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GUEST OBSERVATION
According to preliminary auction results, there were a reported 852 residential properties auctioned in Melbourne at the weekend, 76% or 494 of these selling.
Total auction volumes included 520 houses and 316 apartments, with clearance rates of 81% and 71% respectively. The balance of auctions consisted of vacant land sales.
The highly anticipated unofficial opening of Melbourne’s real estate auction calendar occurred at the weekend, and, as predicted by WBP’s property advisers, with as much ferocity as it closed in December last year.
The keen interest observed at open for inspections and the market’s handful of auctions in January and early February converted to participation at the weekend, with a multitude of bidders driving strong outcomes for many properties across Melbourne. And, the results are telling.
A clearance rate of 76% signifies over three quarters of vendors received an offer to purchase their property either equal to or exceeding their expectations. This demonstrates high confidence levels among both buyers and sellers – a factor that will continue to drive market performance until the Easter period, in the least, particularly following the RBA’s surprise cut to already record low interest rates earlier this month.
It’s interesting to note the consistency of performance across Melbourne’s metropolitan market. All residential markets, ranging from the city’s outer east to the west are clearing at rates higher than this same time last year. But still, Melbourne’s litmus suburbs experienced mixed results – Richmond showed a strong clearance rate, commanding strong prices for quality properties, while Reservoir cleared at lower rates with just half of auctioned properties transacting.
Other standout performer was St Kilda, due partly to a proportion of properties selling prior to auction. It’s not unusual for many properties to transact prior to auction in January and February amid concerns the market may not meet vendor price expectations prior to buyer interest peaking. This trend is likely to dissipate over coming weeks as markets heat up and vendors feel more at ease.
The Melbourne market has opened strongly overall, however, micro level analysis continues to demonstrate not all properties perform the same. Don’t rely heavily of macro property statistics when selecting a home or investment property. Instead, investigate the individual asset’s long-term performance as a gauge of future expectations.
Greville Pabst is CEO of <a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CEAQFjAA&amp;url=http%3A%2F%2Fwww.wbpproperty.com%2F&amp;ei=Jb4hUevODOyamQX6mIGYDQ&amp;usg=AFQjCNH0u8Ji9ymluq8AKARfB-KjHZ-aFA&amp;sig2=DNsIKQR7tQj4PtYuiJOHPA&amp;bvm=bv.42553238,d.dGY" target="_blank" rel="nofollow">WBP Property Group.</a>
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Melbourne's auction season swings back into action with ferocity: Greville Pabst

