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In what is appearing to be an increasingly significant issue, a private landlord has been fined $2,500 by the Geraldton Magistrates Court in Western Australia due to late bond lodgement.
Earlier this month <a target="_blank" href="https://www.propertyobserver.com.au/western-australia/real-estate-agency-fined-more-than-%2410000/2013111166288">Century 21 Wentworth Real Estate was fined more than $10,000</a> for 26 counts of failing to lodge bonds collected for rentals within the required 14 days.
After failing to deposit two security bonds with the Bond Administrator, and failing to do so for a third within 14 days of receipt, the fine was issued.
The former real estate agent and current private landlord John Lewis Donohoe of Geraldton, received a $2,100 bond from a tenant in January 2011. Donohoe also received a $2,000 bond from a tenant in May 201, but failed to deposit either of these into a trust account in the name of the owner and tenant, or with the Bond Administrator. He was fined $1,000 for each of these.
He was also fined $500 for receiving a $2,200 bond payment in June 2012 but taking 42 days to lodge it with the Bond Administrator.
He was also ordered to pay $486 in costs.
Commissioner for Consumer Protection, Anne Driscoll, said failure or delays in lodging bonds is a serious breach.
“The law ensures that a tenant’s bond money is secure and will not be misused, so private landlords as well as agents need to lodge the funds with the Bond Administrator as soon as practicable and certainly no longer than 14 days,” Driscoll said.
“Failing to do so, or lodging too late, can result in action by Consumer Protection which could result in a prosecution as well as serious damage to the landlord or agent’s reputation.”
The fact he was a former real estate agent and therefore should have been aware of the requirements of the act was taken into consideration by Magistrate Lawrence.
Currently, bonds must be lodged with the Bond Administrator within 14 days of collection. Those deposited into trust accounts prior to the new tenancy laws (effective as of 1 July 2013) need to transfer them to the Bond Administrator for the end of 2014.
 
RELATED READING:<a target="_blank" href="https://www.propertyobserver.com.au/industry-news/perth-real-estate-agency-fined-for-taking-six-months-to-refund-rental-bond-following-court-order/2012032854058"> Perth real estate agency fined for taking six months to refund rental bond following court order </a><a target="_blank" href="https://www.propertyobserver.com.au/landlords/how-to-get-your-bond-money-back-david-airey/2013092365081"> How to get your bond money back: David Airey </a> <a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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jduke-EHk3XBmHkn

Landlord fined $2,500 over late bond lodgement

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Feeling charitable now we're coming up to the Christmas season (or at least expected to start shopping for it)?
Crowdfunding is the new big hit and creatives, engineers, builders, architects and others are heading to sites like Kickstarter in droves. The premise is simple - you have a fantastic idea, that people will love, but you can't find yourself a big backer to invest and fund the entire project. So you take it directly to the people that will like it themselves, who fund the project in part by donating any amount, and they receive an agreed upon benefit (that can range from a mention as a backer, to a version of the product, to an experience, to anything).
We share some of the projects that property investors, developers and enthusiasts will love. Some are quirky, some are practical, and some we just absolutely adore.
1) <a href="https://www.kickstarter.com/projects/lindab/the-diy-concrete-house-ring" target="_blank">The DIY Concrete House Ring</a>
Sounds unusual? That's because it is. Essentially based around creating a concrete composite unisex ring that you can put together yourself, the House Ring comes from Melbourne-based architecture graduate Linda Bennett.
"The saltbox roof and gable roof designs allow you to integrate personal associations with the meaning of 'home.'" The description reads. They're quite beautiful, and with their head nod to architecture and construction, any property enthusiast is bound to love them.
Currently, funding status is $6,540 with 54 backers, of a needed $24,500. The project has 18 days to go on Kickstarter.
<iframe width="470" height="360" src="https://www.kickstarter.com/projects/lindab/the-diy-concrete-house-ring/widget/video.html" frameborder="0" scrolling="no"> </iframe>
 
2) <a href="https://www.kickstarter.com/projects/337922278/smart-power-strip-control-your-appliances-from-any?ref=live" target="_blank">Smart Power Strip- Control your appliances from anywhere</a>
Smart Homes are one of the latest trends capturing the imagination, and anyone who has left the house wondering if they've left the light on (or worse the iron, oven, etc) can see a benefit in being able to turn to their phone and turn it off remotely.
While getting to this may be a way off, this cool project called the 'Smart Power Strip' essentially allows you to turn off or on anything that's plugged into this power board. From your phone. This is the brainchild of Los Angeles based Roger Yiu.
You can also keep an eye on how much electricty different appliances are using, as well as set yourself notifications to let yourself know if something has been left on.
It currently has $51,892 funded of a $100,000 goal, with 445 backers. There are 21 days left to go.
<iframe width="470" height="360" src="https://www.kickstarter.com/projects/337922278/smart-power-strip-control-your-appliances-from-any/widget/video.html" frameborder="0" scrolling="no"> </iframe>
 
See over page for a feature film, a charitable venture and an innovative building design.
 
