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Serra Property Group are offering a free scooter with their one-bedroom apartments. The <a href="https://38highst.com.au/" target="_blank">38 High Street</a> Toowong, Queensland development (pictured above) does not come with car parks.
Bruce Goddard, marketing the properties through Place Projects, notes that buyers don’t need a car.
“There are a multitude of public transport options, with a bus stop just 10 metres away, the Toowong train station 50-metres away and the CityCat located 500 metres away, and being an inner city suburb, situated only a few kilometres from the CBD, it’s very easy to get around,” said Goddard.
The scooters provide an “added convenience” he said, with the developer only recently introducing the incentive. He noted it had been well received so far.
“You don’t need a motorbike licence to operate the scooter, only a car licence, so it appeals to most people, and we’re throwing in not only the scooter, but also a year’s registration and a helmet,” he said.
The remaining property includes half of the scooter-eligible one-bedroom apartments, and half two-bedroom apartments. They range from 51 square metres to 87 square metres and are priced from $378,000 to $795,000.
This isn’t the first time a developer has thought up the scooter enticement.
In a South Yarra development from Spec Property Group, <a href="/news/vic/vespa-offer-to-entice-buyers-to-south-yarra-one-bedroom-apartments">buyers were being offered a Vespa on the one-bedroom apartments</a>. Up to 20 were on offer, however these apartments – without car spaces – did come with scooter spaces.
Those one-bedroom apartments ranged from $339,000 to $445,000, between 39 square metres and 45 square metres.
Notably, Vespas are worth from $4,000 to $9,500, depending on the model.
The Vespa incentive first appeared in Jacksonville Florida, with buyers at the Chelsea Lofts being able to choose between receiving a Vespa, having their homeowner association fees paid for a year or getting a plasma TV.
Another popular buying incentive, this time offered on established properties, was in the form of food. Or, more specifically, ice cream.
A year’s supply was on offer for the <a href="/news/an-ice-cream-auction-incentive-to-entice-prospective-buyers">buyer of a newly renovated Albert Park house</a>.
This same technique was used <a href="/news/nsw/ice-cream-giveaway-with-camperdown-cottage-offering">six months earlier for the sale of a Camperdown cottage</a>.
Here are some examples of incentives previously offered by developers, from <a href="/expert-insights/building/from-10-000-to-50-000-residential-developers-tempt-buyers-with-incentives">covering your mortgage repayments to doubling your deposit</a>.
Developers have also been known to offer <a href="/expert-insights/building/new-cars-10-000-cheques-and-free-home-size-upgrades-six-spring-incentives-from-house-and-land-developers-and-builders">anything from cars, to providing you the property without a deposit</a>.
Property Observer readers were previously of the opinion that offerings in the form of incentives, such as <a href="/news/frequent-flyer-points-might-be-a-gimmick-but-will-off-the-plan-buyers-be-attracted-by-the-incentives">the trend of providing frequent flyer points based on the value of the purchase</a>, would indeed entice buyers. Of those who were polled, 71.4% said 'Yes', buyers would be tempted.
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jduke-EHk3XBmHkn

Developer offers free scooter, but no car park, to encourage off the plan apartment sale

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First home buyer grants aren't available for every first time buyer and there are many hoops that need to be jumped through. One of these hoops is buying a property that fits under a certain dollar value threshold.
Here are those cut off points across the country.
For more information as to which properties are eligible for a grant (the majority of offered grants are now for new builds only) you can <a href="/expert-insights/buying/the-national-guide-to-first-home-buyer-grants">see our state-by-state round up here</a>.
For those who aren't first time buyers, here are <a href="/expert-insights/investing/grants-for-non-first-time-buyers-a-state-by-state-guide">the other grants on offer around the country</a>.
AUSTRALIAN CAPITAL TERRITORY
Total value of eligible properties (home and land): $750,000 cap
Has applied since 1 September 2013.
Note: The new Over 60s Home Bonus Scheme has a cap of $764,999
NEW SOUTH WALES
At present, the cap for homes is $650,000.
For land, the cap is $450,000.
However, pre-budget announcements have <a href="/expert-insights/building/nsw-first-home-buyers-can-buy-up-to-750-000-under-extended-fhog">confirmed that this will now be increased to $750,000</a>.
NORTHERN TERRITORY
$600,000​ (established homes only)
QUEENSLAND
$750,000
SOUTH AUSTRALIA
$575,000
Note: The housing construction grant has a $450,000 cap.
TASMANIA
No limit.
VICTORIA
$750,000
WESTERN AUSTRALIA
$750,000
Or, if the home is north of the 26th parallel, then $1,000,000 or less.
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First home buyer price thresholds: The cut offs you need to know

