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Many first time investors do not wish to have property acting as a drain on their finances.
That is, they don’t want to be paying out of pocket every week to maintain the home. While neutrally geared or even slightly negative cash flow may also be acceptable, many want property to actually provide a return.
If you want to know what positive cash flow is, you <a href="/expert-insights/investing/what-is-positive-cash-flow-property-investment-terms-explained">can read our quick guide here</a>.
Whether or not you want a negative or positively geared property is down to your strategy. If you’re still deciding, you can <a href="/expert-insights/investing/positively-or-negatively-geared-property-which-strategy-will-work-best-for-you">read Mark Armstrong’s comparison of the two</a> and how capital growth may vary. Terry Ryder also explains that <a href="/news/qld/you-can-achieve-good-capital-growth-and-positive-cashflow-in-the-same-property-if-you-know-where-to-buy-terry-ryder">it is possible to achieve good capital growth and positive cashflow in the same property</a>, if you know where to buy.
It’s also worth bearing in mind <a href="/expert-insights/finance/why-lenders-are-negative-about-positively-geared-property">this insight from Albertus Waldron that banks can actually be somewhat wary of positive property</a>.
What a cash flow positive property looks like is unique to every investor and their financial situation. Due to negative gearing the tax bracket that you are in will affect your after-tax yearly financial situation. The amount you can afford as a deposit, the interest rate, you decisions around renovations and a number of other personal choices and situation aspects will determine your overall cash flow outcome. For this reason, there is no hard and fast rule, or specific investment property, that it makes sense for every person.
These personal differences are what makes up the final result, or your net cash flow. That is, the amount of money you make once all your own expenses and outgoings are taken into account. The gross cash flow or yield, which is what most people discuss as it is the universal figure, is the money you make without taking into account ongoing costs.
You must reflect on your personal circumstances to see how each of these elements will have an effect.
Similarly, there are things to look for when purchasing, and things to consider doing once you own the property, that can assist your cash flow. These are worth bearing in mind when in this "finding" stage, as you can consider whether they are viable early on.
BEFORE PURCHASING
Rental yield
The first stop for many is to check out the percentage figure called a rental yield – the amount of rent earned as a proportion of the property's price. The higher it is, the more it seems to get investors talking. Consider this an initial barometer, but don’t think low rental yields are enough to rule out areas with otherwise strong drivers.
We regularly discuss the problems with relying on headline figures that are not always specific to an area, and this is no exception.
Know how to calculate the rental yield yourself, and the factors that influence it, if you are intending to use the figure. <a href="/expert-insights/your-weekly-how-to-calculating-rental-yield">Here’s a quick explanation of the rental yield.</a>
Specific high yielding property types and locations may include:
<ul>
<li>Mining towns 
</li>
<li>Regional areas 
</li>
<li>Student-dominated rental areas 
</li>
<li>Furnished rentals 
</li>
<li>Short stay apartments</li>
</ul>
Apartments
With lower price points to purchase, but not always as proportionately low rents, apartments can sometimes be worth consideration. When looking at individual markets across Australia, by and large apartments tend to yield more than houses.
If you have enough capital, buying blocks of units, rather than units individually, can often offer better returns. If you’re still not finding what you’re looking for, then some investors do turn to commercial property. You can read more about investing in commercial property (from retail and leisure to offices and industrial) in our designated commercial pages.
Speak to your broker and accountant
Understand the likely repayments you will need to make and how this can be affected by putting more money down as a deposit. Your broker should be able to assist you with this.
Your accountant will be able to explain to you how the property you are considering may work in terms of your income, and will lay out the claimable expenses. Bear these in mind when purchasing, including depreciation.
Here’s a <a href="/expert-insights/finance/what-can-landlords-claim-on-tax">list of what landlords can claim on tax</a>.
Back of the envelope calculations
Undertake some preliminary calculations for the properties you consider prior to purchasing. This will help you compare the cash flow possibilities in a number of locations. There are a range of <a href="https://www.smartline.com.au/mortgage-calculators/investment-property-cashflow" target="_blank">online calculators</a> that can be used as a rough guide to get you started.
Get to know the rental market
Know the price point that will make your cash flow work, and make offers with this in mind.
You should also understand the concept of a vacancy rate. If the property is vacant for a long period of time then even if the rental yield is high you could face a lower overall cash flow position.
While in some cases a higher vacancy rate through certain periods can be offset by short-term high paying tenants (such as is the case for some holiday rentals), you must be prepared to plan for this in advance. You can see the vacancy rates for free on <a href="https://www.sqmresearch.com.au">www.sqmresearch.com.au.</a>
Remember, rental markets change over time. Rents may increase or decrease, with demand shifting. This will affect your cash flow situation. Even if tenants are willing to pay significant amounts of money now, demographics and demand do change. Be prepared, and aim to be forward thinking in what that rental yield will look like over the time you wish to hold it.
Undertake the necessary inspections
Your outgoings certainly affect your cash flow, so it’s worth knowing what these may be upfront. Be aware of strata costs, <a href="/expert-insights/buying/how-to-navigate-the-building-and-pest-inspection">potential pest damage and any repair work or renovation required</a>. Add these into your calculations.
AFTER PURCHASING
Much of the effort after purchasing will revolve around two things – reducing costs and increasing your income (rent).
Getting more rent for your property
Hiking the rent can quickly lift your cash flow, but it must be done within the bounds of your tenancy law and it must be justifiable – else you will find complaints from your tenant, or a vacant property.
Here are <a href="/expert-insights/investing/how-to-boost-your-rental-yield">some ways you can boost the rent</a> and, in turn, your cash flow.
Common strategies to consider include:
<ul>
<li>Renovations (to either include more desirable features to command a higher rent, or to add an extra room) 
</li>
<li>Adding a secondary dwelling or granny flat to rent separately 
</li>
<li>Furnishing the property 
</li>
<li>Renting by the room 
</li>
<li>Small developments</li>
</ul>
Reducing costs and fees
Much of this will be in the planning and upfront considerations, ensuring no major repairs you haven’t calculated into the equation are required. Remember, scrimping on important repairs is usually a false economy – irritating your tenant and potentially leaving your asset limping for re-sale.
Go through your list of expenses each year and consider where these costs can be minimised. While some are non-negotiable, for instance strata fees, others are up for debate. Some even go so far as to self-manage to avoid the management fee. Just remember, you largely get what you pay for – <a href="/expert-insights/investing/you-get-what-you-pay-for-in-property-managers-who-work-cheap">particularly with property managers that come cheap</a>. If self managing is a consideration, then it will likely affect the location in which you choose to buy.
MUST READ: <a href="/expert-insights/16-ways-to-maximise-your-cash-flow-and-protect-yourself-financially">16 ways to maximise your cash flow and protect yourself financially</a>
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jduke-EHk3XBmHkn