<hr class="system-pagebreak">
3) <a href="https://www.kickstarter.com/projects/denzilmonk/broncos-house-mark-jenkins-16mm-featurette?ref=search" target="_blank">Bronco's House: Mark Jenkin's 16mm featurette</a>
<a href="https://www.kickstarter.com/projects/denzilmonk/broncos-house-mark-jenkins-16mm-featurette?ref=search" target="_blank"></a>
Something a little more artistic, this featurette is about a young couple trying to find a home.
Denzil Monk, the producer who has put up this piece, noted that it's about 'real issues'. The UK team currently have £1,720 pledged of a £6,000 goal, with 61 backers and 14 days to go.
They've also already chosen <a href="https://www.propertyobserver.com.au/https://www.kickstarter.com/projects/denzilmonk/broncos-house-mark-jenkins-16mm-featurette/posts/660801" target="_blank">the filming locations</a>.
<iframe width="470" height="360" src="https://www.kickstarter.com/projects/denzilmonk/broncos-house-mark-jenkins-16mm-featurette/widget/video.html" frameborder="0" scrolling="no"> </iframe>
 
4) <a href="https://www.kickstarter.com/projects/257093720/home2o-roof-system-building-a-prototype-shelter?ref=live" target="_blank">HOME?O Roof System: Building a Prototype Shelter</a>
"The effects of natural disasters are being felt all over the world and after last year's Hurricane Sandy, even right here at home for us in NYC.  Thousands lose their homes each year and live in tarp tents or under corrugated metal roofs... there is a clear need of a more durable, climate-appropriate alternative," reads the Kickstarter page.
We're told that this project, from NYIT students, takes waste products of bottles and pallets from landfills and gives them a higher value - as roofs to assist in sheltering those from climate disasters.
It's simple, but effective, and the design is well thought out.
They've reached $4,190 of their $4,000 goal, with 53 hours to go and 250 backers. You can still donate if you think it's worthwhile (they have a 'stretch' goal of $5,000).
<iframe width="470" height="360" src="https://www.kickstarter.com/projects/257093720/home2o-roof-system-building-a-prototype-shelter/widget/video.html" frameborder="0" scrolling="no"> </iframe>
 
5) <a href="https://www.kickstarter.com/projects/484296914/home-built-hobbit-house?ref=search" target="_blank">Home-built Hobbit House</a>
They've already raised $1,158 of their $1,000 goal with 47 backers, and there are still five days to go, but this project is too cute to not include.
The one-room country school explains they're looking to build a child-sized hobbit house, with the plans freely available on the internet for others to use. The best thing, is that the children get to be involved in the different aspects of constructing the hobbit house.
The kids will be getting to do wood-work, masonry, metal working and stained glass creating.
Whittenberg Country School also has some pretty good 'stretch' goals - if they hit $1,250 then they'll add a stone patio, at $1,500 they can add a small fireplace, and so on.
<iframe width="470" height="360" src="https://www.kickstarter.com/projects/484296914/home-built-hobbit-house/widget/video.html" frameborder="0" scrolling="no"> </iframe>
 
{module Which of these is your favourite?}
 
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Crowdfunding projects property enthusiasts will love