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Madrid and Dublin have been heralded as 2013’s standout recovery markets in Knight Frank’s European Cities Review that looks at luxury markets and “Tier-2” cities across Europe.
Below, is how much space €1 millions will buy you.
<img src="/images/2014/06/11/kf%20june%2011%20one.png" alt="">
Source: Knight Frank Residential Research
Here are the nationalities purchasing in these cities:
<img src="/images/2014/06/11/kf-june-11-two.jpg" alt="">
Source: Knight Frank Residential Research
Head of international research at Knight Frank, Kate Everett-Allen, said that even among the first tier cities in Europe, there is considerable disparity.
With luxury prices in Paris oscillating around €12,000 to €15,000 per square metre, property here is looking good value, especially when compared to London or Monaco where prime prices are closer to €30,000 or €55,000 per square metre respectively – even taking President Hollande’s tax ruminations into consideration,” Allen explained.
“As economic indicators improve, the safe haven effect may not be uppermost in luxury buyers’ minds. Instead, lifestyle, proximity to schools or universities and security considerations may be increasingly influential.”
The performance of prime property, in fact, is influenced by the pattern of capital flows and the priorities of the world’s wealthy, she said.
Below are some examples of the reasoning across Europe (click to open in new window).
<a href="/images/2014/06/11/Infographic_Europe%20in%20numbers.jpg" target="_blank"><img src="/images/2014/06/11/Infographic_Europe%20in%20numbers.jpg" alt=""></a>
Source: Knight Frank Residential Research, Oxford Economics.
Nicholas Holt, Knight Frank head of research for Asia Pacific, said that the critical question is whether prevailing wealth flows will alter now the worst of the Eurozone crisis is over.
 “As economic indicators improve, the safe haven effect may not be uppermost in luxury buyers’ minds.  Instead, lifestyle, proximity to schools or universities and security considerations may be increasingly influential,” said Holt.
“Although wealth creation is forecast to be strongest in emerging markets in Asia and Latin America, the appeal of Europe’s luxury bricks and mortar will – due to its history, diverse cultures, architecture and climate – mean it will remain the location of choice for the world’s wealthy.”
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The overseas luxury market: What €1 million buys and who is buying where

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Heading to tribunal, or VCAT in Victoria, can unsurprisingly fill tenants, property managers and landlords with dread.

VCAT deputy president, head of review and regulation Heather Lambrick said that the best way, truly, to win at VCAT is not to come in the first place.

"Every case that comes before VCAT has a losing party. Everybody comes in the door thinking that they're going to win the case, that they're going to walk out victorious [and] that they're going to be really happy with the outcome ... Sadly, that's not the case," said Lambrick at a recent Taking it to VCAT information session at the William Cooper Justice Centre.

In fact, settlements are the best way to sort out an issue. Talk to the other side, don't keep secrets and try to resolve the issues prior to taking it to tribunal. Hear are <a href="/expert-insights/buying/four-investor-tips-to-keep-you-out-of-tribunal">four tips for keeping you out of tribunal in the first place</a>.

[smartcode_project:default project_id=27638]

If, however, you do end up at tribunal, then she notes there's one thing that lets people down: a lack of preparation.

You might not need legal representation, in fact she notes that many have represented themselves and have won at tribunal, however you must prepare adequately. If the concept of some of the preparation explains below fills you with dread, then it might be time to seek some preliminary assistance.

While some are well-placed to handle their own case, due to their intimate knowledge with it, of course some can't see the woods for the trees. Best to identify which camp you are in early.

"If you haven't prepared your case don't expect to win," she explained.

"You may not be a lawyer, but you're expected to prepare. They can only judge based on what is presented."

So how do you effectively prepare for VCAT?

Here are some fundamental tips.

Understand what it is that you are going to VCAT for.

Answer to yourself the following questions:

<ul>
<li>Why am I coming? 
	 </li>
	<li>Why am I making the application in the first place? 
	 </li>
	<li>What am I hoping to achieve?</li>
</ul>
If you don't really know what it is your hoping to achieve "you're not going to be able to persuade me that I should give you what you're hoping to achieve," she explains.

You need to have the idea clear in your mind and then prepare to get from A, where you are now, to B, what you want to achieve.

[smartcode_project:default project_id=24432]

<hr class="system-pagebreak">
Know the relevant law

Lambrick notes that while some believe the tribunal members "make it up as they go along", the truth is that VCAT is a creature of statute. Meaning, for every action they take there is a piece of legislation behind it.

You aren't expected to be a lawyer, or "know every case in the history of the universe". However, you are certainly expected to know the legislation that covers you dispute and, preferably, which section of the legislation specifically.

If there isn't a piece of legislation to cover your dispute, then it's not an issue VCAT can assist with.

Isolate the issues

The majority of parties, surprisingly, agree on the majority of things about the case. For instance, the nature of the relationship, when a lease began, and similar details are often not in dispute.

Find out what it is you're really arguing.

"Don't spend a lot of time preparing what everyone agrees on - that's just background information," she explains.

Get the documents to prove your issues

You now have the issues on hand, about which you believe you are correct. The next step is proving it, perhaps with tools, photogrpahs, documents or a person who needs to give evidence. Decide which documents you need, and start to collect them.

Anticipate the other side of the argument

You've now decided on what your issues are and how you will prove your case.

However, she warns, "Cases aren't won on their strengths, they're lost on their weaknesses". Be aware of these weaknesses by preparing for the counter argument.

