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The BRW Rich List is to be published this Friday, however they’re already spilling one secret – that property is significantly contributing to some of the Rich Listers’ wealth.
BRW reported that Meriton’s Harry Triguboff said that he has land that has doubled in value over the past 12 months.
“The Sydney market is very good. Apartment prices are steady but we are finding new markets like Parramatta [in the city’s west] where prices are going up a lot,” they quoted Triguboff as saying.
On the BRW Rich List’s 200 members yet to be published, the total property value is $16 billion, while 53 of the list source the majority of their wealth from property.
Fifty of those increased their wealth over the past 12 months, with those whose value fell dropping marginally in comparison to their total wealth.
Of these 53, 11 are said to be billionaires. BRW reports that Triguboff leads the list, with Frank Lowy and John Gandel.
Other Rich Listers have increased their property exposure, such as Paul Little of Toll Holdings, with property now his primary wealth source through Little Group.
Friday's list will be keenly watched to see which other property magnates made the cut.
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Property market a source of wealth for BRW Rich Listers

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Property advertisements are governed under state and territory rules and regulations that define when something is misleading.
Today, we turn our attention to New South Wales’ Fair Trading and their guidelines around the advertising of real estate, as governed under the Property, Stock and Business Agents Act 2002 as well as the Fair Trading Act 1987.
Firstly, we note that something is misleading or deceptive if “it is likely to lead a reasonable or ordinary member of the class of persons to whom it is directed into error”.
If you are found to have engaged in this conduct, then the maximum penalty is 200 penalty units, which equates to $22,000. However, heftier fines may be imposed for those to also be found to have breached section 30 of Australian Consumer Law, which applies to the sale of land or interest in land. This could see you face a $220,000 fine in the case of an individual, or $1.1 million for a company.
To avoid the section 30 fine, you must not make false or misleading representations about the nature of the interest, the price payable, the location, the characteristics, the use to which it is capable of being put or may lawfully be put or the existence/availability of facilities.
This covers advertisements in newspapers, periodicals or other publications, public displays (on buildings, vehicles, place or in the air), in any document sent or delivered to anyone or left at the premises, on radio or television, or on a website or email.
ONE
Omission or silence around facts can be misleading. Your intent to mislead or not is irrelevant. What matters is the likely effect on reasonable or ordinary members of your target audience and the overall impression created.
TWO
It is not limited to your words – the photographs can be scrutinised for misleading conduct as well. Views and facilities are particularly important to focus on getting right.
Here are six scenarios of photographs, from Fair Trading, that are “undesirable” and likely to mislead:
<ul>
<li>A water view or scenery, placed next to a photograph of a house, makes it difficult to ascertain whether the water view or scenery can be seen from the house or whether the photograph is a 'location shot' 
</li>
<li>A beach scene with the wording 'minutes to this!' typed above the photograph does not give a clear indication of the distance from the property to the beach shown in the photograph 
</li>
<li>A park and beach with the wording 'opposite home' where, in fact, this view cannot be seen from the property 
</li>
<li>A house placed next to a photograph of a beach with the wording 'stroll to beach' printed underneath the photograph does not give a clear indication of the distance from the property to the beach 
</li>
<li>A beach with the wording '90 seconds walk to waters edge, not actual view' printed at the bottom of the photograph needs more clarification 
</li>
<li>A photograph on the internet of a beach with the wording '100 metres from beach' printed at the bottom of the photograph needs more clarification.</li>
</ul>
THREE
“Touching up” of photographs isn’t as harmless as you might think. If you’re hiding undesirable characteristics or enhancing other features, rather than just making the photos a bit more presentable, then you could be misleading the buyers.
This includes modifying, or allowing modification, of photographs so they no longer “truthfully and fairly represent that property”. Removing or adding features digitally in a manner than changes the appearance of a property is potentially misleading. Similarly, zooming in on a view that can be seen from the property, to make it appear closer, is also potentially misleading.
FOUR
It's acceptable to use obvious labels to clarify exactly what the photograph is in relation to the property, which will allow real estate agents to take great photographs of nearby, but not visible, beaches and amenities.
Photographs of views taken from the property itself - no label required.
Photograhs of views in the immediate area, but not taken from the property - labelled 'LOCATION SHOT'.
This label should only be applied to photographs of facilities and services in the "immediate surrounding area of the property".
FIVE
When it comes to wording, there's a vague way and a more appropriate way, suggested by Fair Trading. This is particularly the case for descriptions in reference to distances - the more specific and detailed the better.
For instance, 'close to [feature e.g. beach, shops]' is not as favoured as 'Two kilometres to [feature]'. The term "within walking distance" is also preferably replaced with the real distance.
Fair Trading warns the real estate agents are responsibly for the information they provide, and claiming that buyers should make enquiries as to the accuracy of the information is not enough.
Despite this, many real estate agents provide a comment in their advertisements noting that the information should be checked by the buyer.
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Five things to know about misleading property advertisements

