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The Gold Coast’s Palm Beach Heights Estate has been named the Best Small Residential Subdivision in Queensland in the Urban Development Institute of Australia's (UDIA) 2014 Awards.
The boutique estate, set to be home to 150 families, has seen 80% of purchases come from locals, according to market agent Shaun Darcy, Ray White Robina.
“We’ve sold 83 blocks and have about five to go. We saw enormous interest from local residents and 80% of sales have been taken up local families. They did not want to change their postcode they just wanted a new home in a new estate surrounded by like-minded residents,” he said.
In total, including the 80% of local buyers, a total of 85% will be owner occupiers. The development sold at five blocks per month, hitting the market in late 2013.
The Beacon Builders development is just two kilometres from the beaches. Single blocks are priced from $300,000 to $360,000. Duplex blocks cost from $400,000 to $450,000. Townhouse sites are sold for $600,000.
“Schools, shops and restaurants are all within easy reach. This is actually really unusual - it’s known as an infill subdivision - as most new residential subdivisions are short on key infrastructure as they are developed in the outer regions of the city,” Darcy said.
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Boutique Gold Coast estate takes out UDIA residential subdivision award

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An estimated 48% of households in Australia are either uninsured or under insured, with 26% of small businesses also falling into this “no insurance” category, according to Know Risk Network.
If there is a chance you are underinsured, Know Risk Network spokesman Thomas Wills suggests that you undertake a thorough review of your insurance coverage.
“Across all areas, Australia is recognised as one of the most underinsured countries in the developed world. Recent history shows that with our exposure to natural disaster risks, this simply doesn’t make sense,” said Wills.
“If you couldn’t afford to rebuild your home or replace its contents, you need to see insurance as an important part of protecting yourself from the risks you face, which means ensuring that you have enough coverage and that it’s up to date. This is in addition to undertaking practical risk management to put you in the best position to withstand a catastrophe like a bushfire or cyclone,” he said.
Here are their five steps to consider:
<ol>
<li>Check what you’re insured for. If you’ve bought anything of value, installed a pool, shed or other addition or renovated your home, your property may have increased in value and you may need to update your policy. 
</li>
<li>Consider if building costs rise quickly in your area. Factor changes to building codes when discussing your level of cover with your broker or insurer. 
</li>
<li>Make sure you policy is current. Too many are expired when disaster strikes. 
</li>
<li>Have your insurers’ details in your phone. Many people’s claims are held up after a disaster because they don’t know who they’re insured with. 
</li>
<li>Keep a copy of your policy and evidence of your valuables off site. Not having proof of your possessions can cause major headaches.</li>
</ol>
Source: Know Risk Network
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Five ways to ensure you’re adequately insured: Know Risk Network

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With more borrowers than ever before in this latest low rate cycle opting for fixed rates, Finder.com.au’s Michelle Hutchison is suggesting that borrowers may want to seriously consider fixing their home loan.
At present, borrowers fixing their loans through the Finder website are at 36%, the highest level in the past three years – since the beginning of the falls of the cash rate in November 2011.
At the start of 2014, 25% of borrowers were fixing, compared to November 2011 when just 11% were looking to fix.
Hutchison said that, despite some experts predicting a cut before the rates start to increase, the rise in fixed rate popularity may be the abundance of experts predicting rates to climb. In their survey, seven of 37 experts predict a rate drop next year.
“Despite this, they are still expecting rates to eventually rise, so borrowers who have overstretched themselves or concerned should consider locking in a fixed rate home loan,” she said.
“This year, we've seen average variable home loan rates fall by 0.24 percentage points – from 5.46% in January to 5.22% now. The difference in monthly repayments for a $300,000 loan size over 30 years is $45 less per month.
“We've also seen fixed rates also take a dive, with the average three-year fixed rate falling by 0.19 percentage points from 5.17% to 4.98% now. If you fixed a $300,000 home loan in January you would be paying $35 more per month than if you fixed now.”
The lowest variable rate available is with Heritage Bank, at 4.39%, with three year fixed rates starting at 4.59% - with ME Bank and Greater Building Society offering this rate.
“Lenders have continued to cut home loan rates this year because their funding costs have fallen and they have passed on the savings to borrowers, they also have room to move as they haven't passed on all of the cash rate cuts since rates began to fall in November 2011,” she said.
“Fixed loans are usually a barometer for the direction of interest rate movements and with fixed rates still falling, it could be a sign that another cash rate cut could happen next year.”
Just one lender has dropped their variable home loan rate this month, but some more may be seen, she suggested.
“Despite this, interest rates are likely to eventually start rising so it's a great time to lock in a fixed rate if you're concerned about rising rates. Or borrowers could hedge their bets and split their loan so a portion is with a variable rate and a portion is fixed,” Hutchison said.
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Good time to lock in a fixed rate: Finder