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When you spend your days reading through the property listings as much as the Property Observer team, and as much as many of our readers have admitted to, cliches and poorly written advertisements become as much of a painful experience as some of the terrible photos we've covered recently (see our article '<a target="_blank" href="https://www.propertyobserver.com.au/news/artistically-advertised-properties-can-these-photos-really-help-sell/2013112066513">Artistically advertised properties: Can these photos really help sell?</a>').
So when we came across an <a target="_blank" href="https://www.hochandwilkinson.com/index.php/real-estate/residential/2-lavarack-st-clermont-qld.-4721/">advertisement from real estate agency Hoch &amp; Wilkinson</a> for 2 Lavarack Street, Clermont, Queensland noting "Unlike Alice in Wonderland, there will be no need to drink a concoction that has mixed flavour of cherry-tart, custard, pine-apple, roast turkey, toffy, and hot buttered toast to enter the garden behind this quaint cottage.  No need to find a tiny golden key, although there is a great chance you will discover one," we were hooked.
We started looking up more of their properties and found some of the most creative approaches to the copy we'd seen.
The brain behind these advertisements at their agency, Carolyn Moriarty, was more than happy to answer our questions. She told us the Alice in Wonderland property was due to the property feeling like a children's playground with gardens that seemed as though they were from the book. Where do you get your ideas from?  I get my ideas from the property itself. It's usually the first thing that comes to mind and I run with that.  For example, we have a block of land for sale that is 40m by 40m so the fact that it's a square was what I ran with... the headline was "When it's cool to be square". This is what she wrote: <a target="_blank" href="https://www.hochandwilkinson.com/index.php/real-estate/residential/10-east-lane-clermont/">10 East Lane Clermont</a> Beauty &amp; the Geek eat your heart out... welcome to the coolest square in Clermont.  For sale is one very symmetrical vacant block of land.  10 East Lane, Clermont is for sale to someone who appreciates logic, order and rational reasoning in their life. This perfectly square block has three fenced sides, is flat, and will be the ideal site for a perfect sized family home. It is situated in a quiet lane with kerb to kerb bitumen, close to the golf course and the gym. Sometimes songs are the inspiration... a bit of Justin Bieber (such as <a target="_blank" href="https://www.realestate.com.au/property-house-qld-clermont-113305355">this advertisement entitled 'Baby, Baby, Baby Oooh'</a>)... TV Shows, wine, books, people, words... anything really can be the inspiration! How long do they take to write?  Some take about 30 seconds, some take hours, it depends on how I'm feeling, how involved I am with the property, how strong the idea is, how creative I feel... a whole host of factors.  What sort of response do you get from vendors and buyers? I have only ever had one negative comment from a vendor. The property originally had the heading "The Man With the Foolish Grin is Keeping Perfectly Still..." and they didn't like that, which was a shame, so asked me to change it to "Lovely Acreage Close to Town". 
Some people come into the office just to read the listings.  They're not always interested in buying... they just want to read them! I did get a negative comment once from someone who read my advertising online... the person wrote - "ARE YOU FOR REAL? This looks nothing like a cottage from Gloucester. have you ever been there?" I didn't have the heart to respond that I hadn't said it looked like a cottage from Gloucester. Do you think other agents should get more creative with the ads?  Yes.  I recently had to ring another agent because they had copied three of my entire listings and listed it as their own.  I was flattered... but annoyed... I think my bosses sometimes see the headlines and think, "what is she on about now?"  I hope everyone thinks that as that's the correct response, when a headline makes you think that you will be more inclined to read on.  And that's the whole point of writing them. I think agents do tend to rely too heavily on generic terms, and sometimes if I am feeling flat, I do the same.  You really do need to have some passion for the property to make it sing in the advertising.  What have been your favourites to write? <a target="_blank" href="https://www.hochandwilkinson.com/real-estate/residential/2-mimosa-st-clermont/">2 Mimosa Street, Clermont  </a>- I loved the headline of this one - Enormous Cat Swinging Capacity... it is a big house! This (<a target="_blank" href="https://www.realestate.com.au/property-lifestyle-qld-clermont-7538491">James Bond inspired listing</a>) also is a favourite - this was probably the quickest one I have ever written, and I loved the whole image created for this property, every time I read it, I chuckle. The thought of international spies analysing intelligence whilst drinking cognac around a fire in Clermont always makes me laugh! I will eventually explore different ways to expand the real estate writing into other genres as well - I have a few ideas up my sleeve... just need to find the right property! See over page for Property Observer's favourite example. 
 