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The ATO’s increased IT capabilities has one accountant warning investors that capital gains tax is one area you do not want to be messing up.
The ATO is able, under legislation, to access data that others cannot reach due to privacy legislation. This is then matched against your information and claims made on your tax returns.
Capital gains tax is particularly on the radar, warned Property Tax Specialists’ Shukri Barbara.
His tax tip is to ensure that you declare all transactions.
“Diffculties tend to arise in distinguishing when a sol property was exempt due to it being a Main Residence and protected under thesix year rule if it was subsequently rented. They are not to be messed with in 2014/15,” Barbara noted.
Timing your capital gains and losses on investment properties is also crucial.
He urges investors to remember that the important date is the contract date, and not the settlement date. If you’re carrying capital losses, then note the date against any capital gain you may also be realising.
His tip is that if you’re singing the contract before June 30, then any gains can be offset against tax incurred over the year or carried forward from a previous year “before the balance can be assessed as taxable.”
“If there is an excess of taxable amount – 50% discount may be applicable if the property was held for longer than 12 months,” he explains.
If you sign a day later, on or after July 1, then the tax is reported in the 2014 tax return.
“What you do not want to do is generate a CG this year, pay tax and then sell a loss property next year when there are no CG to offset against,” says Barbara.
“Capital losses incurred in any year are available to be carried forward to future years if there are insufficient gains to absorb it in the same year. It can be carried forward for an indefinite period.”
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Do not mess up with capital gains calculations this year, warns accountant

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Fractional investing means a little bit like how it sounds. It’s to do with investing in a portion, or a fraction, of an asset. In shares, this may be investing in less than one share. In property, it’s paying for less than one property.
Fractional investing has previously been seen as popular for luxury assets, such as yachts, planes and similar across the globe.
Despite this, it’s a relatively new concept for Australian standard residential property, even while it has played out overseas. This means that you will want to get strictly independent advice, as well as checking with your accountant and lawyer beforehand to ensure that it stacks up. You’ll also need to learn the ins and outs before heading in as it does differ substantially from traditional property investing.
DomaCom, who is heavily pushing a fractional investing model, sums it up as considering it like a crowd funding or syndication type structure, where you can invest a small amount to get into property investing.
How does this differ from a Joint Venture?
Where a joint venture is usually entered into by people that know each other well, and are jointly responsibly for the property, fractional investing allows an asset to be owned by a number of individuals that may not even know one another.
A level of independence is retained by each person who owns a fraction of the property. You will also be issued with ownership of ‘units’ rather than the Title.
How does it differ to a property syndicate?
You’d be right in thinking it’s similar to a property syndicate – indeed, the concept behind it appears to be identical. However, it offers a benefit over and above syndication.
“Syndicates are costly to set up, once you are in the syndicate you are there for the duration and there’s no liquidity for the structure. What we set about doing was introducing equity market concepts into the product,” DomaCom general manager of sales and marketing Warren Gibson told Property Observer earlier this year.
It’s about putting multiple stakes in multiple properties – much like many share market investors.
Diversifying and (potential, although not guaranteed) liquidity are two benefits promoted, however the liquidity relies upon the re-sale market, something that perhaps isn't as bustling now as it has the potential to be in the future. Obviously, entering into the market when you have a lower balance of funds to play with is another substantial benefit, however you do lose some of the benefits of straight forward property investing.
Namely – total control over the asset. As you are not the sole owner, and many other investors have a stake, your decisions around renovating, redeveloping a site or allowing specific tenants are going to be managed for you. This may not always be to your liking.
However, you may want to take the personal control out of the day-to-day decisions. Not keen on taking phone calls from the property manager? Disinterested in going through the bills? This might be the solution.
Similarly, while you can suggest properties, you will likely have to wait for other investors to also desire a stake in that property before it can be purchased. A buyer’s agent is engaged through DomaCom to purchase their properties.
Small investment, small returns. One of the benefits of property, and one of the aspects that can make it scary, is leverage. Where you can only borrow around the rule-of-thumb 50% when it comes to shares, you can borrow far more for property, making your returns significant. You may have seen this in many property books referred to as the power of OPM (Other People’s Money).
If you go in unleveraged, then you receive rent and costs in relation to your holding. This can minimise your exposure to riskier markets, but it can also keep your growth subdued.
DomaCom explains that <a href="https://www.domacom.com.au/faq" target="_blank">your own home can also be put up for a fractional investing model</a>, which means you effectively become a tenant to the other part-owners. You can decide how many units of ownership they can have, however you will not know who the investors are. You will also find some restrictions placed on you - such as you can't renovate if it will decrease the value, and if you are renovating to increase the value and your amenity you may find that you need to pay the entirety of the improvements.
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What is ‘fractional investing’? Property investment terms explained