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GUEST OBSERVATION
2014 was, for the most part, a solid and steady year for Australia’s residential property market in its major cities.
The Reserve Bank of Australia’s efforts to jawbone the property market down has had little to no effect on our major cities markets’, which have remained steady.
It is likely that interest rates will remain at current levels throughout 2015, with an increasing number of economists even tipping another interest rate fall. These low rates combined with steady demand and confidence from buyers suggests that the market will remain buoyant in 2015.
The New Year is tipped to open strong as a successful spring always leads to a strong opening in February. In 2015, Easter falls early in the year, which will bring forward activity in February and March.
Government intervention into the financial sector, in particular, placing a ban on borrowing to buy property within self managed super funds will cause a slowing in investor demand for property. Furthermore, the government has capped investment loans to 10% of banks capital lending requirements.
Most of the major banks are already at this limit and most of the secondary lenders have already exceeded this limit, the causal effect of this being a ban on investment property loans or credit squeeze – a sure way to destroy confidence and subdue demand.
Unemployment is the elephant in the room, though. Property is all about confidence. A sharp rise in unemployment will cause property markets to stall.
In 2015, it is likely that the strongest sections of the market will be established houses under $2 million within 10 kilometre of Melbourne’s CBD, and established houses under $2 million within 11 kilometres to 20 kilometres from Sydney’s CBD.
Affordability will become the main staller of our markets as median house prices in Sydney reach $800,000 plus and $650,000 plus in Melbourne. These markets have a tendency to self-correct in the long-term though. Population growth is likely to remain strong and supply of detached housing remains in short supply, this will keep prices higher.
Out of all the major cities, Perth is predicted to experience the least growth with values unlikely to increase in the short to medium term as the market absorbs oversupply.
Oil prices have fallen sharply to $60 a barrel. If sustained at these levels, there may be once again a renaissance in the motor vehicle with buyers prepared to make life style choices and commute larger distances.
The Australian dollar has fallen almost 20% over the past 18 months, this will make Australian property cheaper to foreign buyers and expats who are often paid in U.S. dollars.
Despite our forecast of stable conditions in 2015, selecting a property that guarantees good capital growth is a complex process. Many different factors including size, condition, suburb, street, lot location, orientation and broader economic conditions hold bearing on a property’s potential capital growth.
Analysing a property’s historical performance is probably the most important activity to undertake when selecting an investment grade property.
MY PROPERTY TIPS FOR INVESTORS IN 2015
<ul>
<li>Research the market and invest in areas where new infrastructure is planned – this will add amenity to the suburb.</li>
<li>Practice caution when dealing in new property and investor driven markets that are overly influenced by foreign buyers.</li>
<li>An increasing number of homes are being dressed for sale. Look past the gloss and identify potential long-term issues.</li>
<li>Avoid properties in compromised locations, such as next to busy roads. They may appear cheap but are less likely to experience capital growth under slower/normal market conditions.</li>
<li>Acquire property that’s adaptable/suitable to peoples’ current lifestyle needs like properties with sunny northerly aspect rear yards, alfresco outdoor areas and open plan living areas.</li>
<li>Do your homework! Buyers need to put in the time and the effort to complete thorough research into any property purchase to ensure it will perform well in the future.</li>
<li>Investigate comparable sale results, sale history of the property, conduct building and pest inspection reports and review intangible aspects such as locational attributes, street appeal, floor plan, orientation, outlook, future surrounding development, town plans and zoning precincts.</li>
<li>Bid early and hard at auction.</li>
</ul>
State by state forecasts begin on the next page. Please click below. 
<hr class="system-pagebreak">
STATE BASED MICRO 2015 PROPERTY FORECASTS
<table style="width: 460px;" border="0" cellspacing="0" cellpadding="0" align="left"><tbody>
<tr>
<td valign="top" width="453">
Melbourne Property type
</td>
<td valign="top" width="115">
2015 Forecast %
</td>
</tr>
<tr>
<td valign="top" width="453">
Modern units/apartments (legitimate resales, not off-the-plan)
</td>
<td valign="top" width="115">
0 - 4%
</td>
</tr>
<tr>
<td valign="top" width="453">
Established units/apartments
</td>
<td valign="top" width="115">
6 - 8%
</td>
</tr>
<tr>
<td valign="top" width="453">
Prestige market ($5+ million)
</td>
<td valign="top" width="115">
5 - 6%
</td>
</tr>
<tr>
<td valign="top" width="453">
Prestige market ($2 - $5 million)
</td>
<td valign="top" width="115">
6 - 8%
</td>
</tr>
<tr>
<td valign="top" width="453">
Established houses within 10km from CBD (under $2 million)
</td>
<td valign="top" width="115">
7 - 9%
</td>
</tr>
<tr>
<td valign="top" width="453">
Established houses within 11 – 20km from CBD (under $2 million)
</td>
<td valign="top" width="115">
5 - 6%
</td>
</tr>
<tr>
<td valign="top" width="453">
Holiday market
</td>
<td valign="top" width="115">
0 - 4%
</td>
</tr>
<tr>
<td valign="top" width="453">
Mortgage belt (under $500k)
</td>
<td valign="top" width="115">
0 - 4%
</td>
</tr>
<tr>
<td valign="top" width="453">
Development sites
</td>
<td valign="top" width="115">
4 - 6%
</td>
</tr>
</tbody></table>
 
Overarching forecast of Melbourne’s property market in 2015:
<ul>
<li>The low interest rate environment will continue to assist Melbourne’s property market; facilitating strong demand and confidence from buyers. This should result in steady property price growth throughout Melbourne’s most established suburbs.</li>
<li>Introduction of neighbourhood zones in leafy inner areas of Melbourne have effectively shut out developers from areas majority of people want to live. This supply constraint will over time effectively cause prices to rise in these locations as demand will outpace supply.</li>
<li>The oversupply of land and new housing in Melbourne’s growth corridors will contribute to patchy results in these locations.</li>
<li>The ever increasing supply of off the plan properties in Melbourne’s CBD and inner ring will continue to negatively impact new and modern apartments in the city. 
</li>
<li>In short, Melbourne’s property market in 2015 will closely resemble 2014, except it is likely to experience 1 - 2 percentage points less in growth terms.</li>
</ul>
<table style="width: 460px;" border="0" cellspacing="0" cellpadding="0" align="left"><tbody>
<tr>
<td valign="top" width="489">
Sydney Property type
</td>
<td valign="top" width="120">
2015  Forecast %
</td>
</tr>
<tr>
<td valign="top" width="489">
Modern units/apartments (legitimate resales, not off-the-plan)
</td>
<td valign="top" width="120">
+5
</td>
</tr>
<tr>
<td valign="top" width="489">
Established units/apartments
</td>
<td valign="top" width="120">
+5
</td>
</tr>
<tr>
<td valign="top" width="489">
Prestige market ($5+ million)
</td>
<td valign="top" width="120">
-2 to 0
</td>
</tr>
<tr>
<td valign="top" width="489">
Prestige market ($2 - $5 million)
</td>
<td valign="top" width="120">
0 to +5
</td>
</tr>
<tr>
<td valign="top" width="489">
Established houses within 10km from CBD (under $2 million)
</td>
<td valign="top" width="120">
+5
</td>
</tr>
<tr>
<td valign="top" width="489">
Established houses within 11 – 20km from CBD (under $2 million)
</td>
<td valign="top" width="120">
+5 to +10
</td>
</tr>
<tr>
<td valign="top" width="489">
Holiday market
</td>
<td valign="top" width="120">
-5
</td>
</tr>
<tr>
<td valign="top" width="489">
Mortgage belt (under $500k)
</td>
<td valign="top" width="120">
0 to +5
</td>
</tr>
<tr>
<td valign="top" width="489">
Development sites
</td>
<td valign="top" width="120">
+10
</td>
</tr>
</tbody></table>
 