<hr class="system-pagebreak">
 
Property Observer's favourite listing from Moriarty
<a target="_blank" href="https://www.hochandwilkinson.com/real-estate/residential/9-cosgrove-court-clermont/">9 Cosgrove Court, Clermont</a> FOR THE NOT-SO-DESPERATE HOUSEWIVES Situated high at the end of the cul-de-sac not unlike Wisteria Lane, sits this impressive four bedroom, one bathroom modern marvel. The bedrooms are spacious and feature air conditioning, carpet and built ins. The living areas are open and feature large easy care tiles, a neutral colour palette and modern kitchen appliances. Step from the living area onto the front porch, where guests can be entertained, and the children can play happily with the neighbours. The 801 square metre freehold block has a fenced backyard, a rainwater tank and enough room to unleash your green finger and create a backyard to die for, but not literally of course, unlike those other housewives. The house is situated close to the primary school, and sporting fields, ideal for the family wanting to relocate and take advantage of the exceptional lifestyle Clermont has to offer. Contact the local Clermont real estate agent, Hoch &amp; Wilkinson to arrange an inspection today... LIKE WISTERIA LANE WITHOUT THE DRAMA $420,000.00 NEG
Clearly, these advertisements get a reaction. Have you seen any that you think are particularly exciting?
RELATED STORIES: <a target="_blank" href="https://www.propertyobserver.com.au/queensland/advertising-your-property-to-drug-dealers-this-owner-is-doing-just-that/2013111266323">Advertising your property to drug-dealers? This owner is doing just that </a> <a target="_blank" href="https://www.propertyobserver.com.au/residential/luxury-development-advertising-no-social-housing/2013092565296">Luxury development advertising "no social housing" </a> <a target="_blank" href="https://www.propertyobserver.com.au/news/the-worst-real-estate-photographs-you-ve-likely-ever-seen/2013110766234">The worst real estate photographs you've likely ever seen</a>
 
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
  
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Real estate advertisements... with copywriting flair 

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Addressing the current misinformation being circulated regarding the Australian Taxation Office's draft ruling on GST for moveable home estates, Commissioner Chris Jordan said that a decision was yet to be made.
The current ruling is still in draft form, and community and stakeholders are welcome to comment.
“We have not made a final decision about charging GST on moveable home estates,” Jordan said.
“There has been a bit of public misunderstanding and I just want to make clear that the draft ruling does not apply to caravan parks and won’t come into play retrospectively," he said.
Released for consultation on 30 October 2013, the <a target="_blank" href="https://law.ato.gov.au/atolaw/view.htm?DocID=DGS/GSTR2013D2/NAT/ATO/00001&amp;PiT=99991231235958">Draft ruling Goods and services tax: supplies made by an operator of a 'moveable home estate' (GSTR 2013/D2)</a> has a preliminary view that a moveable home estate does not fall within the definition of commercial residential premises, as it is not sufficiently similar to a caravan park.
This is due to the more long-term nature of the estate, something that is suggested to have changed over the years.
Therefore, operators would not be able to apply the concessionary treatment of Division 87 of the GST Act to the supply of long-term accommodation to residents.
Submissions close on December 20, with a final ruling expected for mid-2014. Taxpayers are urged to remember not to change their current approach until the final ruling is published.
Feedback can be submitted via (07) 323 8417 or via <a target="_blank" href="mailto:steven.iselin@ato.gov.au">steven.iselin@ato.gov.au</a> <a target="_blank" href="https://mce_host/jduke@propertyobserver.com.au"> jduke@propertyobserver.com.au</a>
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GST rules may change for moveable home estates 

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Asbestos strikes fear into the heart of many property owners, renovators and tenants, and rightly so - it's dangerous stuff. This month in Queensland it's National Asbestos Awareness Month, where they're making the focus DIY renovators.
Health Minister Lawrence Springborg said that it's crucial the health issues around asbestos are brought up earlier on in the process.
“Many Queenslanders, particularly young couples, who do their own renovations may be putting their health and the health of their families at risk,” said Springborg.
Drilling, sawing, sanding and cutting asbestos products can put the fibres into the air, causing exposure. Those unaware - this can lead to mesothelioma, a rare type of cancer.
Terrifyingly, a new report into DIY work in homes in New South Wales, published by Deborah Yates and in the Medical Journal of Australia, found that 61% of renovators had been exposed to asbestos. This was as 12% reported they used respiratory protection regularly.
It's taking the Twitter-sphere by storm, with a number of people tweeting out their support of the month as well as their concerns.
 