Finding positive cash flow properties 101

Concerns about FHBs misguided as Gen Ys turn to investing: 1300HomeLoan

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Westpac Group and BlueChilli’s Innovation Challenge has been won by realAs’ Josh Rowe, with the competition holders saying the new technology can change commercial real estate.
The Westpac Innovation Challenge, launched in September, has seen realAs win a $40,000 cash prize and a six-month placement in the ‘BlueChilli accelerator program’, which will help develop the website and app. Josh Rowe, chief executive of realAs, <a href="/expert-insights/buying/underquoting-q-a-with-realas-josh-rowe">believes it will help stamp out underquoting in the industry</a>.
realAs allows real estate consumers, currently residential, to find out what a property is likely to sell for. It uses a complex algorithm that is kept under lock and key.
“This is exactly the kind of leading edge, future-ready idea we were looking for,” said Westpac head of digital business banking Kalpana Gee.
“It has the potential to completely change the way our commercial real estate customers do business.”
Westpac Group head of innovation Ian Hill said that there was a high standard among the five finalists’ ideas.
“The response from the start-up community to our challenge has been phenomenal. We received more than 100 impressive applications. The top five finalists all have impressive ideas, but realAs really shone today,” he said.
Commercial real estate was the focus area of the first challenge, explained BlueChilli founder and chief executive Sebastien Eckersley-Maslin.
“We want to boost start-ups that use technology in smart ways in order to expand the services available to professionals and consumers within their industry,” he said.
The second round of the Innovation Challenge will be next year, focusing on solving business problems for other Westpac business customers from a number of industries.
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realAs wins Westpac innovation award with potential to shake up commercial real estate 