Overarching forecast for Sydney’s property market in 2015:
<ul>
<li>In 2015, stock levels in Sydney will remain historically low while demand for vacant land will remain steady to strong.</li>
<li>Demand from overseas buyers will continue - subject to any FIRB changes.</li>
<li>The entry level market is likely to see good growth.</li>
<li>Granny flat sites will continue to draw in buyers, particularly Chinese and subcontinent investors.</li>
<li>Acreage markets will experience growth, particularly within new land release areas.</li>
<li>New unit prices will stabilise and soften as increasing stock levels drive oversupply. This may cause a reduction in rental returns, particularly within overseas investor driven localities.</li>
<li>The south-west rail line will greatly benefit south-western growth centres.</li>
</ul>
<table style="width: 460px;" border="0" cellspacing="0" cellpadding="0" align="left"><tbody>
<tr>
<td valign="top" width="489">
Adelaide Property type 
</td>
<td valign="top" width="120">
2015  Forecast %
</td>
</tr>
<tr>
<td valign="top" width="489">
Modern units/apartments (legitimate resales, not off-the-plan)
</td>
<td valign="top" width="120">
-1 to + 2
</td>
</tr>
<tr>
<td valign="top" width="489">
Established units/apartments
</td>
<td valign="top" width="120">
-2 to + 2
</td>
</tr>
<tr>
<td valign="top" width="489">
Prestige market ($3+ million)
</td>
<td valign="top" width="120">
1 to 4
</td>
</tr>
<tr>
<td valign="top" width="489">
Prestige market ($1.5 - $3 million)
</td>
<td valign="top" width="120">
1 to 4
</td>
</tr>
<tr>
<td valign="top" width="489">
Established houses within 10km from CBD (under $1 million)
</td>
<td valign="top" width="120">
1 to 4
</td>
</tr>
<tr>
<td valign="top" width="489">
Established houses within 11 – 20km from CBD (under $1 million)
</td>
<td valign="top" width="120">
-1 to + 2
</td>
</tr>
<tr>
<td valign="top" width="489">
Holiday market
</td>
<td valign="top" width="120">
-2 to + 2
</td>
</tr>
<tr>
<td valign="top" width="489">
Mortgage belt (under $500k)
</td>
<td valign="top" width="120">
-3 to + 2
</td>
</tr>
<tr>
<td valign="top" width="489">
Development sites
</td>
<td valign="top" width="120">
-5 to 0
</td>
</tr>
</tbody></table>
Overarching forecast for Adelaide’s property market in 2015:
<ul>
<li>Record low interest rates have been a key driver of growth from late 2012 onwards. During 2014 demand has generally exceeded supply in the inner ‘blue chip’ suburbs resulting in a ‘sellers market’.</li>
<li>Affordability continues to become an issue - we have seen very strong growth for infill development in the middle north-eastern and south western suburbs during 2014. Growth in this segment is expected to slow into 2015.</li>
<li>Increasing unemployment in the manufacturing sector and recent reductions in government grants will continue to have a negative impact in some segments of the market; particularly in the outer mortgage belt areas to the north.</li>
<li>In general we expect that most segments will normalise in the middle and inner suburbs during the later part of 2015.</li>
</ul>
<table style="width: 460px;" border="0" cellspacing="0" cellpadding="0" align="left"><tbody>
<tr>
<td valign="top" width="489">
Perth Property type
</td>
<td valign="top" width="120">
2015  Forecast %
</td>
</tr>
<tr>
<td valign="top" width="489">
Modern units/apartments (legitimate resales, not off-the-plan)
</td>
<td valign="top" width="120">
-5 to 0
</td>
</tr>
<tr>
<td valign="top" width="489">
Established units/apartments
</td>
<td valign="top" width="120">
-5 to 0
</td>
</tr>
<tr>
<td valign="top" width="489">
Prestige market ($5+ million)
</td>
<td valign="top" width="120">
-5 to 2
</td>
</tr>
<tr>
<td valign="top" width="489">
Prestige market ($2 - $5 million)
</td>
<td valign="top" width="120">
-5 to 2
</td>
</tr>
<tr>
<td valign="top" width="489">
Established houses within 10km from CBD (under $2 million)
</td>
<td valign="top" width="120">
-2 to 3
</td>
</tr>
<tr>
<td valign="top" width="489">
Established houses within 11 – 20km from CBD (under $2 million)
</td>
<td valign="top" width="120">
0
</td>
</tr>
<tr>
<td valign="top" width="489">
Holiday market
</td>
<td valign="top" width="120">
-5 to 0
</td>
</tr>
<tr>
<td valign="top" width="489">
Mortgage belt (under $500k)
</td>
<td valign="top" width="120">
-2 to + 3
</td>
</tr>
<tr>
<td valign="top" width="489">
Development sites
</td>
<td valign="top" width="120">
-2 to + 3
</td>
</tr>
</tbody></table>
Overarching forecast for Perth’s property market in 2015:
<ul>
<li>Whilst low interest rates will in time rekindle buyer confidence and stimulate market activity, values are unlikely to increase within the short to medium term as the market absorbs the oversupply.</li>
<li>The slow-down in the resources sector is likely to see a further reduction in activity.</li>
</ul>
<table style="width: 460px;" border="0" cellspacing="0" cellpadding="0" align="left"><tbody>
<tr>
<td valign="top" width="489">
Brisbane Property type
</td>
<td valign="top" width="120">
2015  Forecast %
</td>
</tr>
<tr>
<td valign="top" width="489">
Modern units/apartments (legitimate resales, not off-the-plan)
</td>
<td valign="top" width="120">
0 to 5
</td>
</tr>
<tr>
<td valign="top" width="489">
Established units/apartments
</td>
<td valign="top" width="120">
0 to 5
</td>
</tr>
<tr>
<td valign="top" width="489">
Prestige market ($5+ million)
</td>
<td valign="top" width="120">
steady
</td>
</tr>
<tr>
<td valign="top" width="489">
Prestige market ($2 - $5 million)
</td>
<td valign="top" width="120">
steady
</td>
</tr>
<tr>
<td valign="top" width="489">
Established houses within 10km from CBD (under $2 million)
</td>
<td valign="top" width="120">
0 to 5
</td>
</tr>
<tr>
<td valign="top" width="489">
Established houses within 11 – 20km from CBD (under $2 million)
</td>
<td valign="top" width="120">
0 to 5
</td>
</tr>
<tr>
<td valign="top" width="489">
Holiday market
</td>
<td valign="top" width="120">
steady
</td>
</tr>
<tr>
<td valign="top" width="489">
Mortgage belt (under $500k)
</td>
<td valign="top" width="120">
0 to 5
</td>
</tr>
<tr>
<td valign="top" width="489">
Development sites
</td>
<td valign="top" width="120">
steady
</td>
</tr>
</tbody></table>
Overarching forecast for Brisbane property market in 2015:
<ul>
<li>Minimal upward movement for land prices.</li>
<li>Good demand for new house and land packages.</li>
<li>Lot production continues to rise and expected to reach 9,000 lots per annum by 2015/16.</li>
<li>More positive local economic conditions.</li>
<li>Residential and Commercial construction markets are likely to improve further.</li>
<li>Relatively higher rental yields.</li>
<li>Increase in interstate migration and move to lifestyle property.</li>
</ul>
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Melbourne inner ring house prices to increase by 9%: My 2015 forecasts