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Selection One Finance Pty Ltd’s former directors, Ronald David Williams, 46, and Gary David Maile, 64, have been sentenced to four years and three months imprisonment with a non-parole period of 16 months, after pleading guilty to breaches of director duties.
Their company, Selection One, advertised big win investment solutions, borrowing funds from investors for 12 months at an interest rate of 3% per month or 36% per annum.
However, both men pleaded guilty to failing to exercise their powers and discharge their duties as company directors in good faith in the best interests of the company. This failure was said to be intentionally dishonest.
These funds were then supposed to be used to fund short-term mortgages at high interest rates – to the tune of 6% per month, according to ASIC, which would have made these high returns feasible. However, a small number of these funds was on-lent to borrowers compared to the funds received. This meant that Selection One needed to raise more investor funds to pay its previous investors the promised return.
They did not disclose to new or existing investors the poor performance that the company was seeing, and neither of the directors took steps to change the high-risk business model. In fact, investors were encouraged further until the company was placed in voluntary administration on 3 March 2009.
Debts totalled $20,915,330 to 88 investors.
ASIC commissioner Greg Tanzer said that the jailing of Williams and Maile should send a clear message to company directors who act dishonestly.
“The investing public is entitled to expect that company directors are acting in their interests. ASIC will act to ensure that blatant breaches of directors' duties are pursued in the courts,” Tanzer said.
Some Selection One investors have reportedly lost their homes as a result of investing in the company.
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High-risk 36% per annum return promises turn to dust as former Selection One directors sentenced to jail

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Malcolm Royce Jones, a 52 year old from Woodville North, faces fraud charges that are worth “millions” for allegedly stealing $170,000 from his clients as their mortgage broker.
Having admitted to these dealings that occurred in September 2012 he now faces 78 charges as a result of further findings, according to Adelaide Now.
Jones appeared in the District Court in front of Judge Jack Costello and pleaded guilty to one aggravated count of dishonestly dealing with a document, as well as one charge of attempted deception, essentially enabling him to access the cash.
Prosecutor Peter Longson said further charges would be filed as more criminal conduct has been identified.
The Advertiser reported that victims “packed the court” to see him face charges.
However, his defence lawyer Andrew Moffa, said that much of the money for the victims had been secured with inquiries being made into what can be recovered prior to sentencing. It appears that the level of compensation available is forming some of the defence case.
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Adelaide mortgage broker pleads guilty to dishonest dealings, further charges to follow

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Asbestos is a terrifying substance that should be avoided at all costs – and real estate agents are being warned not to underestimate their responsibilities in this area.
This has never been so evident as in the dialogue surrounding Mr Fluffy houses. The name sounds innocuous enough, however the properties are anything but, with Asbestos Safety and Eradication Agency chief executive Peter Tighe recently calling for all these properties to be demolished.
Meanwhile, Canberra-based real estate agents have been warned that they may see themselves subject to fines if they do not advise potential buyers about the homes that are affected by Mr Fluffy asbestos – that is, around 1,000 residences in Canberra that had loose amosite asbestos installed by Mr Fluffy in the late-60s and 70s.
Mr Fluffy was an insulation installation company that saw the federal government act to remove the asbestos from 1988 to 1993, but did not manage to clear the properties.
Recently, the Real Estate Institute ACT chief executive Ron Bell was on 666 ABC Canberra saying that agents could face hefty fines – up to $1.1 million – for not telling prospective purchasers about the presence of asbestos.
"We've commissioned lawyers to prepare a whole list of questions and statements that agents will ask in their property management agreements and their sale agreements to say 'Do you know if this has been a Mr Fluffy house? Has asbestos been removed?'," Bell told the radio station.
"These questions will be incorporated into agreements in the very near future."
The properties do have certificates, meaning that the government knows which properties they are, however the government will not release a list of the homes – despite Bell’s requests.
Attorney-General Simon Corbell is quoted as saying that many property owners would not want their properties to be stigmatised as a Mr Fluffy property.  Bell conceded that it would affect a property’s price.
Comments on the Fluffy Action page has some commend Bell’s efforts to encourage agent disclosure, but fear the effect on the value of a property they purchased when unaware of the asbestos.
“That disclosure is vital but distroys [sic] the value of the homes (I wouldn't have bougth [sic] this house). It's not our fault we didn't know. Is the government going to buy our house for market rate or are we expected to take the massive financial hit? It isn't fair that the current owners got stuck when the music stopped. We shouldn't pay for the governments [sic] inaction over the years,” notes one comment.
“I was shocked that after owning my home for more than 10 years that it is a Mr Fluffy house. While the first inspection cleared my house, the second found a fibre in our bathroom. I would like to know what the Government deems to be an acceptable level of risk for all of the residents of the Mr Fluffy homes. As I am pretty sure that if any of these official lived in these houses the response would be swift. We purchased this home with the intention of raising our family and it was to provide a nest egg for retirement. Both of these things will not occur and we are now forced to look at purchasing another home that will provide my young family with a safe place to live while the Government plays politics with our lives and our bank balances,” comments another.
Property Observer reminds property managers and landlords that all people can be affected by the dangerous health implications of asbestos – including your tenants.
Just Think Real Estate’s <a href="/expert-insights/investing/asbestos-is-a-silent-killer-and-our-ignorance-is-putting-people-in-danger">Edwin Almeida has been particularly vocal about the dangers for tenants around asbestos</a>, and the responsibilities of the agents. If the concept of your tenant becoming ill isn't enough (it should be), then bear in mind that there is the potential for a lawsuit in the future. While Asbestos Check suggests to tenants that they <a href="https://www.asbestostesting.com.au/news1/renting-a-house-in-canberra-may-have-mr-fluffy/" target="_blank">might want to get their own asbestos inspections undertaken</a>, property owners might just want to ensure your tenants are not at risk, and disclose where appropriate.
Even better, you may want to consider renovating the property and ensuring it is safe - the government has recently waived the disposal fees for those wanting to renovate their Mr Fluffy contaminated houses, which should save renovators thousands of dollars.
"The government has made the decision to waive these fees following recommendations from the Asbestos Regulators Forum, and is part of a suite of measures to address the future management of loose-fill asbestos," announced Minister for Workplace Safety and Industrial Relations, Simon Corbell, today.
"This is a significant measure as contaminated waste would normally attract a fee of $75 to $150 per tonne.  A standard three or four bedroom family house could generate between 50 to 150 tonnes of waste, even more depending on the level of contamination, so this could amount to a savings from about $3,500 to well over $10,000 for a knockdown rebuild.
"It is important to note that it is only the disposal fees that are waived. Homeowners are still responsible for demolition and haulage charges involved in getting the material to West Belconnen."
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Real estate agents could face $1.1 million fine for not disclosing Mr Fluffy asbestos