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The top sellers’ markets across Australia, where there are the most people looking per listing, have been released by realestate.com.au.
The top 10 reveal that South Australia remains strong on the list, with Parkside taking out top spot again – having maintained the result over the last 11 quarters.
The figures are based on the September to November 2014 quarter’s views on the site.
The top 10 revealed suburbs:
<ol>
<li>Parkside, South Australia 
</li>
<li>Unley, South Australia 
</li>
<li>Engadine, New South Wales 
</li>
<li>Norwood, South Australia 
</li>
<li>Albert Park, Victoria 
</li>
<li>Unley Park, South Australia 
</li>
<li>Cherrybrook, New South Wales 
</li>
<li>Holland Park, Queensland 
</li>
<li>Bella Vista, New South Wales 
</li>
<li>Ringwood North, Victoria</li>
</ol>
New South Wales, while still a good result, has seen the number of suburbs on the list halved since last quarter.
Parkside, Norwood, Cherrybrook and Bella Vista have all been on the list previously.
Tom Ainsworth, realestate.com.au’s head of sales, said that it’s good news for sellers as it means there is a high amount of interest in buying their property when they put it to market.
“If a suburb is consistently featuring on the Top Sellers’ Markets list, it shows that buyers are determined to find a property in this area and are always checking the site to see if a listing has come up,” he explained.
Property Observer isn't quite sure why Parkside has seen such strong success. With 2,286 private dwellings in total in the area, REA statistics note that when considering properties for sale there are 102 visits per property compared to the 65 visits per property for the Adelaide average.
Why do you think this area has made the list?
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The 10 suburbs with the most buyers per listing: REA

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The Housing Industry Association’s (HIA) latest Stamp Duty Watch report has criticised first home owners grants, noting that in the majority of states the grant doesn’t even cover the stamp duty bill, even when considering stamp duty concessions.
HIA senior economist Shane Garrett looked closely at the different states and the effect of grants and concessions for first home buyers, concluding that the result is unimpressive.
“While FHBs receive grants from state governments and concessions on stamp duty in several states, the overall effect of these supports is unimpressive,” said Garrett.
If buying a median priced new home, he said that New South Wales, Victoria and Western Australia will cost more than the grant on the stamp duty bill alone. In South Australia and the ACT, they are left with a few hundred dollars.
Of course, first home buyers will not always look at median priced homes and this equation does look somewhat more attractive as the price is reduced and, subsequently, the stamp duty cost decreases.
“Stamp duty bands and rates do not respond to episodes of strong price growth,” he said, saying it had detrimental effects on home affordability.
“The tax adds hugely to household indebtedness by forcing monthly mortgage repayments upwards. Reform aimed at reducing the burden of the tax must become a priority for both state and federal governments,” he said.
 
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First home owner grants barely covers stamp duty: HIA

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The Real Estate Institute of Australia (REIA) has elected Victoria’s Neville Sanders as president and Western Australia’s Hayden Groves as deputy president after their Canberra-based Annual General Meeting yesterday.
Sanders is a third generation real estate agent with more than 48 years of industry experience and replaces outgoing president Peter Bushby, from Tasmania, who held the role for two years.
A member of the Real Estate Institute of Victoria (REIV) since 1971 and a member of the REIV Board in 2006, Sanders is currently the general manager of Whittles Australia and an REIA fellow.
He is a qualified valuer, vice chairperson of the REIV Owners Corporation Chapter committee and an REIV accredited owners’ corporation manager.
“Peter has provided excellent stewardship of the organisation since 2012 and during that time he has achieved much in ensuring that our members have a strong national voice,” Sanders said. “On behalf of the board and staff, we extent our sincere thanks to Peter for his professionalism and commitment to the role during an important chapter in REIA’s history.”
He also welcomed Groves to the deputy president position.
Groves has owned Dethridge GROVES since 2004, previously working as a sales representative. He is the deputy president of the Real Estate Institute of Western Australia and president of the Real Estate Employers’ Federation WA.
“Next year will be an equally important one for the sector with the release of the much anticipated Government white paper into taxation. I see it as an absolute priority that agents have a national voice at the table on tax reform in advocating for the abolition of stamp duty funded by an increase in GST and the retention of negative gearing,” Sanders said.
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REIA elects new president and deputy president