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The conversation around a potential Docklands oversupply has been going for some years.
Adjacent to Melbourne's CBD, Docklands is conveniently located and Places Victoria has big plans for the suburb.
With construction starting in 1997, and a 25 year time frame, we're right in the latter half of the development process. Teething problems have, almost inevitably, been highly scrutinised.
Last year, we reported that <a href="/news/vic/docklands-finding-its-feet-after-a-difficult-conception">Docklands was beginning to find its feet after a difficult conception</a>. However, there were <a href="/news/water-usage-reveals-high-vacancy-rates-in-southbank-and-docklands">still reports in late-2013 that water usage was revealing high vacancy rates</a> in the area of around 11%.
The 2014 <a href="/news/vic/over-64-000-melbourne-properties-sit-vacant-prosper-australia">Prosper Australia report found that this had not improved this year</a>. In fact, in terms of water usage, Docklands has potentially the highest number of vacant properties in Melbourne.
With a median unit price of $600,000 currently, Docklands offers a gross rental yield of 4.51% with a median weekly advertised rent of $520, according to RP Data. They note the average hold period for a Docklands apartment is seven years, and while a -1.64% dip has been seen in the median price over the past three months, the 12 month growth is at 6.57% with annual average growth of 2.38%.
Glenn Lucas, managing director of Lucas Real Estate, is a resident in Docklands. He began selling real estate in the area in 2000 before establishing Lucas Real Estate in 2004. It is now the largest independent agent in the area and this year secured the Real Estate Institute of Victoria's Residential Property Manager of the Year title.
He doesn’t believe that the vacancy rate is a huge issue.
SQM Research records the vacancy rate at 4.4% at present, down from  a 2013 peak above 9%, with regular swings prior to this.
His agency’s vacancy rate sits at around 2%, and he’s quick to note that changing vacancy rates, or cyclical results, are a normal transitional part of any new market.
“Real estate goes through cycles and when a developer puts a tower to the market it’s when the market is at its highest. Then it takes a couple of years to build the tower. It takes time for the buyers to settle,” explains Lucas.
“There’s a good demand for [existing] properties, rentals are not dropping at all,” he says.
Renters come in many forms in Docklands. He points to the professional couples and singles that like the convenience of apartment living in the area, but also says a number of downsizers are also active in the area. Some students in budget apartments also make up a portion of the market.
“There is a market for one bedroom rentals, but it’s the two bedrooms that have done very well,” he says. These rent for between $450 and $650 per week.
While success in the short term may not have occurred for everyone, Lucas has seen some of the first Dockland properties that sold off the plan for $450,000 now achieving $650,000.
He shared four of their recent sales highlights:
<ul>
<li>1401/20 Rakaia Way, Docklands VIC 3008 - $915,000</li>
<li>2504/90 Lorimer Street, Docklands VIC 3008 - $1,310,000</li>
<li>1902/5 Caravel Lane, Docklands VIC 3008 - $900,000</li>
<li>2301/1 Point Park Crescent, Docklands VIC 3008 - $1,160,000</li>
</ul>
Property Observer looked through the latest RP Data to see what sales we could find.
When looking at the sales record from September 1 to today, with 72 sales, it appears gains and losses are in a strong mix. Those who held the property since 2002 or prior, particularly those with larger apartments, seem to have done well with strong gains.
However, those purchasing for the short term – as well as a pain period in 2003 where it seems a number of investors overspent – have realised losses upon selling in the past two and a half months.
Refining the search to those in even more recent days, from 1 November to today, we found the following sales:
<ul>
<li>Two bedroom, one bathroom apartment sold for $467,000 in 2008 and was listed as non-disclosed on the recent sale. It was advertised at $405,000 to $435,000.</li>
<li>Two bedroom, two bathroom apartment was bought for $677,500 in 2001 and listed non-disclosed on sale. It was advertised at $759,000 plus.</li>
<li>Two bedroom, one bathroom apartment bought in 2003 for $532,600 (after 2002 construction), it then sold in 2007 for $495,000, before selling again this month for $550,000.</li>
<li>Two bedroom, one bathroom apartment sold in 2002 for $430,000 before being purchasing in 2011 for $505,000. It sold again for $505,000 less than two weeks ago.</li>
<li>One bedroom, one bathroom apartment was listed as non-disclosed for sale price on 10 November. It transacted for $438,000 in 2002, and was asking for "offers over $420,000" this time round.</li>
<li>Two bedroom, two bathroom apartment sold at the beginning of the month for $450,000. No previous sales information available, but seems it was asking $499,000 to $539,000, before lowering the expectations to $455,000 in January 2013.</li>
<li>One bedroom, one bathroom apartment sold for $456,000 this month after selling in June for $310,000, prior to this it was bought for $301,000 in 1999.</li>
<li>Three bedroom, two bathroom apartment sold for $1,310,000 on the 14th, previously selling for $1,100,000 in 2011. Prior to this it sold for $1 million in 2008 and $1,370,000 in 2005.</li>
<li>Three bedroom, three bathroom apartment sold for $765,000 on the 11th. It was bought for $715,000 in 2013 and $683,000 in 2001.</li>
<li>Two bedroom, two bathroom apartment sold for $730,000 on 11th. It last sold for $1,025,000 in 2010.</li>
<li>One bedroom, one bathroom apartment sold for $335,000. It was purchased in February 2008 for $375,000 and March 2007 for $350,000.</li>
<li>One bedroom, one bathroom apartment sold for $380,000 on 12th. It was previously bought for $400,000 in 2009.</li>
</ul>
Looking at the list a little closer, it shows that there were three clear losses, four clear gains, three “possible” losses, one “possible” gain and one that recorded no change (though likely a loss for the investor in terms of transaction costs).
What is particularly interesting is the losses seen by those who sold to our most recent vendors in the list; even when gains are seen now there has been pain in the past. Perhaps it suggests an emerging recovery.
“Like any investment, we recommend [holding] for the medium to long term,” Lucas urges of those considering a Docklands investment.
It seems he is on the money.
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Docklands: Are gains to be had amid "oversupply" speculation?

