed is what drives people to buy – or not to buy – property, both residential and investment? Not surprisingly, there are differences between the two classes of purchaser.
For those considering a residential purchase, the most important factor was stamp duty. Buyers understandably see spending 4-5% of the purchase price on this tax as a significant impediment. That accords with the views of economists who cite the tax as an impediment to moving.
It was closely followed by the obvious issues of securing finance, interest rates and the availability of quality stock. Interestingly, this suggests that buyers are more likely to compromise on the quality of the home than they on are the cost. Of little importance were planning issues and land tax, as most buyers don’t buy with the singular aim of developing.
When asked what drives property investors, the most substantial difference in responses was the issue of land tax, mainly as they need to pay it when owner-occupiers generally do not. Investors ranked interest rates as the most important factor and were much more concerned about the impact of planning and building laws. This reflects the fact that the singular aim of most investors is to make money from the property by either renting it or developing it. A project or investment is not feasible when the cost of ownership – land tax and interest rates – is too high.
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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Stamp duty sways potential owner-occupiers, interest rates and land tax deter investors

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The Victorian government has changed the way in which it will be assisting first-home buyers so that more people benefit.
The first-home buyers’ grant of $7,000 remains available for all those buying their first home for $750,000 or less. The grant is paid by the state government and has no scheduled end date.
First-home buyers also benefit from a 20% reduction on their stamp duty bill. That means that on the purchase of a $400,000 home they will save $3,274 and on a $550,000 home they will save $4,994. The stamp duty reduction is not available for homes priced over $600,000.
The good news is that on January 1, 2013 the cut to stamp duty will increase from 20% to 30%. That means that on the purchase of a $400,000 home they will save $4,911 and on a $550,000 home they will save $9,321.
The stamp duty cut will then increase to 40% on January 1, 2014 and then to 50% on September 1, 2014.
From July 1 this year the first-home buyers’ bonus will no longer be available. The bonus was only for first-home buyers of new homes and was introduced a few years ago to stimulate the building of new homes during the GFC. It has done its job and now the government’s preference is to help all first-home buyers. Those buying a new home off the plan will still benefit from concessions to stamp duty.
There is other assistance available for different groups, including exemptions for deceased estates, family farms, young farmers and pensioners. Details on those programs and the exact criteria for the assistance for first home buyers can be found at <a href="https://www.sro.vic.gov.au" target="_blank">www.sro.vic.gov.au</a>.
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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Government changes helping more Victorian first-home buyers

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Just because a home is advertised for auction does not mean you have to wait until the day of the auction to bid for it. 
Through the real estate agent you can make a pre-auction offer to the vendor. 
So far this year, 18% of all auction sales have been sold before the day of the auction; this compares with 19% at this time last year. It is interesting to note that over the past six years, the proportion of homes sold before auction has reduced from around 23% to the present-day 18%. 
Over that time there has been a 20% chance the home will sell before – so, if you are interested, it is sensible to consider making an offer, lest you miss out. 
With that in mind, there are a number of advantages in making an offer, even if the offer fails. 
A successful offer can allow you and the vendor to avoid the auction itself. It is also the case that, even if your offer is unsuccessful, the vendor is less likely to sell to a higher bidder without giving you another opportunity to make an offer. 
If you do make an offer, it has to be an attractive one that gets the vendor’s attention and convinces him or her not to wait until the day of the auction. 
There are several things you can do to make the offer attractive: first, put the offer in writing; secondly, attach a time limit after which the offer expires. In some cases, presenting the offer along with a cheque for the deposit can really show the vendor that your offer is serious and that they may be better off not waiting until the auction. 
It is also always advisable to get legal advice before signing the contract of sale.
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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Why pre-auction offers can be to a buyer’s advantage

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The REIV 2012 March quarter median prices show that regional Victoria property prices have remained flat over the quarter and year.
The median house price in regional Victoria was $314,000, representing a minor increase of 1.3% from a revised December quarter median of $310,000. This is similar to the increase of 0.9% recorded in metropolitan Melbourne.
Demand for residential property over the past year reflected the broader state of the economy and that buyers would continue to find that prices will maintain their current levels in the short term.
The property market moves in cycles, and now we are in one of stability, with overall median house prices showing no real growth.
The last 12 months also reflect both an easing in population growth and improvement in the supply of new homes.
Of the three main regional cities, demand was strongest in Bendigo, where a 5.2% improvement has caused the median house price to increase to $305,000. This is a new high for Bendigo.
In Geelong demand is also stable, with a 2.1% increase to $385,000, and in Ballarat there was a minor reduction of 0.3% to $288,000.
In Mildura there was a 5.6% increase over the quarter from $215,000 to $228,000.
A reduction in the median was recorded in Wodonga, where the price dropped from $298,000 to $255,000 over the quarter; however,  there does appear to have been a spike in prices in December, as the annual reduction was a more moderate -4.1%.
Until the economy and confidence improve, the market is likely to remain as it is now. Buyers and sellers over the next quarter in particular will be watching interest rates over the three months.
Enzo Raimondo is CEO of the <a target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a>.
 
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Regional Victorian property prices going nowhere

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As any buyer of a home for $550,001 or more will attest to, stamp duty rates in Victoria are in need of revision. 
It will surprise most home buyers to know that if you purchase a home to live in for $550,001 rather than $550,000 then you will be forced pay an additional $3,100 in stamp duty. This is because the stamp duty payable on a home purchased for $550,000 is $24,970 and on a home purchased for $550,001 it is $28,070.
This anomaly dates back to 2007, when stamp duty rates were cut for homes lived in by the purchaser and valued under $550,001. Those purchased for a higher amount were subject to the older stamp duty scales.
There is no rational reason for this, and it seems unfair to penalise buyers who need to pay just a little bit more. To someone buying a new home, $3,100 could, for example, meet relocation costs or legal expenses.
It’s interesting that the distortion to the scales does appear to have created a high number of buyers at the $550,000 price point. In 2011 there were 418 buyers who paid $550,000 and avoided the extra $3,100 in stamp duty and only 28 who paid between $550,001 and $551,001. This, however, may simply be because $550,000 is a round number.
The REIV has campaigned to have stamp duty reduced; however, the unfair distortion of the tax scales at $550,000 shows that the rates could also easily be made fairer.
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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When a dollar extra paid for property costs you $3,000 in tax

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.

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“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.

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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

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	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
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	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
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	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.

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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" />

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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;

Enzo Raimondo

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