<blockquote class="twitter-tweet" lang="en">
Asbestos Inspections can save lives. Are you playing renovation roulette? Please share this post to help promote Asbestos Awareness month.
— Jim's Inspections (@JimsInspections) <a href="https://www.propertyobserver.com.au/https://twitter.com/JimsInspections/statuses/402711615248035841">November 19, 2013</a>
</blockquote>
<blockquote class="twitter-tweet" lang="en">
Are tenants on the firing then? <a href="https://t.co/Rfj3LR4ltg">https://t.co/Rfj3LR4ltg</a> <a href="https://t.co/QdouTHRk0Y">https://t.co/QdouTHRk0Y</a> <a href="https://twitter.com/propertyobs">@propertyobs</a> <a href="https://twitter.com/JennieDuke">@JennieDuke</a>
— Just Think Property (@justthink1) <a href="https://www.propertyobserver.com.au/https://twitter.com/justthink1/statuses/404453471987855360">November 24, 2013</a>
</blockquote>
 
If you are unsure about asbestos, and whether it is present where you are currently residing or intending to renovate, check out <a target="_blank" href="https://www.deir.qld.gov.au/asbestos/publications/factsheets">these factsheets from the government online</a>.
Stay safe!
RELATED ARTICLES: <a target="_blank" href="https://www.propertyobserver.com.au/renovating/how-to-read-between-the-lines-of-a-pest-and-building-report-jo-chivers/2012040454169">How to read between the lines of a pest and building report: Jo Chivers</a> <a target="_blank" href="https://www.propertyobserver.com.au/news/asbestos-found-in-one-in-four-pre-purchase-inspections/2013100765550">Asbestos found in one in four pre-purchase inspections</a>
 
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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How is asbestos affecting you? 61% of renovators exposed

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We all love trivia, and each week we'll continue to quiz you on just how closely you were reading. This week, we even throw in a 'bonus question' from the vault for good measure.
QUESTIONS
1) Which champion sportsperson owns this knockout Carss Park mansion that has recently been set for a second round auction?
<img src="/images/stories/2013/11/22/carrs-park-nov-22-one.jpg" width="470" height="221" alt="carrs-park-nov-22-one">
2) In which state are proposed laws currently in Parliament that allow real estate agents not to disclose commissions? Hint - the Attorney General is Jarrod Bleijie
3) Which two developments are currently in our newly launched 'Investor Showcase'?
<img src="/images/stories/2013/11/22/400x110_promo.jpg" width="400" height="110" alt="400x110_promo" style="display: block; margin-left: auto; margin-right: auto;">
4) In which UK town is this four-bedroom semi-detached house that's completely purple inside and has recently been listed for sale? Hint - Jeffrey Eugenides has a book of the same name
<img src="/images/stories/2013/11/22/middlesex-nov-19-breakout-for-email.jpg" width="470" height="197" alt="middlesex-nov-19-breakout-for-email">
5) We took you inside five penthouses recently as a 'sneak peek'. But which one narrowly won the poll as reader's favourite?
6) The Commonwealth Bank of Australia recently announced they're changing their lending policy. The policy basically says they're capping the amount of rental yield used in their calculations. What was this cap?
7) On Monday, we wrote about homes around the world that were snapped up for $1. But which Queensland town, in May, sold off four 800 square metre blocks for this nominal amount in their "buck for a block" ballot?
8) How much does this Willoughby federation home (with renovation potential) hope to fetch? It's the first time it has come onto the market in 50 years.
<img src="/images/stories/2013/11/22/chatswood-nov-21-breakout.jpg" width="470" height="264" alt="chatswood-nov-21-breakout">
BONUS QUESTION - Which famous photographer listed her Potts Point apartment in June 2012? Hint - she takes very cute photos of babies, often in cabbage patches
<img src="/images/stories/2013/11/22/sydney_nov_22_one.jpg" width="470" height="313" alt="sydney_nov_22_one"> <a target="_blank" href="https://mce_host/news@propertyobserver.com.au">news@propertyobserver.com.au </a>
See page two for the answers
 
 
 
<hr class="system-pagebreak">
 
 
ANSWERS
1) <a target="_blank" href="/news">Kostya Tszyu </a>
2) <a target="_blank" href="https://www.propertyobserver.com.au/queensland/qld-agents-no-longer-need-to-disclose-commissions-to-buyers-under-new-laws/2013112066505?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">Queensland </a>
3) <a target="_blank" href="https://showcase.propertyobserver.com.au/">Maestro II at Harold Park and Skye by Crown </a>
4) <a target="_blank" href="https://www.propertyobserver.com.au/international/selling-your-purple-home-you-might-want-to-consider-a-few-things/2013111866433">Middlesex </a>
5) Main Beach, QLD with 27.5% of the vote
6) <a target="_blank" href="https://www.propertyobserver.com.au/news/cba-to-change-lending-policy-from-november-25/2013111966453?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">8% </a>
7) <a target="_blank" href="https://www.propertyobserver.com.au/news/properties-around-the-world-for-%241/2013111766414?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=mostread">Richmond </a>
8) <a target="_blank" href="https://www.propertyobserver.com.au/news/willoughby-federation-home-with-renovation-potential-to-fetch-%2417m/2013112066483?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">$1.7 million </a>
BONUS QUESTION - <a target="_blank" href="/news">Anne Geddes </a> <a target="_blank" href="https://mce_host/news@propertyobserver.com.au"> </a>news@propertyobserver.com.au
 