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Legal action has commenced against collapsed Gold Coast-based LM Investment Management Limited founder Peter Charles Drake and other former directors, over the lending of funds for a Gold Coast development.
Maddison Estate Pty Ltd, known as Maddison Estate, was a Gold Coast property development that LM Managed Performance Fund loaned money to. The ASIC action is specifically targeted on the conduct of the directors of LM Investment Management Limited approving a number of loans to Maddison Estate. Drake owned and controlled Maddison Estate in 2011 and 2012.
The loan limit to Maddison was increased from $40 million to $280 million between 2008 and 2012. In 2011 and 2012 loan extensions had been approved by the former directors. This was done without independent valuations or any feasibility studies.
No construction had begun, no plans of subdivision had been registered and none of the proposed lots had been sold by the time LM went into administration. Development approval had been obtained with some land clearing taking place.
ASIC alleges that the decisions to extend the loan from $115 million to $180 million in September 2011, and further from $180 million to $280 million in August 2012, were innapropriate.
It is also alleged by ASIC that a loan re-establishment fee of $9.8 million, that was payable to LM Investment Management Limited, was extended to Maddison Estate as part of a 2012 loan extension and then levied to ensure they booked a profit for the financial year.
ASIC is seeking financial penalties and banning orders.
Civil penalty proceedings are currently underway in the Federal Court of Australia against Drake, with allegations he used his position to gain an advantage.
Francene Maree Mulder, Eghard van der Hoven, Simon Jeremy Tickner and Lisa Maree Darcy, as former directors, also face civil penalty proceedings for breaching director’s duties and failing to act with the proper degree or care and diligence. This is in relations to transactions involved the LM Managed Performance Fund, with various contraventions applying to different former directors.
The maximum fine for directors breaching duties is $200,000 per contravention. ASIC also seeks disqualification for Drake and the former directors from managing companies and providing financial services in the future.
“Investors should be able to have confidence that the people responsible for managing their investments act appropriately, take a diligent and intelligent interest in the affairs of the company, and apply an enquiring mind to the responsibilities placed upon them,” said ASIC commissioner Greg Tanzer.
A directions hearing in the Federal Court will be in Brisbane on 25 November.
LM Investment Management was the responsible entity for a total of seven registered managed investment schemes, managing a total of more than $800 million for 12,000 Australian and overseas investors.
They were the trustee for MPF, an unregistered managed investment scheme with 4,500 investors, according to ASIC. More than $400 million was invested in MPF.
There is <a href="https://www.asic.gov.au/about-asic/media-centre/key-matters/lm-investment-management-limited/" target="_blank">a dedicated webpage for any investors caught up in the collapse</a>.
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Peter Drake's collapsed investment company LM faces ASIC over Gold Coast development loans

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A Woolloongabba development has secured 117 unconditional sales in three months, with developers Pellicano achieving record sales over the past quarter at the site.
<a href="https://www.trafalgarlane.com.au/" target="_blank">Trafalgar Lane</a>, Pellicano’s $85 million Woolloongabba development, was released in May this year and is now 90% sold.
The 20 level tower development has seen interest from owner occupiers, according to Pellicano Queensland development manager Michael Kent.
"Trafalgar Lane's sales success saw us meet our pre-sales target extremely quickly, particularly in this market, which allowed us to commence construction ahead of schedule," he said.
"There has been a mix of buyers with owner-occupiers very well represented due to the project's central location, just 1.5 kilometres from the Brisbane CBD,  the quality design and competitive price points.”
The remaining apartments are available from $412,500. In total the development includes 147 one, two and three bedroom apartments. A five level podium, with retail and commercial space, is also integrated into Trafalgar Lane.
<img src="/images/2014/11/20/woolloongabba-nov-20-two.jpg" alt="">
"The development's unique vantage point, directly across the road from The Gabba has proved to be an enormous drawcard, offering commanding views of the stadium, the CBD and the Brisbane River," Kent said.
"The apartments have been designed by the internationally acclaimed DBI Design, and apartments feature floor-to-ceiling windows to take in the views, with private, noise-protected balconies and refined interior detailing.
"They have been designed for the end user, featuring hand-selected fittings and finishes including wool blend carpet, fully vitrified floor tiles, stone benchtops with waterfall ends and feature lighting, along with high quality tapware, joinery and integrated fridge and dishwasher."
Construction is currently progressing on the site, having begun in July. Completion is expected in late-2015.
<img src="/images/2014/11/20/Hero%20Shot_Trafalgar.jpg" alt="">
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Pellicano's Woolloongabba, Queensland development secures record sales