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GUEST OBSERVATION
Investing in property can prove financially rewarding. It often proves less volatile than shares or other investments.
With property you can earn rental income and benefit from capital growth and many property expenses can be offset for tax purposes but to ensure the property you purchase is a wise investment, it’s essential to have a clear strategy and conduct the appropriate due diligence.
When formulating your investment strategy it’s important to consider factors including whether you want to buy a house or a unit, the value of the land, the suburb’s future outlook and whether you want to buy off the plan or pre-established. For the inexperienced these considerations can be an overwhelming.
To make an informed decision and achieve the maximum value from your investment, seeking professional advice is invaluable. Engaging a buyer’s advocate to help you find and secure a property that meets your personal investment needs is one way to do this. For those not wishing to engage a buyer’s advocate, there are property investment guides available to ensure you know what to look for when considering potential properties.
Failure to conduct the necessary research can result in purchasing a property that isn’t investment-grade. In fact, most potential investors are unaware that fewer than 5% of properties on the market at any given time are specifically suited for long-term investment.
There are two simple yet strategic considerations often overlooked are opting for a property with off-street parking and avoiding main roads.
While off-street parking adds a premium to the purchase price for properties within 10 kilometres of Melbourne, it also contributes to higher rents, stronger capital growth and shorter vacancy periods. Factors such as these can be the difference between a profitable venture and a financial loss.
While there are many benefits to investing in property, to achieve the maximum return from your investment, it pays to do your research and seek independent advice to ensure you are informed and researching strategically.
Greville Pabst is CEO of <a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CEAQFjAA&amp;url=http%3A%2F%2Fwww.wbpproperty.com%2F&amp;ei=Jb4hUevODOyamQX6mIGYDQ&amp;usg=AFQjCNH0u8Ji9ymluq8AKARfB-KjHZ-aFA&amp;sig2=DNsIKQR7tQj4PtYuiJOHPA&amp;bvm=bv.42553238,d.dGY" target="_blank" rel="nofollow">WBP Property Group.</a>
WBP Property Group’s 'The Essential Guide to Investing in Property' is available at <a href="https://www.wbpproperty.com/">www.wbpproperty.com</a>.
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Preparing to start your property investment adventure