 
 
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Property trivia: Knockout houses, $1 houses, purple properties

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Our editorial mailboxes are regularly filled up with article requests, feedback and thoughts, and we welcome this from every reader. You can contact me via <a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>, the entire team via <a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a> and you can find individual reporters' details at the bottom of their articles.
Here we share a couple of the inbox highlights.
 
Garth Rothwell - Property1 (In reference to <a target="_blank" href="https://www.propertyobserver.com.au/queensland/qld-agents-no-longer-need-to-disclose-commissions-to-buyers-under-new-laws/2013112066505?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">'Queensland agents no longer need to disclose commissions to buyers under new laws</a><a target="_blank" href="https://www.propertyobserver.com.au/queensland/qld-agents-no-longer-need-to-disclose-commissions-to-buyers-under-new-laws/2013112066505?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">'</a>)
Hi Jennifer,
I read your article with some interest, the Form 27c Agents Disclosure was always a farce, general real estate agents never cared and those who wanted to circumvent the disclosure statement did so with consumate ease, quite legally.
I remember telling one person the disclosure did not provide him with the right to negotiate fees in order to get a rebate or price reduction, he had the right to know but not to negotiate upon which he went from a wolf to a sheep and said 'what use is that to me then" my response was "none" he was not happy but his wife still wanted the property - she won and he lost.
The only thing the form 27c ever did was provide politicians with a tub thumping exercise, which is the closest many of them ever got to aerobic exercise.
- In further correspondence
Buyers mistakenly believe commission equates to value but in reality it has little to do with it, let me ask you a question, the Australian Cricket Team is sponsored by Weet Bix, what part of the sponsorship do think is not in the price of a box of Weet Bix? Do you ask to see the Cricketers Contracts and try to work out how much it has increased the price by or do you just buy the Weet Bix? Developers paid higher commissions because they could not sell their product through local agents when the market was in decline during slow flat periods in the mid to late 90's, the marketing groups had much higher costs than the local agents running large telemarketing teams and expensive media advertising. the marketing groups had much higher costs than the local agents running large telemarketing teams and expensive media advertising. This additional cost can be paid for a number of way's, the developer pays for it directly and bears the loss if nothing is sold, which no developer is ever keen on doing, in which case the cost is added to the price and never declared as it is classed as advertising and marketing paid by the developer. The alternative was to pay on "success" the Marketeeer's (rhymes with Mouseketeer's) take the risk but get paid a higher fee on sale and settlement on the property, either way the cost is added to the property there is no other way to do it, unless you expect the developer to sell at a loss in which case the developer goes broke, fails to pay the tradies and causes chaos in the market place. In 2000 there was a development in  Milton, 83 units, the developer spent $250K  on a marketing campaign and got nothing for their efforts 4-6 months later the developer increased the prices by $3,000.00 - $5,000.00 to compensate for the loss, they also paid investment groups $20-$25K in commission to sell them. Within 12 months the market picked up and the units began selling, the developer increased prices by $30,000.00 - $40,000.00 and stopped paying the higher commissions because local agents and their own internal salespeople were able to sell them. Question, would you rather have paid $40,000.00 less and purchased through an investment group 12 months earlier or paid $40,000.00 more but had the "Placebo Effect"  of believing you got a good deal because the salesperson got paid less? Fact No.1 - There is only one piece of information the buyer needs and should have and that is copy of the banks valuation for mortgage security purposes, it should be attached to the mortgage doc's signed and witnessed by a JP or accredited notary. This way the buyer knows what the bank is basing their risk assessment on as this is the basis for lending the funds in the first place. Fact No.2 - Marketeer's simply sub contracted the selling to consultants with an agents licence and an ABN and paid them $5,000.00 commission and as per legislation the "agent" declared $5,000.00, the marketeer then takes their fee as advertising and marketing and as  they are 2 separate entities, the marketeer declares nothing. That is one of several ways around the Form 27c, that took 34 seconds to work out and they spent 30 seconds of that making coffee. As for my own practice I sold 2 townhouses at 93 Bilyana St unit 6 paid $375,000.00 which was $15,000.00 less than units 3 &amp; 4 sold by Ray White for $390,000.00.  I received $20K commission &amp; marketing fee which was declared on the Form 27c. Ray White received the standard commission $10,000.00 - $12,000.00, so the commission paid had no bearing on the value of the property. You can verify that on RP Data. The problem I have always had with the Mouseketeers was the type of investment and quality of advice they were giving which had a far greater impact on the clients than commission being charged but that is another story in it's own right.   If we can get the govt. to add the valuation to the mortgage documents 99% of the "problems" will disappear it is not rocket science! Karina Peatley
I really love your newsletter, it's the most engaging and interesting property news out there. I think it speaks well to young people and covers legislative as well as light-hearted issues. I can't help but read it every day. Thanks very much, it makes me want to contribute!
- Karina also <a target="_blank" href="https://www.propertyobserver.com.au/news/should-owners-be-in-the-real-estate-photos/2013112166528">provided us with this image of a vendor in his own property</a> photographs for our 'poll of the day'
 