SQUIIZ under the microscope: Will it work?

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The CEO of Mortgage Choice, Michael Russell, has announced his retirement.
In a statement, Mortgage Choice Limited chairman Peter Richie advised that the retirement would occur after the completion of the 2015 financial year, and the “identification of an appropriate successor”. The date isn't completely set for the June 2015, as Property Observer understands that he will stay until the successor is hired.
An official Mortgage Choice statement expresses that he is as determined as ever to lead the company to another successful and profitable financial year.
"Michael joined Mortgage Choice determined to enhance the business' profitability and introduce a financial planning arm and, during his tenure, he has managed to do just that. Having completed the job he set out to do, Michael feels the time is right to retire from his role as CEO."
Russell has held senior executive positions at ANZ Banking Group and National Mutual Royal Bank, with more than 30 years experience in financial services.
Russell joined Mortgage Choice in 2009 as CEO and implemented and developed two three-year strategic plans. Richie notes that this “enabled the franchise group to grow and prosper through the aftermath of the GFC", and that now he will assist Ritchie with identifying and transitioning a replacement CEO.
At a Mortgage Choice media luncheon last week, Russell discussed the risks to retirees of reverse mortgages, quipping “we always assume seniors are incapable of making decisions for themselves”, saying that none of the major banks offer this product.
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Mortgage Choice CEO Michael Russell announces retirement

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The latest SQM Research vacancy rate figures have found vacancy rates dipping slightly for the second consecutive month, in what is likely a seasonal trend.
Currently, the national vacancy rate is 2.1% with 62,947 vacancies. Year on year, this sees the national vacancy rate at a fairly stable figure, recording 2.0% in October 2013 and 2.2% in September 2014.
Despite the national figure remaining stable, <a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a>’s managing director Louie Christopher pointed to drastic vacancy rate changes when drilling down to the capital city levels, perhaps as a result of the falling mining boom.
For instance, Perth in October 2013 recorded a vacancy rate of 1.5%. It is now 0.9% higher.
Similarly, Darwin recorded a 0.9% vacancy rate in October 2013 and now sits at 2.1%.
Canberra has recorded a reduction in the vacancy rate from 2.1% in October 2013, and in September 2014, to 1.8% in October 2014.
“The rental market was steady over the month with the trends observed over the course of the year, continuing on in October,” said Christopher.
“We continue to see ongoing rental weakness in Perth and Darwin. Canberra is now providing signals that perhaps the worst of the rental downturn is over with a slight fall in vacancies year on year and a rise in asking rents for the month,” he said.
He noted that Sydney appears to be the strongest rental market at present, with asking rents up 6.8% for the past 12 months. However, he said that he expects this to slow in 2015 with increased stock coming onto the market for the city.
Vacancy rates (from highest to lowest):
<ul>
<li>
Melbourne 2.5% 
</li>
</ul>
<ul>
<li>
Perth 2.4% 
</li>
</ul>
<ul>
<li>
Brisbane 2.2% 
</li>
<li>
Darwin 2.1% 
</li>
<li>
Canberra 1.8% 
</li>
</ul>
<ul>
<li>
Sydney 1.6% 
</li>
</ul>
<ul>
<li>
Adelaide 1.5% 
</li>
</ul>
<ul>
<li>
Hobart 1.3%
</li>
</ul>
Turn over page for SQM Research’s results on the changing rents charged across the capital cities.
<hr class="system-pagebreak">
<img src="/images/2014/11/19/sqm%20nov%2019%20one.png" alt="">
Source: <a href="https://www.sqmresearch.com.au" target="_blank">SQM Research</a>
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Drastic Perth and Darwin vacancy changes: The weakest capital city rental markets

Seven things to know about the stamp duty debate

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

Joel Robinson

First look at MAYD's North Kirra mixed-use precinct

<main data-perf-region="main">
Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

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Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

Jennifer Duke

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