One way to get this done is to write yourself some lists.

Grab a piece of paper and put a line down the middle. She then recommends putting the 'pros' for your case and the 'cons' on the other side.

On the other piece of paper, you need to write down the evidence you have on your side. Consider the evidence they might also have, and see how it stacks up.

Everything you're planning to say at tribunal needs to be prepared for.

[smartcode_project:default project_id=93128]

Ensure you have everything with you

Bring your documents, and all your information in order.

Don't forget a pen and paper - it sounds silly, but it's crucial to bring these with you for noting down important points as they arise.

As this isn't an American TV show court, she laughs, there isn't the opportunity to say 'objection' at every turn. If the counter argument brings up a point you disagree with - write it down and wait your turn.

Ask for help if you need it

"If you're self-represented, we're here to help. We want the best possible case from each side," she explains.

If you don't know when you're supposed to talk, don't hesitate to ask and clarify.

Watch other cases

Sit in on a couple of tribunal cases - you'll find that it may help steady your nerves, she said, noting that it's not uncommon for first timers to be nervous coming to tribunal.

You'll quick learn some of the common customs.

For instance, she notes that the vast majority of hearings are held in rooms that are not as formal as you might expect. However, when the tribunal member comes into the room, the common courtesy is for everyone to stand.

The usual way to address the tribunal member is also "Sir" or "Madam".

You will also learn some lessons for future reference. Here's a<a href="/news/landlords-must-be-aware-of-the-implied-tenancy-agreement-lessons-from-tribunal"> lesson from a previous Tribunal case</a>.

Stay calm and be polite

Throughout the process you may be encouraged to negotiate with the other side, and if you've been rude due to being nervous then you may limit your chances of a more favourable outcome.

For more tips on winning at VCAT, you can <a href="/news/vic/property-management-tips-for-winning-at-vcat">read a property management perspective here</a>.
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How to win your case at tribunal: VCAT deputy president