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Guest observation
Spring is here and with it, an air of excitement about Melbourne's residential property sector.
History tells us market activity will be reinvigorated in the coming weeks with a surge of properties hitting the market mid-October. The choices for buyers will be bountiful, but, be warned, not everyone will wind up a winner this spring.
Buying and investing in property can be tricky business. Here are three simple tips to avoid the most common heartaches when buying during the frenzy this spring.
Don't pay too much
 Remember, price doesn't necessarily equal value. When buying property don't take the listing price as gospel. It's a real shot to the heart, and the ego, to find out you've overpaid for a property because you failed to do your research, or got caught in the emotion of the purchase. Research is the key to negotiating a price that is fair for both you and the seller.
Compare the property with recent sales of similar properties, or, if it's particularly unique or unusual, obtain a sworn valuation for greater certainty.
Competition will be particularly strong for family homes in Melbourne's middle ring suburbs, while $1 million plus homes and established one and two-bedroom apartments in the city's inner suburbs will be a popular choice among professional households and families.
Don't miss out 
There's nothing more disappointing than missing out on a property you have your heart set on. This can be avoided to some degree by ensuring the property is the right match from the outset. Firstly, is the property's upper price limit within your budget and how much are you willing to pay for it?
While it's important to feel excited about a property purchase, don't allow emotion to impact your perception of value.
It's also important to realise not all successful purchases are just about price – offering the winning bid is also about strategy. For example, stamp duty concessions for first-home buyers, which from 1 September save buyers 50% or up to $15,535 on stamp duty costs, cut out at $600,000.
Savvy buyers who recognise this limitation know that, with a single dollar more, they can knock first-home buyers out of the race, reducing their competition and improving their chances to tender the winning bid.
Also, consider what conditions of sale will make your offer more appealing to the seller, like an unconditional offer, a higher deposit or a shorter or longer settlement period, depending on the seller's requirements.
If your purchase is for investment purposes you could also rent the property back to the current owner in need to sweeten the deal. Buy an asset, not a liability 
Residential property is increasingly complex with many things to consider to select a property that satisfies both personal and investment parameters.
Generally, the most influential factor driving performance is location. Proximity to schools and employment, transportation – including arterial roads and reliable public transport, and infrastructure such as shopping, culinary and recreational facilities is of particular importance to the majority of would-be buyers.
But, while being located within walking distance or a short commute to the above can be beneficial, being too close can be detrimental, due to noise pollution and traffic congestion.
Armed with the right knowledge and attitude, discerning buyers will uncover some of Melbourne's best performing properties this spring, reaping the rewards of their careful selection for many years to come.
Greville Pabst is CEO of <a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CEAQFjAA&amp;url=http%3A%2F%2Fwww.wbpproperty.com%2F&amp;ei=Jb4hUevODOyamQX6mIGYDQ&amp;usg=AFQjCNH0u8Ji9ymluq8AKARfB-KjHZ-aFA&amp;sig2=DNsIKQR7tQj4PtYuiJOHPA&amp;bvm=bv.42553238,d.dGY" target="_blank" rel="nofollow">WBP Property Group.</a>
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Three familiar property heartaches and how to avoid them

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For seasoned and beginner investors alike, the property market offers far less certainty today than it did a decade go. Over a few short years the market has evolved to encompass a vast array of property types including off-the-plan developments, student accommodation, serviced apartments, housing estates and town developments to name only a few.
This evolution has undoubtedly increased the complexities around property investing. The market, now flooded with products, has become complex and confusing ultimately making investors vulnerable to poor property selection. Not all property assets perform the same and with so many to choose from, and many with powerful marketing incentives, the landscape has become difficult to navigate. Today purchasing property without sound advice leaves little degree of certainty that the property will experience good growth over time.
Investing in property to grow personal wealth is not a new concept, in fact some schools are now considering making it part of their syllabus due to its perceived importance in society. Investing in property through self-managed superannuation funds (SMSFs) has risen in popularity in recent times; with SMSFs holding approximately $80 billion of their $495 billion assets in residential and commercial property today. As such ASIC has implemented new rules to protect SMSF holders including preventing real estate agents, not licensed to provide financial advice, from giving advice to investors about their SMSFs -  is a job to be left to finance professionals.  So, although it is integral to always seek independent and reputable advice, it’s important to engage the right professional relative to your needs.
Making sure you seek advice about a product or service from the professional that works with that product or service is of upmost importance. So always obtain financial advice, particularly when it comes to your SMSF, from a reputable finance professional. However if s/he recommends investing in property then seek an independent property professional to help guide your purchase; particularly with today’s complex property market.
Just as financial advisors are critical to growing personal wealth, so are property advisors when it comes to selecting investments that are matched to your goals.  It’s all about seeking professional and independent advice from the right person – make sure they live, breath and are trained in the area you are seeking information on.  After all, you wouldn’t pay a property advisor to help you set up a SMSF or to invest in shares.
 