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In Coolangatta, the construction of a $85 million 25-level residential tower and will total 28 new apartments, with 10 offered to the Australian market, will soon be complete.
The development, <a href="https://sanbano.com.au/" target="_blank">Sanbano Coolangatta</a>, has its marketeers calling it the "Palazzo Versace of the southern Gold Coast" and will come with an appropriately hefty price tag – a minimum $2.72 million for a whole floor apartment.
The development, from Marine Parade Holdings - a wholly owned subsidiary of Chinese-based Sanbano Group - includes a putting green, concierge service, private residents’ dining room, Club Lounge and fully furnished apartments.
They have also been creating <a href="/news/sanbano-southport-tower-to-rise-51-storeys-over-gold-coast">a $100 million called Sanbano Southport</a>.
CBRE residential sales manager, Chris Liftin, said that the developer wanted to complete the building before offering it for sale.
“The developer took the view that prospective buyers should be able to see more than a brochure so he elected to build the development before embarking on a marketing campaign and produced a fully furnished display apartment on level eight so people could see what they were getting,” said Litfin.
“Sanbano is so exclusive and such a rare opportunity that we are taking bookings for people to view the display apartment and experience first hand the views on offer.”
It is on 1,006 square metres that includes views of Coolangatta Beach, the Pacific Ocean and up to the Surfers Paradise skyline.
Views form level 13:
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/06/23/1.jpg" alt="">
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/06/23/3.jpg" alt="">
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/06/23/6.jpg" alt="">
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/06/23/5.jpg" alt="">
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/06/23/4.jpg" alt="">
The apartments will include luxury furniture packages and high end finishes.
The apartments are 316 square metres over an entire floor. They have three bedrooms, three bathrooms and additional media rooms, with each bedroom having an ensuite.
Within the development, other apartments range from 110 square metres for two-bedrooms, to 175 square metre two-bedroom, two-bathroom offerings that will potentially be sold at a later date.
DBI Architects designed the building, with furniture and fittings from The Interior Space.
Note: This article has been amended. It originally incorrectly stated that construction was about to begin, not finish.
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Chinese developer creates the "Palazzo Versace of the southern Gold Coast"