<a target="_blank" href="?option=com_googlesearch_cse&amp;q=Letters%20to%20the%20editor">SEE PREVIOUS LETTERS HERE</a>
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Letters to the editor: Agents commissions

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The SMSF Professionals' Association of Australia (SPAA) has warned that theft and fraud need to be better looked at when it comes to disclosure of SMSF risks within a submission to ASIC on Consultation Paper CP216.
SPAA CEO Andrea Slattery said that while they welcome the goal of improving the standard of advice given to those looking to become an SMSF trustee, there are a number of risks that need to be further outlined.
“This includes disclosures on the risks associated with SMSFs; however, the requirements in the ASIC paper may not achieve those goals or be appropriate in the circumstances," said Slatterly.
“ASIC’s recommendation that advisers must provide a warning that SMSFs are not entitled to Part 23 compensation under the SIS Act is too simplistic," she said.
She noted that the approach ignored the difficult nature of compensation for funds affected by fraud or thefty.
“This approach ignores the complex nature of compensation for funds affected by fraud or theft. APRA-regulated funds are not guaranteed compensation under the SIS Act for fraud or theft and the fact that SMSFs do have other avenues for seeking compensation for theft or fraud has been ignored.”
Within SPAA's submission to ASIC, they referred to the common misconception that APRA-regulated funds will receive compensation in the event that the fund is a victim of fraud or theft.
“Instead, we believe any warning that SMSFs are not entitled to Part 23 compensation should be made in the broader context of advisers discussing all compensation arrangements available to SMSFs," she said.
SPAA did support other risk disclosures suggested by ASIC, however noted that risks regularly depend upon individual circumstances of the SMSF.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Fraud and theft in SMSF not guaranteed compensation

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With more than $12 billion in state and regionally significant development projects approved in Sydney’s west over the 2012/2013 financial year, the government’s plan to funnel 50% of all new Sydney jobs to the west appears to be working.
Part of the Department of Planning and Infrastructure’s 2012/2013 report, tabled this week, planning minister Brad Hazzard noted Sydney’s west as the ‘jewel in the crown’ of the state’s economic fortune.
“Government and private sector investment in infrastructure, employment and housing puts Western Sydney in the driver’s seat to make NSW Number one again,” said Hazzard.
“Projects approved in Western Sydney last year were worth more than the total value of all other State significant projects across the rest of NSW combined.”
These projects will produce 4,000 full time jobs and 21,000 direct and indirect jobs during construction phases.
Highlights were said to include the Broader Western Sydney Employment Area Structure Plan, with 57,000 jobs predicted over a 30 year period and rezoning land to allow three major retail and development hubs at Penrith, Narellan and Liverpool.
The construction sector is also receiving a boost, particularly in the housing area.
“Housing approvals in Western Sydney during 2012-13 made up 49 per cent of all housing approvals across Sydney,” said Hazzard.
“The new planning system currently before the Upper House will directly support an additional 2,000 jobs in Western Sydney in the residential construction industry.”
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Jobs being funnelled into Western Sydney: Brad Hazzard