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Australia's skyline is changing, with residential and mixed-use (including residential) highrises being built at a significant rate. While in some cities this is more prominent than others, some records are being broken and others are being tiptoed around.
Here are the current tallest towers that include some aspect of residential, and those set to take their titles, across Australia.
ACT
In Belconnen, Geocon’s 88 metre tall <a href="https://geocon.com.au/property/847-belconnen/%20" target="_blank">Wayfarer Apartments</a> (pictured below), a new 27-storey offering, hit the market earlier this year.
<img src="/images/2014/06/10/wayfarer%20jun%2010%20one.jpg" alt="">
Bringing 235 apartments to the market, it was revised down in height in 2013 after community concern. The new development will be located at 120 Eastern Valley Way.
It has over 150 apartments sold, with two-bedrooms and study/media room properties from $564,900, and three-bedroom apartments from $569,900.
Completion is due in late-2016.
It will take the title from nearby Sentinel Apartments, a 62 metre 2013-built offering of 20 storeys. Also in Belconnen, it is a creation of developer Morris Property Group and finished late last year.
NEW SOUTH WALES
Today, a $25 million state of the art creative hub – which is said to feature dance, theatre, music, film and visual arts facilities – has been launched on Bathurst Street. According to official information, the building is “set to be” the tallest residential tower on the street, called Greenland Centre. As reported yesterday, an offshore buyer is looking to <a href="/news/offshore-25-million-greenland-centre-sydney-penthouse-sale-prospect">snap up and combine three of the upper-level penthouses for $25 million</a>.
<img src="/images/2014/06/10/greenland_0003_Greenland%20creative%20hub%20windows.jpg.jpg" alt="">
The soon-to-be-built 115 Bathurst Street is set to be the tallest tower on the skyline, with Kannfinch explaining that it is a 4,000 square metre site with a retail and commercial podium. It will offer 70 residential levels, or 420 apartments, and will integrate with 339 Pitt Street.
Kannfinch, on behalf of Brookfield, organised the stage one development approval.
Pedestrian laneways have been introduced at ground level.
<img src="/images/2014/06/10/greenland_0002_Greenland%20creative%20hub%20exterior.jpg.jpg" alt="">
The building will sit at 240 metres in height, and will be “Australia’s most slender tower”.
It just about takes the title from <a href="/expert-insights/building/brookfield-secure-approval-for-slimline-sydney-tower-development-to-be-city-s-tallest-residential-high-rise">Meriton’s 230 metre tall 2004-built World Towe</a>r.
Western Sydney will also soon see themselves with a new tallest structure – <a href="/news/the-tallest-residential-tower-in-western-sydney-one-australia-avenue">One Australia Avenue</a> (pictured below)– at 30 storeys high or 106 metres tall. It will include 300 apartments and expects mid-2015 completion.
<img src="/images/stories/2013/01/oneaust2.jpg" alt="oneaust2">
<img src="/images/stories/2013/01/oneaust.jpg" alt="oneaust">
And Parramatta is also eyeing up the trend, with developers vying for the title for some time. In April, Property Observer noted that a new development application for the <a href="/expert-insights/buying/development-application-submitted-for-one-of-parramattas-tallest-towers">$250 million Riverside Tower at 53 levels</a> (pictured below) may surpass V by Crown, which currently holds the tallest title.
<img src="/images/2014/04/10/parramatta-april-10-one.jpg" alt="Development application submitted for one of Parramatta's tallest towers">
Article continues on next page. Please click below. 
<hr class="system-pagebreak">
QUEENSLAND
In Brisbane, a 90-storey CBD tower (pictured below) has been approved by the council with <a href="/expert-insights/investing/brisbane-tower-set-to-be-third-tallest-in-australia-and-loom-over-harry-triguboff-s-soleil">expectations for completion next year</a>.
<img src="/images/stories/flexicontent/l_111.jpg" alt="Brisbane tower set to be third tallest in Australia and loom over Harry Triguboff’s Soleil">
Billbergia is behind the 274 metre tower, and it will be 31 metres above Meriton’s Soleil tower.
With two towers, the larger will be a mix of commercial and residential, including a 380-room five-star hotel, and 800 apartments.
<img src="/images/stories/111inside.jpg">
However, the top title is still with 322.5 metre tall Q1 on the Gold Coast (pictured below). It remains notable for a $9 million apartment sale, which was resold at a later date for $7.7 million.
<img src="/images/stories/flexicontent/l_q12.jpg" alt="The taller they are, the harder they fall: Q1 prices falling steeply from boom-time Surfers Paradise highs">
VICTORIA
The 297 metre Eureka tower in Southbank (pictured below), built in 2006, remains unsurpassed. The 91 storey building pushed 120 Collins Street off the list at the time of creation.
<img src="/images/2014/06/10/eureka%20june%2010.jpg" alt="">
At present, there remain no contenders looking to take the crown.
WESTERN AUSTRALIA
The upcoming <a href="/news/wa/finbar-announces-tallest-tower-in-western-australia-as-east-perth-abc-site-redevelopment">Concerto building, as part of Finbar’s Symphony City redevelopment</a> at 193 Adelaide Terrace in East Perth, will become the tallest building.
<img src="/images/stories/2014/03/05/east-perth-march-5-one.jpg" alt="east-perth-march-5-one">
It will include 226 apartments and 38 levels, and is expected for 2017 completion.
It now has development approval and is expected to launch mid-2014.
TASMANIA
While the tallest Tasmania building is Wrest Point Casino, it appears the tallest residential title is Empress Towers, also known as “Battery Square Apartments”. It’s 42 metres high and covers 12 floors, and was built in the 1960s.
<img src="/images/2014/06/10/battery-point-june-10-one.jpg" alt="">
Property Observer hasn’t yet heard of any taller developments planned.
SOUTH AUSTRALIA
In late-2012, plans were being created for the potential next tallest residential building in Adelaide from developer Datong.
Located on the corner of both Flinders Street and Pulteney Street, the plans were initially for a 39-storey 135 metre tall tower. Now the tower is slated to be 110 metres tall and is expected to be mixed-use, including residential apartments. The Development Assessment Commission has now approved the ‘Palumbo Building’ as it is to be called.
It was initially expected that this would become the tallest in Adelaide of any type, a title currently held by Westpac House, however it appears that it will just miss this title. At present, King William Tower at 70 metres is the tallest residential opportunity.
NORTHERN TERRITORY
The 2008-built Evolution on Gardiner (pictured below) is a 99 metre 33-floor creation from Sunbuild. It initially had 2006 stated as their completion expectation.
<img src="/images/2014/06/10/darwin-june-10-one.jpg" alt="">
At 8 Gardiner Street, prices ranged from $840,000 to $1.52 million.
While it appears some tall residential towers are under construction, none are looking to take the title from Evolution quite yet.
Other areas are slowly opening up for development, with height restrictions becoming higher in Alice Springs under 2010 changes.
What upcoming tallest-in-their-area residential creations have you heard about? Share your most and least favourites in the comments below.
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The tallest residential towers changing Australia’s city skylines