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Rent to buy schemes, also known as vendor financing, have received some bad press over the past year – and it seems that their run isn’t up.
Consumer Affairs Victoria has promoted tweets, warning that property buyers should be wary of “high risk” property investments, including rent to buy.
<img 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40gJqpMvgrxaJGs0Zjx1xjHafG4MbRZuKbMMX6kUIiCGQ3ZwfHFyRzzDoYb6I0t3yy2rFqyWgjtVJhnwOMK1JZkxtfsq97DDTLKl8Dp3n1kTZcrbbx99WA/jLevvlS3+lLd6sF+cwXtmrkYbVl9ybyW+vdqi12q2ztuLti/91J7k/VRexO3XfN95oJkNrp3HKytX6orjo5BqruYL6RpsM5x9TLnxF9eVNFmVgwmLOVOMlsrhPXQMV+mdaqtiW72VPmMxfb53QenEwzwp4Xn5lB93MRkzoWdWHVMuzTMTThnAeLfZ3Tfts82ziuzLnsC+eje+zzbjoKr8w5Ga6MDwwDABh/gqA8AkOoudlQnrUI2DdproPmOXsds1cnchLN+aro3t8Wo/2K0hanh0DSo1d6xSomt+QDj7asXr8HwjO4JpQSAUqJSqqoUZghRFEilqSyrVCYqwKRy6+yFl79x4blV3T9f/cXhr4UPfPXz5+69ceUDgDSZvHC+5s/PP/2HVw6u6vn5Hb2HC848e++NYL3eL1OMILrnpp81qwhndtHq3HCVVr3sq65psxYuYSrinrLd3PiXjsbADnvnwd+FeEX33NDNzOFwVy8jYksE3MCW7M47CNeU7d7DNpPWJcfc0ZsXFd8WitJQwxNfPDF82v6n5XO0y8CwfNOg9fpitKVYYqOk/r3WNWZ/bV1F4+3MFcWGXf17TeOPt6+WWoodTYvLf7XmxAavIW54amb6AVGVENdDvu6JB5S2jTVdwn+5FUzNNNfyl/PzdDL7Zi6TbTKHm0qBHQWWmxXZYfmsdM/sj1ZRxboXnmf3Os/SFXfUwOHT+l2mvT4w3zjT9l+MtvDtgbCa6Uty8QFbJ9nXqe5iqcUM8C9GW1Yzr0W6t98QNA3y9l9YxNG9BqUAhFIghAAlCtC0SmmayoqSBiVKZ0Jjfce7qreHfvavrhy66+LP77hy4Cu9z9555dUHIXF24toH59745pn9X+urvDN8sKCv8o4LlQXBfyyWb0VkVXHfpj13z8/IYatqgirOKqy8mqmvbncD5ny2thpmu6SdobS9TP4SzSqZw41WL1QMp3XnjY5bgO+YHZfVvfM2xRBZBmuM1ur5eivMB3CGJ9aVxtZ+cF5CVr1nPA4A7DUw3i6WONckeBduhH527FGn+QFznpnvy1KbSz0UzhXs1L09Whd8xH9HVjPDf+NMRDIH3bPLm4fvUk4WurfnA5lQJovz7F7n7SgDtXoW0QrzAez1waFavTrZKgmjWm/du39qv4+0lnTVvT2CcQYiC4eX7gGoHt5TSmiSUpkQSMuEqmTg99Wnq9b/7vl/e27/PdLBVb2VBVcqC67tv+uL/fdefn3zhSNbzlT+666DBRefL7h8cJW0/0vSoXtOP/vlyL88BypNO8baZBDl7vloyK0x0DEuibZ9FW1mdWSvH9s8U5bubdeqtSd8FbdviN1Vq1rPWfeOlsm6Wlx1z6SPXJo3RzLH3hhod9CeGXwrX++40jiZcjXe5erSMOu6vdKbK2rhGPenbcthcEey1doN5kpjyUb31km2zrZ7PRTMK5C97q1qZs2s4JzDcmF179LFIAvd29MvHskc5zKe1ZXDtbMAXx+Y5AyXk5mr7h1SNjfnyN2zTYuL7rmoZXEfOHlH95QAAaCEEBVmKJGJShVFBZVcev9Hnz1d0Hv4rvChu64cLLhw+M7w86s6f3r3lfq9g/4fnKko6K8sCB+6s6fyy5cPfDV86O7O/fd8/sYWMtND0qqseIx376y43tGTE021unD7qiuqwmwddbveRBVdvzxc3L1Aup+v6D7D9cPNrqX5pay6xq1D0WitM5MzbGROF1j34lvdzLo3r6X+veLcaFa6Nz4ShvliuPmW56j7bLpvrRzdZxXdKwOVgkpo3GXadS9s4HNF92addNvPBSNDModqCR0ChCpAVELktDpOqXzl5A/PPXdH7+FVlw/d1Xdwdc/z9wSf/tKZV3bK48HBf3km+Nzd4UN3XD74lZ7D91ytvOfi0wVnfrlhJhZIqjKRk6qadt+mUPfWJFDZdGtp27enqrrCvP8tq66x5OsVIDsrur+8qKJNlP0QFDVvyRzP3P286Z5708reepTp2i3HM5njnk/PNpkjysNkp3ttT1wDqOx0ry3GLZBFPTQrwFx07/ot5Fwyh5si9DaSOdnl7r265fD1wa1fzdIlc+wlNA3W7R13C0QWDk/da7YHSiglVKFUVYmcJglKp8Inf3D+mYLwoa/1Vt4d2r8q8NxXu9/6VioWBIhe++3+z5/5Wvj5L/UevrO7suDMM3dcqnkkPXQmBTCpUEpShMxC933VewpZWRdlVio/T6xtHkH2ARf7kfvDWPfeDnN7VJtR98Z2XXrmmAvNSffMtWdtnReHi8tM3QuuNP5RrXmdOK66rB/VWpfBWKVkFWhFQ85mQNQwNA3y/Xk4stS9IEUjrofMly56Hg4A2epen01esr/vqvvsIqHMurc/qi03E4ysi9k6b5035ukX31Mgy/OcTc8cS/dctxxwfvts7RqrlMTxB3u7ab/1tBXo8aiW6ZBzMdpircVUY75zmlmIs7fYQuOteyCUarpXaRpIihBIK2lQxy43P3HmJwXdT33598/+4dmX7+/veEFJRlUVKI1e/u2TgZ8UdD9bcGb/Vz//xwcinzyjTl+WKZ1SKaUEKFDq8QOuTD+zYqer9UlCpdq6lwhuM81+Zhmi+8zdh0UdMeH2dS9eZR50L7X5/OYZNrfIhWaOx7wama40946YfDm30xGzrjjaf9FN98Zirg9s7WSre2ET6KyHPn+bswujtSTTETOz7oF9HlNW7e/LpHt+Ky79hrPRPXdoFVVhu+6BnfDZN6eOmK7n2cJN9+ZDI76zAIjqg9URs27v+NjFjNlFvQLbewzPuSMmME+eiqNjjryNPd5fFLwf1QIlRHM+JWlKUpRAUlUJVXo7as++sedq2/+62V2j3joPCpHTkJRVSlL9ncfPvv6tqyf/Ntr1thK/BgRoCtSZFFHShBDjjmF5sCSjCzBdRd36m+YUbvmWWbBQ/RNy9LdXC4+vYu6/5lsKlludv32W5vdZGaJ7SqneM4eolMiU0DSl0wQUdQLIIMAYAFAZlDSZJqkknSKKTKcA5KQ2yrFC1LScktUZQqZUZSqbgRlyA+MmYwmqndRWXcH0Hcrm6fTSkou6H6uUBNFWnuD244ncZdnV+dvACPkXP7SHjNE9giAIsjJA3SMIguQFqHsEQZC8AHWPIAiSF6DuEQRB8gLUPYIgSF6wfHXvOmPU0nLbv56YzahJomHc55nFHaAVQZCFA3U/z3jonvnI40cWs9C9OeaG9btT+5wMLghGmnTpCMzo3r6VJeo7jCDI3EDdzzPZRffzoXtmDCb7z5RmHfW7T6nD634xx+ZGEGR+yTndW4N9c79otYYQme1EaEwJFeaoJvrIxsIp39hBdbx2QDyamKZ741edXPxrDtXEhMlOyRq6tyvbPvYeO5yeU8Tmp+aeuAf+qe5ix4CU5rA22ei+abBu77jwkBEEyR1yTPfiCezZqabMUZlcJ0KzjRTIFsLPByKaRJC9aWB+jM6NZe95VzFWKbUUs0kbS3/WyHzZRfecXp2zqXlOzidUs32cYWOvuOw8O6qf5v1sdL+am1YwH4cuQJCcJ/d07xjl0WWcMvepEmyj14qmUHCbitY2LrxpefGEViIE9jS8PFvde4zHzRQF4BAxN2iw246Zu+cYOdZelGvunmkVPIb2RhAkN8gx3YsmN3AZDdV9IjTbxG+imXp43XOT8tjmjeNuDrIYMc0hO2sEsVnrnps0h5Wy7b8OEWehdaN8W8DuPjtPpmSO+T/UPYLkJjmnew125oRZ6148CnyWuveM4sM1ZUXeE7rOr+6NVTwnQgNOxMKSnVrX13I0DKh7BFmx5KjuAazZGGadzBHn1rPSfRYD3GeYqnQ+kznG6v1c6sYe2kOGLL84Ze/We8c7mYO6R5DlS47pnp+ylXk6yjyq3SfSOv+Mt5CZRk445beb7l0eCzMLZJrfSuugwj6qNRXJJtzdOzXaOmJqE+XwU0Q5cjVOR1vCFWvd/YHqxWiL+VHTYEsx6h5BVgi5pfs2n991OkCzH2S15K17YFPwu2vawrPSPZf9L/dJfWGAsL/NZ77JTSg6t46YAGZnR+fc3I5+97xMhdMZO0Rs9ghipnBjO2KaXS2Fv5maU0dM2xkQLYcgyFKSW7pHnNgTNTikAYIgcwJ1n7MYUyFbfrf/0gpBECR7UPcIgiB5AeoeQRAkL0DdIwiC5AWoewRBkLwAdY8gCJIXoO4RBEHyAtQ9giBIXoC6RxAEyQtQ9wiCIHlBjul+ph6Cj2f6e3Gp9xJBEGT5kVO678jC9Y9D8HG4UO9SQqS5pv5F4682mFi4fY0FW5u9R0pm6PG3BuLsG5HmxlBs1ttkjs4fmfXai00i0FhvO0U9fut7YV/biYdqZ3F+xBtqliAWbF3QOoAgy4tc0r0ttJc67AtIGQN8VqMCC8wji677SHONVcgyEFk8VNvYylubPeq5NXju2+Lav3ktHEFWCjmse+vvCZgBgNnq3rRApLkxFJM6XtR1mQg06jGy4etIc2Mo4Nfe7OgxF2CK6vHzdwxSh3EP0dEDAACxYCtfJkA8VGusIta9UYi2ihaQWuvywuI+ZTH3xFxe6qgNRuyHYFtM6rBaC+N1j781ELR2yTgiZs+NQox1bSeWIxZsbZYSgUbzI+u0W7unF2XdtVjfiKbveKjWH4kFW7XzbJ5kx81NItCofxHAtsRSh3nS3NdFkHwh53U/FAEAGKoHuA3dMxd5j5+xle6pSLMhmliw1ZSXGUHHgq3G6tYdAxfdW/aMNOsNgPmCK9PaT2uXDCcyIarj1oHTmUU8VMtuRVud8a9xCMzqUigQd9O9sUvxUK3pdLPhsXbPlDh3YnmMLbIbcovu45GeuHlajLPn3BNmlVgwZDsbzBljD7bD9L7Z8jmaXgTJF3Jb97rrn9D9PsdkjmVee3ugy4hVD5MWiIeaba5kFmCN3ON3hJac5tgg19iNGqZMfWFzMafcxdkJvlUQGdbYW7vj3KL7OF+U9tofigHEgh1smG9E5aJGCACkDqMZcEvgiI/I2AdG99wX6rI55ki5b9DQPSoeQSCndW+5/vFZ6J55VMvmagQ2Bz7bY5Zg171NTPp/+XDS2qiWoLCF5xly9+ZeaRq1Z6LBzXS2YvX/inRv7KSxfAbdsw2YrnszncWkRFxT5HxRoi/C9toq2aF7W1KeSaAJT5HtrqtZcj17CJJv5Krutee0uuuz74spFJB7UOmM7gW6n110z5eskWV0r+9ej+ghsDB3n310b9+T2euei+7NoxDrnmt0mXS5+Itgt2tsxU33ZvkCfceCrbXBCPdlYXSPIAy5pHuuI+YTILm53rMjZgbdu+TuvXSfVe7eTGHHpEiMKzzr3L2xe8InnxAP1fI9c5ol19y9Q/eJQNB8dGE8J9APORForM9G91xeRYr0uJ5tW1MHXEY+g+6ZpwIC3UcCerEeTzL4ZwnC3H0QO+0geUpO6d4jnOf/XCO1zLp365njoXtw9swBs+ONvWfOi40d+oPHTD1zepydeYATk+DomHg5Fuf7CHE9c3jdxyMBf6tt/40jag0Es4ru+W21BiT3s+1orownxhmTOa21HrqXIs3+esEZs3B0vRX1zKn1h3ow0kfykhzTfd6zDDrUIwiyPEHd5wp6+Im/D0IQZGFA3SMIguQFqHsEQZC8AHWPIAiSF6DuEQRB8gLUPYIgSF6AukcQBMkLUPcIgiB5AeoeQRAkL0DdIwiC5AWoeyQHSQ9JUlCKzyz1fiDISiLHdT8lXZIuRNNLvRvI4pKKX7gkBS8NDKWWek8QZAWRw7ofHwlekoKX8i3Ks7dw8UFJPw/c38gKHtVxJjqgHSa29Agyj+So7jnH5ZHu00OSftTSuPbOlCRwvZcK9VM3OLWIuz2/WCchn756BFlwcocaCoIAAAHNSURBVFD3DsHlzTVvRrVs/O4S3bvoPhWXoumZ6MBy071rq5YnNzQIsgjkmO7NBI7b3wpWv56wZv6EyjZOkUeiY7npngnn8/bbR5CFJ6d0n02IxyY6VhLiYxc4fQXqHrIzPkb3CHJb5JTus4ju9b+V12dD7DtBw7YydQ8AovubldzAI8hik2O6B/DO3VuJ7OWosywwDlDQnvGZfa/zsFx173KM2D8HQeaFHNQ9gFfPHKMxWKFpXA/di5/Zis7DstW9S0pnhX7XCLLI5KjuAdz63ZtGWJmZXA/di2woPgnLVfdsMkcakayDXXm5OwRZAnJY9wDiX9WOj6zgG/wM3S757LZbRnuZ6t48dvPLtXI7y/BwECTXyHHd5x1uujdvcVawAWeiA4JAPhW/sHJbdwRZTFD3OYZL7xT7sAqYzkYQZJag7hEEQfIC1D2CIEhegLpHEATJC1D3CIIgeQHqHkEQJC9A3SMIguQFqHsEQZC8AHWPIAiSF6DuEQRB8gLUPYIgSF6AukcQBMkLUPcIgiB5AeoeQRAkL0DdIwiC5AWoewRBkLwAdY8gCJIXoO4RBEHyAtQ9giBIXoC6RxAEyQtQ9wiCIHkB6h5BECQv+P8CpkS6ip6swQAAAABJRU5ErkJggg==" alt="">
Warning <a href="https://www.consumer.vic.gov.au/housing-and-accommodation/buying-and-selling-property/buying-property/high-risk-property-investments" target="_blank">against property spruikers in the same link</a>, rent to buy schemes are targeted. It notes that this variation of vendor sales targets lower income earners, or “prospective property buyers unable to obtain mainstream finance”.
It warns that buyers have limited legal rights if the arrangement goes wrong.
Under a rent-to-buy scheme, the buyer enters into a rental agreement with the vendor where they are charged high rent (well above market rate). At the end of the rental period they may buy the property but ownership of the property does not pass to the buyer until they exercise the ‘option to purchase’ after the rental period has expired.