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Christmas is coming, our homes (and soon our bellies) are filled with egg nog and mince pies. But that’s no reason to forget about your property portfolio.
With some time away from work to reflect on the year and the important things in life, it’s worth considering how you can improve your property portfolio. If you haven’t yet built your property portfolio, then here are some steps to bear in mind.
Here are seven questions to ask yourself over the break:
<img src="data:image/png;base64,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" alt="">Do I have any underperformers in my portfolio?
First things first, it’s time to identify the properties that just aren’t pulling their weight. Perhaps this is through lacklustre capital growth with few future prospects, or even high vacancy rates and subsequently poor cash flow that’s draining your bank account dry.
Taking a critical look at your worst performers will quickly alert you to what needs to be done. Perhaps selling the property is an option, or maybe you’re willing to ride it out a little longer. Do your calculations around what your bottom line looks like with both your underperformers included and the money redirected elsewhere.
<img src="data:image/png;base64,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" alt="">Am I hitting my goals?
Part of investing in property is setting achievable, measurable goals that you can keep tabs on. If you haven’t set any goals, then now is the time to do so. If you had goals already, ensure that you are on track to meet them. If not, why not? What went wrong or changed? Perhaps your underperforming properties are holding you back from achieving what you had said out to do, or maybe your goals were too bullish.
<img src="data:image/png;base64,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" alt=""> Has my lifestyle changed, or is likely to change in the future?
Over the past year, you may have changed jobs, had a windfall or joint finances with another person. Revisit your portfolio with this in mind and consider your altered savings and discretionary income capacity.
You may find that you are now able to do more things with your money if you wanted, or to pay down debt more quickly. On the other hand, you might discover that your financial comfort is heading south.
Consider any upcoming changes over the next year that may impact on your finances. Obviously, not everything is predictable. However, if you’re actively looking into a job change or are trying for a baby, be aware of the financial pressures.
<img src="data:image/png;base64,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" alt=""> Can I move my portfolio ahead more quickly?
With a year behind you to reflect on the properties, you may find that you have an increased level of equity in the homes – especially given some of the recent strong rises in the market. If this is the case, it may be worth exploring your options around refinancing and buying another property, renovating with the equity and a number of other options that could help you reach your goals.
<img src="data:image/png;base64,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" alt=""> Do any of my properties need updating?
If you haven’t kept up to date with maintenance, repairs and even moderate renovations where possible then it’s time to start planning this. If any of your tenants are moving out soon then it’s the perfect opportunity to do a refresh.
Remember, keeping your homes in good working order is not only beneficial for the tenants who live there but also for protecting your assets.
<img src="data:image/png;base64,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" alt=""> Have I built in some risk mitigation?
Consider your insurances, savings and financial buffers and make sure you’ve considered the risks of property investing. Property prices can and do drop, so do consider how to protect yourself in the event of a falling property market or any of the aforementioned changes in your financial and personal circumstances.
In some cases, this risk mitigation will be leaving a certain amount of equity in the property, or paying it down a little more quickly, to avoid the possibility of negative equity. In other instances, you may want life insurance or another form of protection. Consider your own comfort levels with risk.
<img src="data:image/png;base64,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" alt=""> What is the plan looking ahead?
With all of the above information in mind, now it’s time to look towards the plan for the next year and in the future.
Noting down practical things to do (such as to get a valuation on a property or to sort out Landlord’s Insurance), as well as general comments around goals for the rest of the year, should put you on the right track.
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Seven questions to ask yourself about your portfolio

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Reserve Bank (RBA) governor Glenn Stevens has “hosed down speculation” of a rate cut, according to an ANZ Research analysis of his latest media comments.
Stevens told The AFR that the problem with the economy is a lack of "animal spirits", rather than an issue with the price of money, and emphasized the importance of providing a steady and predictable monetary policy.
He pointed to the swinging expectation of economists and experts as to where rates would move to and when.
"We have had, a few times over the period of stability that we have already had, at various times some commentators saying they still think rates might go down a bit. That swung to “They will go up”. It swung around a few times," Stevens said.
ANZ Research’s latest bulletin notes that Stevens’ comments have reinforced their view that the "RBA clearly would prefer a substantially lower exchange rate to lower interest rates, and while it hasn’t closed off the possibility of a rate cut, at the moment it seems less than convinced that a lower cash rate would assist the recovery".
They pointed specifically to his comments that a cut in the cash rate “has to remain an open question” and that if the RBA believes it will assist confidence then it may be on the table for consideration in 2015.
Stevens noted that the position of the RBA is to foster confidence by giving people the sense that they can plan ahead. While he noted that not everything is predictable, their aim is to make it as stable as possible.
"If you think that confidence is the thing that is kind of the missing ingredient, then what can we do for confidence? The answer that I came up with is we could be steady and predictable and be clear about that. So that’s what we have sought to do," he said.
The main factor ANZ Research is watching will be the Australian dollar.
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RBA hoses down rate cut speculation: ANZ