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After yesterday's story about <a target="_blank" href="https://www.propertyobserver.com.au/news/artistically-advertised-properties-can-these-photos-really-help-sell/2013112066513">whether certain more 'artistic' styles of photography worked for selling real estate</a>, we had a reader email in about a property in Newee Creek, NSW. The property sold earlier this month (for $238,000, according to RP Data), and included a number of photographs of bamboo. Including this one below.
<img src="/images/stories/2013/11/21/bamboo_nov_21_one.jpg" alt="bamboo_nov_21_one" height="400" width="265" style="display: block; margin-left: auto; margin-right: auto;">
Yes, that's possibly the biggest bamboo we've seen too. We think that's the owner.
<img src="/images/stories/2013/11/21/image21.jpg" alt="image21" height="353" width="470">
We're not quite sure who this is. The photo came from the advertising for a Queensland property we'd spoken about in an earlier story.
<img src="/images/stories/2013/11/21/person-nov-21-one.jpg" alt="person-nov-21-one" height="295" width="470">
We're not quite sure who this is either.
It has been a source of discussion over whether you should keep photos of your family around the property for open homes - apparently, if buyers come in and see a family that doesn't match up to their own, then they may think the property doesn't suit them. So should you consider putting the owner in the actual listing photos? Even if it is to provide perspective to some pretty amazing bamboo?
<img alt="poll-results-nov-25" height="98" width="470" src="/images/stories/2013/11/25/poll-results-nov-25.gif">
Interestingly, the consensus of yesterday's poll is that close ups, and certain lifestyle photos, can actually work, with 78.4% voting positively.
<img src="/images/stories/2013/09/06/poll-reswults-nov-21-two.gif" width="470" height="123" alt="poll-reswults-nov-21-two">
And, in fact, since yesterday we've seen <a href="https://www.propertyobserver.com.au/victoria/no-cosmetic-renovation-required-at-this-mount-eliza-european-style-villa/2013112166534" target="_blank">another property use this advertising technique</a>.
Sydney-based photographer Ja Worsley told Property Observer his own thoughts.
"Interesting; in a way they can, but only if aimed at a select market who happen to have similar tastes and if you are not in for a quick sale," said Worsley.
"The Javanese Buddah would put a huge portion of the market off for religious ideas. However... The ocean views would appeal to many. The artistic view of the garden is a great seller- but any horticulturist worth a damn, would see through this and automatically question garden upkeep," he said.
"So while yes they can help sell a property, you really have to be carefull employing them in your sale technique. A couple showing a relaxed lifestyle can be a positive perspective- but balance is the key."
He said that with more real estate agents employing professional photographers, largely realising that taking their own snaps won't cut it, there are misunderstandings that are becoming an issue. He said that many agents expect the 'top of the line camera', such as a Canon 1Dx or 5D mk-III.
"What is the use of having a 40+ megapixel camera taking 8x9 sized pictures that sit in a window? A 6.2 megapixel camera is just as capable of doing this work- you would only need more pixels if you were blowing the picture up to billboard size... And so few property pictures ever get that big," he said.
So we look towards these photos that take a slightly more unusual approach by bringing pets and people into the photographs (just have a look at the images below for some examples).
Children-friendly homes
<img alt="geraldton-nov-21-one" src="/images/stories/2013/11/21/geraldton-nov-21-one.jpg" height="353" width="470">
<img alt="pool_nov_21" src="/images/stories/2013/11/21/pool_nov_21.jpg" height="353" width="470">
The pets make an entrance
<img src="/images/stories/2013/11/21/dog-nov-21-one.jpg" alt="dog-nov-21-one" height="423" width="470">
<img src="/images/stories/2013/11/21/dog-nov-21-two.jpg" alt="dog-nov-21-two" height="315" width="470">
<img src="/images/stories/2013/11/21/dog-nov-21-three.jpg" alt="dog-nov-21-three" height="390" width="470">
<img src="/images/stories/2013/11/21/dog-nov-21-four.jpg" alt="dog-nov-21-four" height="387" width="470">
Cute. But do they help you sell the home?
YOU MIGHT ALSO WANT TO READ: <a target="_blank" href="https://www.propertyobserver.com.au/news/the-worst-real-estate-photographs-you-ve-likely-ever-seen/2013110766234"> </a>
<ul>
<li>
<a target="_blank" href="https://www.propertyobserver.com.au/news/the-worst-real-estate-photographs-you-ve-likely-ever-seen/2013110766234">The worst real estate photographs you've likely ever seen </a>
</li>
<li>
<a target="_blank" href="https://www.propertyobserver.com.au/australian-capital-territory/aerial-photography-latest-tool-to-sell-luxury-stock/2013091565035">Aerial photography latest tool to sell luxury stock</a>
</li>
</ul>
<a href="mailto:news@propertyobserver.com.au" target="_blank">news@propertyobserver.com.au</a>
<ul></ul>
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Should owners be in the real estate photos?

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

Jennifer Duke

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