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It’s becoming a trend – well-located dumps selling for prices that would normally be achievable by trophy homes.
But, property owners shouldn’t go knocking walls in and stripping carpets from floors in an effort to get in on the action. It’s all about two things:
<ol>
<li>The buyer 
</li>
<li>The block</li>
</ol>
Property Observer notes that while the sales appear to be becoming more frequent, so-called “crazy Sydney prices” have been achieved by “dumps” for years.
For instance, in 2011 the termite-infested 58 View Street, Annandale sold for $800,000, $150,000 over reserve.
And 20 Union Street, McMahons Point, which was actually marketed by Blues Point Real Estate as “The Dump” (including on the signboard) snapped up $1,905,000 in June last year noting it was suited for builders, renovators and handymen. The 1880s terrace required a “total overhaul”.
Here are some of the most recent dumps achieving trophy home prices.
Stanmore - $923,000 sale
<img src="/images/2014/06/10/stanmore%20june%2010%20one.jpg" alt="">
This terrace home at <a href="https://www.realestate.com.au/property-house-nsw-stanmore-116950047" target="_blank">19 Durham Street, Stanmore</a> reportedly had more than 20 parties registered to bid.
The two-bedroom property saw bidding open at $600,000, according to the Inner West Courier, and sold to a builder – the majority of the interested notably came from developers and builders.
<img src="/images/2014/06/10/stanmore%20june%2010%20two.jpg" alt="">
<img src="/images/2014/06/10/stanmore%20june%2010%20three.jpg" alt="">
It hadn’t been on the market since its 1937 build and the two-bedroom, one-bathroom property was listed for auction as a deceased estate.
On 172 square metres, the agent described it as an art deco “very, very basic terrace” in “TOTAL disrepair” but on the best street. Photos show that there were holes in different surfaces as well as rubbish and dirt strewn around.
Leichhardt - $980,000 sale
<img src="/images/2014/05/26/leichhardt%20may%2026%20seven.jpg">
This property in Sydney’s inner west, in desperate need of renovation, was sold last month for just shy of $1 million, and had been empty for 20 years.
The <a href="/expert-insights/buying/rotting-leichhardt-shack-sells-for-just-shy-of-1-million">80 Edith Street house had an $800,000 opening bid, Jonathan Chancellor reported</a>, and was on 278 square metres.
<img src="/images/phocagallery/2014/05/leichhardt-may-26/liechardt_0003_leichhardt%20may%2026%20three.jpg.jpg">
It had development approval for a new home, and initial expectations were for $850,000 plus.
The rebuild is expected to net $1.6 million plus.
Redfern - $1.025 million
<img src="/images/stories/2014/02/03/red1/redfern_0000_1.jpg.jpg">
The February sale of a<a href="/news/redferns-median-house-price-hits-1-01-million-as-termites-dont-stop-debut-2014-auction-success"> “near knock-down” property at 48 Chelsea Street, Redfern came in $75,000 above reserve</a>.
The public trustee auction did require that the weatherboard timber façade would be kept under City of Sydney guidelines.
<img src="/images/stories/2014/02/03/red1/redfern_0002_3.jpg.jpg">
It was on 108 square metres and was marketed as “ripe for renovation”.
The buyer was from a family of builders.
Article continues on next page. Please click below.
<hr class="system-pagebreak">
Mona Vale - $1.8 million
<img src="/images/2014/06/10/mona%20vale%20june%2010.jpg" alt="">
Sold at auction in February, it was up for sale for the first time in 50 years, and was a timber and sandstone cottage on a 565 square metre block.
Including ocean and beach views, the advertisement noted that 93 Narrabeen Park Parade needed “substantial rejuvenation or demolition” of the two-bedroom, one-bathroom home.
Tennyson Point - $3,788,000
<img src="/images/2014/06/10/tennyson%20point%20june%2010.jpg" alt="">
Sold in September last year <a href="https://www.realestate.com.au/property-house-nsw-tennyson+point-114600047" target="_blank">27 Beach Street </a>was snapped up by a family who spends most of the year in China and are intending to live in the home, Domain noted.
The fibro cottage is on a waterfront site, and includes 1,120 square metres of land with 20 metre frontage.
Property Observer notes that the few images available suggest it is in slightly better condition than some of the other “shacks” on the market, but the 1950s home was advertised as presenting the opportunity to “modernise, further develop or rebuild and create the dream lifestyle in an amazing location (STCA).”
With “one of the largest stretches of tidal sandy beach available on the bay” the level of interest is unsurprising.
Bondi Beach – approx. $15 million
<img src="/images/2014/06/10/bondi%20june%2010%20one.jpg" alt="">
And then there’s this <a href="/news/bondi-beach-knock-down-sydney-school-architecture-mansion-fetches-around-15-million">intense late-September sale of 23 Wilga Street</a>, as reported by Property Observer.
The three-storey brick home was on the market for the first time in 53 years, and after passing in at auction sold afterwards for around $15 million, although the price and buyers remained undisclosed.
Previously, triplex apartment developers were keen, offering around the $10 million mark, however suggestions are that it was an owner occupier who finally snapped up the property.
The site was advertised as ready to “contemporise or reinvent” and includes 700 square metres of land with substantial frontage, including ocean views that “can never be built out”.
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The Sydney dumps that sold for trophy home prices