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The Urban Development Institute of Australia’s (UDIA) Victoria 2014 Awards have seen two Little Projects developments awarded.
Tip Top in Brunswick East secured the Urban Renewal Award, having won the Heritage Property Award earlier this year, and ILK in South Yarra given the High Density Development Award.
The UDIA awards event was held last week at the Crown Palladium. The Tip Top redevelopment, which is now a six building masterplanned precinct, was not only given a Victorian award but also nominated for the National UDIA Awards, which will be held next year.
<img src="/images/2014/12/12/Rye-Lofts_150_V4_1000x585-1000x585.jpg" alt="">
Above: Tip Top Brunswick East
Little Projects managing director Michael Fox said since they launched the $215 million project in 2009, they worked closely with RotheLowman to ensure heritage was maintained.
“We are honoured by this achievement as it recognises our efforts to rejuvenate one of Melbourne’s heritage icons for residents and the broader community to enjoy,” he said.
ILK in South Yarra at 227-229 Toorak Road, South Yarra, is a modern 24 storey multi-residential development (see main picture). Fox himself owns the penthouse at the top of the building, in which he hosted a gathering last year to share the views of Melbourne’s skyline and emphasize the artistry.
Sex and The City illustrator Megan Hess, a personal friend of Fox’s, was in attendance, as were those involved in the project such as key figures from architectural firm Cox Architecture, who designed the building.
The development <a href="https://propertyobserver.com.au/finding/location/vic/21314-wednesday-news-developer-offers-olive-branch-after-selling-out-south-yarra-development" target="_blank">sold out in March 2013</a>.
“We are immensely honoured to have both Tip Top Brunswick East and ILK South Yarra recognised for excellence in urban development at this year’s UDIA Awards,” said Fox.  
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Brunswick East’s Tip Top and South Yarra’s ILK take out industry awards

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A number of Loan Market brokers in New South Wales are giving back this Christmas, with 135 gifts collected for underprivileged children.
These gifts are part of Ray White’s ‘Little Ray of Giving’ charity program and the initiative has run across Australia and New Zealand since 2012. Last year almost 3,000 gifts were donated across Australia.
Loan Market brokers were given suggestions of gifts and then brought them to a Christmas party last week.
Gifts included stuffed animals, clothes and toys, and were collected by the local Rotary for distribution to the children.
Loan Market NSW state manager Michael Karpathaks said that they were thrilled to be helping business partners Ray White with their program.
“It is a meaningful way we can give back to the community and hopefully put some smiles on the faces of those who are doing it tough this Christmas.” Karpathakis said.
“Of the 105 brokers that attended the NSW party last week, each brought at least one gift and there was even gifts from brokers who were not able to attend the party. I am very proud to see my team supporting this initiative so strongly,” he said.
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Loan Market brokers collect 135 gifts for underprivileged children

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

Joel Robinson

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

&nbsp;

Developer GURNER™ Group has revealed $1.65 billion in residential sales nationally across the 12 months to December 2025, driven largely by the continued momentum of its Docklands wellness-focused precinct, Elysium Fields.

The sales result was generated across seven projects in Victoria and New South Wales, headlined by Elysium Fields, GURNER™’s $2.75 billion mixed-use precinct planned for Harbour Esplanade in Docklands.

The project has recorded more than $500 million in sales across the first three towers, equating to around 580 apartments sold.

The first tower, Helios, has now sold out of its 240 private residences, with GURNER™ preparing to release a premium penthouse collection comprising 15 three-bedroom penthouses in coming weeks.

[smartcode_project:default project_id=144441 project_image_fid=370975]

Elysium Fields is being developed on the long-held 20,000 sqm Docklands site at 208-226 Harbour Esplanade, which had remained undeveloped for more than two decades prior to GURNER™ taking over the project around four years ago.

Construction has now commenced across four towers ranging between 18 and 30 storeys, with Hamilton Marino and Maxcon appointed as builders.