Those who clicked on their promoted tweets would have seen the following:
The risks for buyers
<ul>
<li>Rent-to-buy contracts are high-risk schemes for buyers because the title of the property is not transferred to them until they have purchased the property outright. 
</li>
<li>You will likely be paying significantly above market rate rent and will not have any equity in the property until the full purchase price is paid. 
</li>
<li>The rental period may last several years and, if your circumstances change, you may be unable to complete the payments. Therefore, if you pay almost the full purchase price but do not complete the payments, you won’t get your money back and will not have any claim over the property. 
</li>
<li>Even if you complete the rental payments, you may still not obtain a home loan and lose not only the property, but also all of money you have spent. 
</li>
<li>Be aware that if you use your first home buyers grant to buy a property, you will lose the right to apply it to any future property transactions. 
</li>
<li>Some rent-to-buy contracts may indicate that you will lose all payments made and have no claim over the property, if you fail to make even a single payment on time. 
</li>
<li>In addition to rent payments and an option fee (for the option of purchasing), some contracts generally require you to pay for repairs and maintenance, council rates, insurance and other outgoings. 
</li>
<li>Potential buyers should be aware that these costs may be substantial, particularly with an older or run down property. 
</li>
<li>If the vendor has a mortgage over the property and fails to keep up their own repayments, their lender may have the right to repossess the property.</li>
</ul>
Source: Consumer Affairs Victoria
Vendors must be aware that they must:
<ul>
<li>Abide by the rent-to-buy contract and be unable to sell the property to the another buyer (perhaps offering a higher price) while the contract is in force, even if you need to liquidate your assets due to a change in circumstances. 
</li>
<li>Be effectively locked into a long-term settlement period where the purchase price is fixed and you will lose any right to future capital growth if the property’s value increases over that time. 
</li>
<li>Remain legally responsible for the property until the buyer makes the final payment and the property title is transferred.</li>
</ul>
Source: Consumer Affairs Victoria
They also warn that if you are using the rent to cover the mortgage then you will be left vulnerable if the buyer fails to pay, and the renters may choose not to buy the property mid-way through the rent to buy process.
As an example of what can happen, on one instance in 2011, <a href="/expert-insights/investing/tenants-sell-landlords-pool-in-rent-to-buy-swindle">tenants sold a vendor’s pool in a rent to buy swindle</a>.
Western Australia’s Consumer Protection has been particularly bullish against rent to buy schemes. For one company, the Supreme Court ruled that one operator was illegally functioning as the owners were not licensed estate agents and also misled those who signed up – this was <a href="/news/wa-rent-to-buy-scheme-ruled-deceptive-and-illegal-with-other-similar-schemes-facing-investigation">in the case of No Loan Home Pty Ltd in June 2012</a>.
In another publicised situation, a WA rent to buy property scheme saw <a href="/news/wa-consumer-protection-targets-rent-to-buy-property-scheme-that-took-david-beckham-jersey-in-lieu-of-deposit">vendors taking a signed David Beckham jersey and a Franklin Mint Edition Monopoly Board in lieu of a deposit</a>.
Property Observer followed what caused a young brother-and-sister duo to be led <a href="/expert-insights/investing/from-seminar-to-success-story-to-getting-fined-in-the-supreme-court-of-western-australia-how-it-happened">from a rent to buy seminar to being fined in the Supreme Court of Western Australia for their property dealings</a>.
</body></html>