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Looking to stamp out underquoting, Property Observer followed New South Wales buyer’s agent Patrick Bright on his push to have reserve prices published one week out from an auction. However, a Victorian petition has now arrived.
A petition has been launched in Victoria looking for a similar solution – but instead asks for the reserve price to be published from day one of the auction campaign. This would require the vendor to be ready with the reserve they are comfortable with from the day of advertising.
Property Observer regularly discusses underquoting. Here are<a href="/expert-insights/buying/six-must-know-facts-about-underquoting"> six must know facts about the debate</a>.
The <a href="https://www.change.org/en-AU/petitions/the-honourable-heidi-victoria-mla-vic-government-make-it-compulsory-to-advertise-auction-reserve-prices-to-stamp-out-under-quoting%20" target="_blank">petition, from Miriam Sandkuhler</a>, John Keating, David Morrell, Christopher Koren and John Spragg, has over 100 signatures and asks for the Minister for Consumer Affairs, Premier, Opposition Leader and Shadow Minister for Consumer Affairs to take notice. It reflects the <a href="/news/online-petition-for-mandatory-reserve-price-publishing-launched">similar New South Wales petition from Bright</a>.
“Buyers in Victoria and interstate are frustrated with being misled about property prices and needlessly spending thousands of dollars on unnecessary building and pest inspections and contract reviews when attending auctions,” the Victorian petition says.
“In addition, Consumer Affairs Victoria ‘Guidelines for real estate salespeople; price advertising and underquoting’ are also frequently not adhered to across property being advertised for sale by auction.”
It noted that efforts to crack down on underquoting “have failed” and that Consumer Affairs Victoria “does not have the manpower or the skills to police the problem to the extent necessary to have a real impact in shutting down the deceptive practice.”
They want to see the reserve price published in both print and electronic marketing materials from the very start of the campaign.
Property Observer <a href="/news/should-auction-reserve-prices-be-published">poll respondents have noted that they would like to see reserve prices published</a>.
YOU MAY ALSO WANT TO READ Mark Armstrong's Underquoting: <a href="/expert-insights/investing/underquoting-the-clear-and-transparent-solution">The clear and transparent solution</a>
Room for debate: <a href="/expert-insights/investing/room-for-debate-are-melbourne-agents-underquoting">Are Melbourne agents underquoting?</a>
Letter from the editor: <a href="/news/qld/letter-from-the-editor-more-information-not-less-please-queensland">More information not less please Queensland</a>
<a href="/expert-insights/investing/legally-underquoting-how-agents-get-away-with-it">Legally underquoting? How agents get away with it: </a>Catherine Cashmore
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Consumer Affairs Victoria “does not have manpower or skills” to police underquoting: Petition