<hr>
Greville Pabst is CEO of <a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CEAQFjAA&amp;url=http%3A%2F%2Fwww.wbpproperty.com%2F&amp;ei=Jb4hUevODOyamQX6mIGYDQ&amp;usg=AFQjCNH0u8Ji9ymluq8AKARfB-KjHZ-aFA&amp;sig2=DNsIKQR7tQj4PtYuiJOHPA&amp;bvm=bv.42553238,d.dGY" rel="nofollow" target="_blank">WBP Property Group.</a>
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Engage the right professional and get the right advice

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Brunswick is located about six kilometres north of Melbourne’s CBD and is bordered by <a target="_blank" href="/news">Brunswick East</a>, <a target="_blank" href="/news">Brunswick West</a>, <a target="_blank" href="/news">Carlton North</a>, <a target="_blank" href="/news">Coburg</a>, <a target="_blank" href="/news">Parkville</a> and <a target="_blank" href="/news">Princes Hill</a>. It is a multicultural suburb with a culturally and linguistically diverse population of about 22,000. Brunswick has a mix of second-generation families, single and double income families and students.
It is one of Melbourne’s most eclectic and cosmopolitan suburbs and it offers great services and amenities for both residents and visitors. The main thoroughfare is Sydney Road, which offers an array of restaurants, cafes, bars and general and specialty retail stores with truly multicultural flavours.
<a target="_blank" href="/news">Brunswick</a> boasts many ‘pocket’ parks and reserves. The biggest open space is a combination of several sporting areas including Alex Gillon Oval, Raeburn Reserve, Brunswick Park, Clifton Park and Gilpin Park. Brunswick has two primary schools and two secondary schools in addition to language and vocational training facilities and an RMIT University campus.
As far as housing types go, the most common are standalone dwellings, followed by flats, units and semi-detached housing. Below is a breakdown of housing in Brunswick:
<ul>
<li>
Attached and detached Victorian terraces, circa the early 1900s,
</li>
<li>
Low-rise flats built in the 1950s and 60s to accommodate the influx of new immigrants.
</li>
<li>
There is a good supply of single fronted brick and weatherboard homes and since the mid 1990s there has been a steady trend of knocking down old dwellings to build new town houses.
</li>
<li>
In the last five to 10 years have many medium rise apartment blocks comprising around 100 units have been erected; numerous new developments are underway or in the planning stages.<del cite="mailto:Nicholas%20Brittain" datetime="2013-02-19T08:25"> </del>
</li>
</ul>
If you are looking to invest in Melbourne property, Brunswick is definitely worth a look. The suburb has great appeal to renters with its close proximity to the city, great transport infrastructure and relatively cheap rents. Renters represent 44% of residents who are mostly in the sub-35 age group.
{qtube vid:=6v21mkAXSNI}
Both houses and units in Brunswick have experienced strong capital growth over the past 10 years, with the median house price for both almost doubling between 2002 and 2012.  A great patch in Brunswick to keep your eye on is the area situated between Brunswick Road and Dawson Street as it offers outstanding renovated single fronted brick and timber homes.
Central Brunswick, which extends from Dawson Street in the South, Albion Street in the North, Melville Road in the West and Logan Street in the East is well known for its fully renovated and extended single fronted and double fronted Victorian and Edwardian homes. However buyers should be careful not to buy too close to the freeway on the west side.
Also be wary of properties that are too close to the train line or shops; ones within a few minutes walking distance are ideal. Remember that Brunswick is a big suburb with a lot of variance in property types and prices. Market forces can vary within different pockets of the suburbs, so when looking at or comparing properties, be sure to compare apples with apples.
Remember the old property cliche ‘location, location, location’? We like to explain this as choosing the right suburb, the right street and the right position on the street or block.
By making smart and well-informed property decisions you will watch you investment grow.
 
Greville Pabst is CEO of <a target="_blank" rel="nofollow" href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CEAQFjAA&amp;url=http%3A%2F%2Fwww.wbpproperty.com%2F&amp;ei=Jb4hUevODOyamQX6mIGYDQ&amp;usg=AFQjCNH0u8Ji9ymluq8AKARfB-KjHZ-aFA&amp;sig2=DNsIKQR7tQj4PtYuiJOHPA&amp;bvm=bv.42553238,d.dGY">WBP Property Group.</a>
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Expert view: Suburb spotlight on Brunswick

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Property expert and WBP Property CEO Greville Pabst provides a tour of inner Melbourne suburb Richmond, offering his expert advice on the best property investments in the area.
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WBP's Greville Pabst looks at Richmond, Victoria

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There were a reported 555 residential properties auctioned in Melbourne at the weekend, 75% of which sold.
The weekend news gave voice to speculation that the Melbourne market is oversupplied and that prices are set to decline in the coming months.
However, this broad view is unfounded with all signs to the contrary and trends indicating property prices will increase further as the year draws on.
While stock levels are nominally higher than is typical for the winter period, the higher volume is coupled with very strong and stable clearance rates, indicating that underlying demand is more than sufficient to absorb current stock.
In fact, current trends indicate that clearance rates will increase even further as spring unfolds, with WBP property adviser Phil Manning tipping clearances rates will reach 80%.
Current rates show that almost three in every four properties auctioned are successfully sold - an increase of more than 10% when compared with the overall clearance rate in 2012, and that’s with an increase in stock levels.
The type of stock available at present is also worth noting. There is a high proportion of poor quality non investment-grade stock available, which is driving greater competition for quality assets.
But, while current demand is good for quality properties, it’s also benefiting property in general in Melbourne’s inner suburbs. The ferocity in competition means many homebuyers and investors are becoming indiscriminate of flawed properties.
The current environment in the property market is underpinned by relative affordability, record low interest rates and the stability of the property market as an investment class.
Current conditions are unlikely to change in 2013, which will continue to drive growth in the marketplace for many property types and locations.