Consumer Affairs Victoria taking charge against “high-risk” rent to buy schemes

Harry Triguboff says Gold Coast apartments require “best views and best position”

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

Joel Robinson

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."

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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.

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<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.

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La Vera closes in on completion as Macquarie Park continues residential transformation

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

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The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

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<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

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Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

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Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

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Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Ceerose Founder Edward Doueihi told Apartments.com.au the developer’s long-standing presence in Leichhardt and the Inner West had given it a strong understanding of how the area has evolved and where its future opportunities lie.

“Ceerose has had a long-standing presence in Leichhardt and the Inner West, giving us a unique understanding of the area’s evolution and future potential,” Doueihi said.

“Having delivered projects throughout the region, we have witnessed the suburb’s transformation first-hand and understand the opportunities for its continued growth.”

Doueihi said that understanding also informed the planning process, with a comprehensive Stakeholder Engagement Outcomes Report prepared before the application was lodged.

The report identified the key issues and concerns raised by neighbouring residents and other stakeholders, allowing those matters to be considered and incorporated into the design where appropriate.

He said the delivery of additional housing would also play an important role in supporting the revitalisation of Norton Street and the Italian Forum.

“By increasing the local residential population, the development is expected to strengthen demand for local businesses, encourage further investment, and help restore the vibrancy that made the precinct a thriving destination in the early 2000s.”

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Doueihi founded Ceerose in 1998 and has grown the business to become one of Sydney's more active apartment developers in recent years, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

Jennifer Duke

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