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Home buyers have distinctly different tastes, and very often different tastes to the vendor selling them their much-loved home. While differences in opinion over furniture and even window furnishings can be looked over, murals and colours remain contentious.
Murals, particularly those covering entire internal walls, are often beautiful. However, they’re also often much to do with personal choice – and your potential buyer may not appreciate the sheep you’ve painted through much of your lounge room.
Having explored the properties with murals that are currently on the market, it’s clear that there’s no consistency across the board in price range, area or artistic skill of the painter. Each case is going to be individual.
We also clearly remember<a href="/news/sa/lleyton-hewitt-s-west-lakes-mansion-in-adelaide-back-on-market-at-3-million"> Lleyton Hewitt’s mural next to his Adelaide property's pool</a> (pictured below), that divided readers and the Property Observer team.
<img src="/images/2014/06/06/west%20lake%20june%206%20one.jpg" alt="">
So what do you think – does it give the property an uplift and character, or should those looking to sell their house hit up their local hardware shop for a neutral colour shade?
This home, at <a href="https://www.realestate.com.au/property-house-qld-helensvale-116749295" target="_blank">3 Eildon Place, Helensvale</a> in Queensland (pictured below), has had a $26,000 price drop and is advertised for $439,000 negotiable. It’s a three-bedroom, two-bathroom house with a number of great features – including enviable timber flooring and a lovely kitchen.
<img src="/images/2014/06/06/helensville%20june%206.jpg" alt="">
It also features a Balinese mural in the enclosed entertaining area with a heavy focus on nature and green/blue hues (pictured below). Obviously the work of someone with much experience in painting, we don’t deny that it’s certainly exotic and might appeal to some. The rest of the house is fairly neutral.
For this reason, Property Observer thinks this home passes the mural test.
<img src="/images/2014/06/06/helensville%20june%206%20one.jpg" alt="">
Meanwhile, in Western Australia’s South Yunderup is <a href="https://www.realestate.com.au/property-house-wa-south+yunderup-116717067" target="_blank">7 Banksia Terrace</a> (pictured below), asking $1,450,000.
<img src="/images/2014/06/06/south%20yunderup%20june%206.jpg" alt="">
The four-bedroom, three-bathroom house features a “Rammed Earth Wall mural” by the Margaret River artist Lynne Tinley.
<img src="/images/2014/06/06/south%20yunderup%20june%206%20one.jpg" alt="">
We adore this. It’s subtle, fits in with the theme of the room, and has the local fame aspect that we believe will attract the $1 million plus buyers. It also doesn’t make up the focal point of the room, even though your eye is somewhat drawn to it. The house itself is actually constructed of Rammed Earth, so it ties in beautifully and has a certain Australian flavour.
Careful attention has been given to the terracotta and brown colours and shape of the piece, so we certainly don’t think that a bucket of paint is warranted.
See over page for more
<hr class="system-pagebreak">
In South Australia, <a href="https://www.realestate.com.au/property-residential+land-sa-minlaton-2502952" target="_blank">Lot 52 of Leonard Court, Minlaton</a>, is up for sale. With four double bedrooms, this holiday-style home has us torn.
Clearly a well-loved space, with a huge blue-coloured mural on the living room hall (pictured below) – courtesy of the builders who have owned the home since it was built – we can’t help but feel that the colour choice makes the central area feel a bit cold, particularly with the tiles.
<img src="/images/2014/06/06/milaton%20june%206%20one.jpg" alt="">
The mural wraps all the way around the living/dining and into the kitchen.
This New South Wales home, for $675,000 at <a href="https://www.realestate.com.au/property-house-nsw-wooloweyah-109279301" target="_blank">171 Lakes Boulevard, Wooloweyah</a> (pictured below), is another we’re just not too sure on.
<img src="/images/2014/06/06/wooloweyah%20june%206.jpg" alt="">
With not just one, but a number of murals, it can quickly become an overwhelming prospect.
The first, which hits you upon entrance is a sunset-over-a-lake mural. Another separate private entrance “features a wall length display of outback Australia including gumtrees, kookaburras &amp; kangaroos”.
<img src="/images/2014/06/06/wooloweyah%20june%206%20one.jpg" alt="">
While these might be passable, we definitely think that paint may have been needed to attend to the spa room, which has trees and other plants painted around it. The blind may have been a saving grace in breaking up the room, but it appears to be a floral-affair. We think this is a little overwhelming, although it may suit some.
Heading to South Perth is a particularly unusual mural, for the <a href="https://www.realestate.com.au/property-house-wa-south+perth-116741759" target="_blank">$2,650,000+ 33 Hampden Street</a> (pictured below) five-bedroom, three-bathroom listing.
<img src="/images/2014/06/06/south%20perth%20june%206.jpg" alt="">
Through double doors in the “large, front facing activity room” is the solution to no ocean views – paint them. You can see the bright sky and blue painted ocean, plus beach and lighthouse, through the doors.
<img src="/images/2014/06/06/south%20perth%20june%206%20one.jpg" alt="">
While it’s hard to tell from the photos, it’s actually not too garish and may actually make an attractive addition to a modern house that already has some aspects of a beachside theme.
In the one shot of the courtyard, from the side, it actually blends in very well.
Have a look at this Victorian <a href="https://www.realestateview.com.au/Real-Estate/981-bet-bet-creek-road-bet-bet-maryborough/Property-Details-buy-residential-6597535" target="_blank">981 Bet Bet Creek Road</a>, Maryborough house. The five-bedroom, two-bathroom offering is on the market for $300,000.
<img src="/images/2014/06/06/maryborough%20june%206.jpg" alt="">
We applaud the owner for having murals outside of the house – on the out buildings, with original outback murals by Daryl Boyd, who is a local artist.
<img src="/images/2014/06/06/maryborough%20june%206%20one.jpg" alt="">
<img src="/images/2014/06/06/maryborough%20june%206%20two.jpg" alt="">
These subtle, exciting pieces make the functional buildings far more interesting, and we doubt would put off a prospective buyer. We’re also thankful that the owner decided to leave the murals outside, with the internal home included stunning exposed beams, leadlight doors and a number of gorgeous features.
Then there's this modern offering, at <a href="https://www.realestate.com.au/property-apartment-vic-east+melbourne-117153267" target="_blank">11/102 Jolimont Road, East Melbourne</a> (pictured below). While we're not sure whether it's wall art from the clever home stagers, who appear to have done a fabulous job with this home, or actually painted on - we're in love with the mural-style art at the bed head. The apartment, expecting up to $800,000, really benefits from this modern addition. With a touch of whimsy, and clearly facing out onto the balcony - we can't think of many better examples of subtle murals that work so well.
<img src="/images/2014/06/06/east%20melbourne%20june%206%20one.jpg" alt="">
What do you think – should owners paint over their murals?
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Should you paint over that "artwork" before selling your home? Five examples of murals currently on the market