<hr>
Greville Pabst is CEO of the <a title="WBP Property Group" href="https://www.wbpproperty.com/" rel="nofollow" target="_blank">WBP Property Group</a>.
 
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Melbourne auction clearance rates could break through 80%: Greville Pabst

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WBP Property Group chief executive Greville Pabst looks at leafy Melbourne suburb South Yarra through the lens of an astute property buyer. 
Greville labels the area as ‘capital growth central’ and after identifying Domain Road Hill and its surrounding streets as the pinnacle of good buying in the area, he identifies other local streets that carry great potential for property investors. 
It’s difficult to go wrong when investing in South Yarra, with its proximity to the CBD, the Royal Botanic Gardens, the MCG and Melbourne’s premium shopping precinct on Toorak Road and Chapel Street.
Property investors will learn about what they can expect and where they may have to compromise when investing in South Yarra. 
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WBP Property Group's Greville Pabst explores South Yarra

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A growing number of investors are turning to self-managed superannuation funds to take control of their future nest eggs.
According to the Australian Taxation Office, self-managed super funds (SMSFs) account for almost $439 million of the $1.3 trillion in Australian super funds, with more than 478,000 funds in operation at June 2012, and the number of funds growing at more than 6 per cent per annum.
The growing shift towards SMSFs follows a loss of confidence in the performance of Australian superannuation funds, which in recent years have been considered among the worst performing in the advanced world.
With volatility in the equity markets, many Australian investors are turning to bricks and mortar due to its relative stability when compared with other asset classes. In fact, of the 19 superannuation asset categories, residential property ranks in the top seven and is an increasingly popular investment option for those aged 45 to 64 and with $200,000 or more in their SMSF.
SMSFs are most popular in New South Wales and Victoria, with each state accounting for approximately 30 per cent of all super funds in Australia. These states are followed by Queensland in a distant third at approximately 17 per cent and Western Australia at 10.5%.
Recently revised super rules mean it’s even easier for Australians to invest in property using their superannuation. SMSFs provide improved taxation rates for voluntary contributions, asset protection in the instance that the fund holder declares bankruptcy, and no capital gains tax and/or tax free income once the trustee has reached the pension phase.
This means an eligible SMSF may purchase a property today for $400,000, hold it for several years, during which time it grows in value, and sell it after the member reaches 60 years of age, without paying capital gains tax. A direct investment of the same kind would typically be subject to a marginal tax rate ranging from 15 to 45 per cent.
While SMSF can be an effective structure to build financial wealth for your retirement the process is not without risks. Not only must the fund be suitably structured but it’s also critical to select assets that will provide positive long-term financial outcomes. The fact is, not all properties perform the same, which isn’t always obvious to investors in the short-term.
These days property investment is complex as it offers a range of choices including off the plan, high rise CBD apartments, student accommodation, serviced apartments and foreign property - all of which are subject to individual risks and benefits.
To maximise the benefits of investing in property with super ensure you select a property with the right profile for strong capital growth. Properties of this kind are typically underpinned by location, scarcity in type and number of similar properties and have a track record of stable performance.
If in doubt about establishing a SMSF or selecting an investment property consult an independent professional advisor and find out how they can help you take control of your financial future.
Greville Pabst is CEO of the <a title="WBP Property Group" href="https://www.wbpproperty.com/" rel="nofollow" target="_blank">WBP Property Group</a>.
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The advantages of a SMSF: Greville Pabst

Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

&nbsp;

[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

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Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<a href="https://www.apartments.com.au/developers/hg-developments">HG Developments</a> is doubling down on Maud Street in Newstead, filing plans for a new apartment tower just a few doors down from its under-construction Aire Newstead development.

Recently submitted to Brisbane City Council, the proposal is for an 18-storey building designed by bureau^proberts, which has drawn heavily on Brisbane's subtropical design principles while referencing the suburb's industrial heritage.

A total of 64 apartments are planned for the amalgamated 1,518 sqm site at <a href="https://www.apartments.com.au/new-apartments/17-21-maud-street-newstead-qld-4006">17–21 Maud Street</a>, a short walk from the Brisbane River and Newstead Riverwalk.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="a400c7fd-bd15-48f8-a63b-10ede92efe00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20bldg.png?VersionId=.0vPmjpbC7CNP7kqGWa6L7rGIwsNExaw" />

"The building is defined by a series of vaulted motifs that reinterpret the arches, colonnades and layered facades evident throughout Newstead's historic built fabric," the Urban Design Report states.

"Combined with recessed glazing and generous balconies, these elements create a layered building envelope that provides shade, weather protection and opportunities for natural ventilation whilst establishing a distinctive architectural identity."

The proposal comprises 64 two, three and four-bedroom apartments across 18 residential levels, positioning it alongside a growing number of taller residential projects transforming Newstead's northern precinct. The tower incorporates extensive subtropical landscaping, with cascading planter boxes, deep planting at street level and a landscaped rooftop recreation area.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="1d8140f4-8b98-45cd-b1b8-1efe8c8e266b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20podium.png?VersionId=VAZtbCoD44YCJ57N99fQCAKeSJx7ldZs" />

Bureau Proberts has prioritised passive environmental design throughout the project, with generous balconies, recessed glazing and operable façades helping reduce solar heat gain while maximising natural ventilation. River views become available from the upper levels, while the building has been orientated to capture prevailing breezes from both the Brisbane River and the west.

The architects say landscape is intended to be integral to the building rather than an applied element.

"Vertical greenery, cascading planter boxes and elevated gardens are woven throughout the architecture, softening the built form and strengthening the connection between residents and the subtropical environment."

"Through the integration of landscape, high-quality materials and passive design principles, the development delivers a refined residential address that celebrates Newstead's heritage character while contributing positively to Brisbane's evolving subtropical identity."

Newstead has remained one of Brisbane's most active apartment markets in recent years, with a number of developers continuing to back the inner-city suburb.

HG Developments is currently delivering the 40-apartment Aire Newstead at 25 Maud Street. Fortis recently launched the 65-apartment <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> on Kyabra Street, while builder-developer BPG and Don O'Rorke's Consolidated Properties are both expected to launch their respective Newstead projects before the end of the year.

HG Developments doubles down in Newstead with second Maud Street apartment development

Walk past a new apartment development promoting its sustainability credentials and it's easy to picture rooftop gardens, mature trees, landscaped courtyards and residents surrounded by nature.

But in many cases, that's not actually what those sustainability ratings guarantee.

Australia's leading environmental rating tools have played a significant role in improving the energy efficiency and environmental performance of buildings. Yet despite their focus on reducing emissions, many don't require developers to include trees, biodiversity or meaningful green space.

In other words, a building can achieve one of the country's highest sustainability ratings while containing little more than concrete, glass and hard landscaping.

That disconnect has led to the emergence of a new movement across Australia's property industry: nature-based cities.

The concept goes beyond designing buildings that consume less energy. Instead, it encourages developers to treat nature as essential infrastructure, integrating biodiversity, tree canopy, living landscapes and green spaces into projects from the earliest stages of planning.

Research has consistently linked access to nature with better physical and mental health, cooler neighbourhoods, improved biodiversity, stronger climate resilience and more connected communities. As Australia's cities continue to become denser, advocates say those outcomes should be considered just as important as energy efficiency.

Nature Based Cities (NBC) was established in 2022 to help accelerate that shift.

Founded by Hamton Executive Chairman Paul Hameister OAM, the not-for-profit was created after research highlighted a significant gap in Australia's sustainability framework. While existing environmental rating tools rewarded energy performance and emissions reductions, they placed little emphasis on the inclusion of living landscapes.

"We've always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren't there," Hameister says.

"In Australia, you can have a five-green-star rated building that's concrete and glass with not a blade of grass.

"The focus is on reducing emissions, which is laudable, but there hasn't been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities."

Since its launch, NBC has developed independent design guidelines and accreditation frameworks that encourage developers to prioritise ecology, biodiversity, tree canopy, walkability and living landscapes alongside traditional sustainability measures. The organisation first focused on medium and high-density residential developments before recently expanding into precinct-scale communities and masterplanned neighbourhoods.

Jan Talacko, founder of sustainability consultancy Ark Resources and a member of the Nature Based Cities Advisory Council, says the initiative addresses an area that has largely been overlooked by the property industry.

"Throughout my 25 years of working collaboratively with all stakeholders in the property sector, I've always favoured a pragmatic approach to sustainable design which encourages initiatives that not only meet environmental expectations but also improve amenity," Talacko says.

"Whilst we are making steady progress in relation to energy and carbon emissions from buildings, there has been much less emphasis on encouraging biodiversity and tackling the urban heat island effect.

"The Nature Based Cities initiative responds to a gap in the suite of tools currently used by the property development sector, which don't provide sufficient incentive, or recognition, for the integration of landscaping and greenery."

For apartment buyers, the shift is also changing the questions worth asking.

Rather than assuming a sustainable building will naturally include abundant green space, buyers are increasingly being encouraged to look beyond environmental ratings and ask what nature is actually being delivered. How much tree canopy will the development create? Has biodiversity been considered? Are landscaped spaces designed for people as well as appearance?

As Australia's cities continue to grow upwards and outwards, the next generation of sustainability may not simply be measured by lower emissions, but by how successfully developments bring nature back into everyday urban life.

Greville Pabst

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