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The Real Estate Institute of Queensland (REIQ)’s March Quarter 2014 Queensland Market Monitor has found that a two-tier market has emerged across the state, with the residential market generally showing signs of a recovery. The mining sector, however, is seeing residential activity easing and rents easing.
REIQ CEO Anton Kardash said that the activity is significantly varied across the major local government areas.
“South East Queensland, including Toowoomba and the state’s coastal tourism centres continue to show strengthening market conditions, while the residential property markets in regional mining centres of Gladstone and Mackay have recorded easing conditions,” Kardash said.
The Residential Tenancies Authority saw median weekly rents remain steady in South East Queensland, and tourism centres, but show weaker signs in the mining regions. This has been a continued trend in these resource centres for the past year.
TIGHTENING RENTAL MARKETS
<ol>
<li>Toowoomba 
</li>
<li>Tourist Centres (e.g. Gold Coast, Sunshine Coast, Fraser Coast, Cairns)</li>
</ol>
MARKETS EXPERIENCING A SLOWDOWN
<ol>
<li>Gladstone 
</li>
<li>Mackay 
</li>
<li>Rockhampton</li>
</ol>
“Despite increased investor activity across Queensland, local agents report increased number of sales of former investment properties to owner-occupiers, reducing the overall rental pool in some areas,” he said.
December saw an easing in vacancy rates across the board, however tighter conditions have returned.
“Stronger tenant demand and sales of investor stock to owner occupiers were common theme across the State,” he said.
When looking at the house market, results were also mixed.
Greater Brisbane
<ul>
<li>Sales activity remained consistent over the December quarter. 
</li>
<li>Increased activity towards the outer regions. 
</li>
<li>Median house price down 1.1%.</li>
</ul>
Metropolitan Brisbane
<ul>
<li>Drop of 7% in preliminary house sales numbers. 
</li>
<li>Activity strong elsewhere in Brisbane statistical division.</li>
</ul>
Moreton Bay regional council area: Increase of 7% in preliminary sales numbers over March quarter (most improved sales).
Ipswich and Redland: Both recorded an increase of 6%.
Gold Coast, Sunshine Coast, Fraser Coast, Cairns (tourism centres): Saw growth in median house prices. Sunshine Coast sales numbers (preliminary) up 4% over the quarter. Over the year to march, Gold Coast up 20% on sales volumes. Cairns sales slightly down over the quarter, although up 15% year on year.
“Median house price growth across these four tourism regions has now begun trending upwards following two consecutive quarters of positive results,” said Kardash.
However, when looking at the mining centres the story is almost an exact opposite.
Gladstone and Rockhampton: Sales activity down by more than 10%.
Regional centres, including Toowoomba, Townsville and Bundaberg, saw subdued or steady sales over the quarter, however year-on-year strength. Toowoomba is up 18% over this period.
Meanwhile, units and townhouses are seeing a recovery.
Greater Brisbane council area: Strongest increase in sales activity.
“Unit sales were also strong in the tourism centres, with the Cairns unit and townhouse market recording solid buyer activity in the $250,000 to $350,000 price bracket, contributing to an increase of 15.5 per cent in the region’s median unit sale price to $212,000,” he said.
“The Fraser Coast also posted a significant increase of 22.7 per cent in its median unit and townhouse sale price with strong sales in the $350,000-plus bracket.”
The Gold Coast and Sunshine Coast were also recording a healthy level of prestige unit sales, potentially behind the median sales price growth and overall activity.
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Two-tiered Queensland market as mining towns sluggish

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Sydney’s apartment growth has been nothing short of amazing recently, and BIS Shrapnel has forecast in their Apartments in Sydney Suburbs 2014 to 2019 report that there are five local government areas expected to attract the most new high density apartment approvals over this period.
For the five years to 2018/2019, thousands of new apartments are expected per annum.
Here are the top five LGAs:
<ol>
<li>
City of Sydney Unsurprisingly, the City of Sydney tops the list with an expected 3,700 apartments per annum. The report notes that this is still, by far, Sydney’s main location for apartment development. It is under considerable occupier demand and offers “ample supply potential”. 
</li>
<li>
Parramatta LGA In what also could have been guessed by those keeping a close eye on the news, the fast growing Parramatta area is expecting a significant injection. This should see around 1,600 new apartments per annum, and will be in both the city centre and surrounds. Already, growth forecasts for this secondary CBD are significant. Increasingly, <a href="/expert-insights/buying/development-application-submitted-for-one-of-parramattas-tallest-towers">stories about the newest tallest towers are being seen for Parramatta</a>. A <a href="/expert-insights/buying/chinese-developer-taking-550-million-step-into-sydney-with-11-towers-in-parramatta">$550 million step into Parramatta is also being taken by a Chinese developer</a>, planning to bring 11 new towers, called Promenade, to the area. 
</li>
<li>
Ryde LGA A total of 1,200 apartments per annum are expected, particularly due to the Epping to Chatswood railway opening up major sites for new development. Areas have been <a href="/news/macquarie-park-village-secures-same-day-378-apartment-sales-on-initial-north-ryde-offering">opened up to high density development due to this decision already</a>. 
</li>
<li>
Auburn LGA With 1,100 apartments per annum expected, activity is expected to be focused around Wentworth Point, Olympic Park and town centres along the rail corridors through the council area. 
</li>
<li>
Ku-ring-Gai Shire And last on the list is Ku-ring-Gai expecting 900 apartments per annum. The area is apparently a consistent performer, usually attracting higher levels of development along the North Shore rail line.</li>
</ol>
For more of the findings of BIS Shrapnel's latest report, you can <a href="/expert-insights/buying/sydney-slowdown-fears-premature-15-unit-growth-tipped-over-next-two-years-bis-shrapnel">read Property Observer's summary here</a>.
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The five Sydney areas expecting to see the most high density apartments: BIS Shrapnel

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."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

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.

[smartcode_project:default project_id=135546 project_image_fid=367096]

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;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<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;

[smartcode_project:default project_id=135546 project_image_fid=363509]

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;

[smartcode_project:default project_id=135546 project_image_fid=363515]

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;

[smartcode_project_cta:default project_id=135546]

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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