Once complete, the precinct is expected to comprise around 1,100 residences, alongside retail, hospitality and public realm uses integrated throughout the site.

[smartcode_project:default project_id=144441 project_image_fid=370981]

Designed by Fraser &amp; Partners in collaboration with GURNER™ Design House, the project has been positioned around the developer’s broader focus on wellness-led residential living.

“We don’t sell apartments. We create a true luxury lifestyle that simply doesn’t exist elsewhere in the market today,” Founder and Executive Chairman Tim Gurner said.

“To deliver that requires an extraordinary level of detail, coordination and discipline across multiple verticals, from design and hospitality through to wellness and service.”

“We’ve always believed that living extends far beyond the physical residence. It’s about how you feel the moment you arrive, how you live day-to-day, and the ecosystem that supports that.” 
[smartcode_project:default project_id=144441 project_image_fid=370977]

The project’s design places a heavy focus on landscaping, wellness amenities and biophilic design principles.

Plans include around 3,700 sqm of landscaped gardens and open space throughout the precinct, alongside a retail and dining offering spanning approximately 5,000 sqm.

The broader public realm strategy centres around what GURNER™ describes as the “Path of Life”, an urban forest and landscaped pedestrian environment intended to connect the various buildings and wellness spaces across the precinct.

The apartments themselves will incorporate a range of wellness-focused inclusions, including purified air and water systems, circadian lighting, antimicrobial surfaces, and optional in-home wellness upgrades.

[smartcode_project:default project_id=144441 project_image_fid=370980]

Gurner said the company’s experience through its Saint Haven wellness clubs had directly informed the residential offering now being incorporated into Elysium Fields.

“We’re seeing a clear global shift toward longevity, performance and proactive health,” Gurner said.

“Our role is to deliver that in a way that feels seamless, highly private and beautifully resolved within the environments we create.”

A large component of the wellness offering is planned through the resident amenity and health facilities proposed within the precinct.

That includes plans for bathing and recovery facilities spread throughout the towers, incorporating mineral pools, saunas, steam rooms, flotation therapy, red light therapy and wellness lounges.

The developer is also seeking approvals for what it describes as a “reverse ageing medical clinic” within the precinct.

[smartcode_project:default project_id=144441 project_image_fid=370978]

According to project information released by the group, the proposed facility would include cryotherapy, IV infusion therapy, infrared and dry saunas, PEMF beds, MRIs, DEXA scans, brain scans and blood analysis services.

Within the first tower, Helios, residents will also have access to a dedicated amenity offering known as the Sky Private Club.

The upper 15 levels of the building will include private lounges, dining spaces, rooftop amenities and optional private wellness studios integrated within residences.

The Helios tower itself comprises 260 apartments ranging between 60 sqm and 300 sqm, including a collection of penthouses.

That includes a planned two-storey penthouse spanning around 600 sqm with uninterrupted bay views.

The Elysium Fields precinct is being delivered in partnership with Digital Harbour Holdings, a consortium that includes the Liberman family, which controls the development rights across the Docklands site.

[smartcode_project:default project_id=144441 project_image_fid=370979]

The sales result comes as GURNER™ continues expanding its national development pipeline beyond Victoria.

“We have a strong pipeline across Australia and are now focused on scaling into key markets including New South Wales and Queensland, while continuing to build on our Melbourne base,” Gurner said.

“We currently have more than $3 billion in the market, growing to over $5 billion by October, and expect to materially outperform last year in the 2026 calendar year.”

The result also reflects the continued strength of the upper-end apartment market in Melbourne, particularly for owner-occupier-focused product with large-scale amenity and lifestyle offerings.

[smartcode_project_cta:default project_id=144441]

Record result anchored by the Group’s “utopian” Elysium Fields precinct – defying market headwinds in Docklands.

Elysium Fields drive Gurner to $1.65 billion in apartment sales over 2025

National Australia Bank (NAB) will fund <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera</a>, a $1 billion, 52-level luxury residential tower being developed by Central Equity in one of the Gold Coast’s most tightly held coastal locations at Northcliffe.

The project, launched recently by <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a>, one of Victoria’s largest private residential developers, comes at a time when construction funding for large residential developments has become increasingly competitive as lenders tighten exposure to the sector.

Multiplex has been appointed the builder, and construction is now underway.

[smartcode_project:default project_id=108274 project_image_fid=365784]

Since its first project, Central Equity has delivered more than 85 residential developments with a combined end value exceeding $8 billion.

Palmera reflects Central Equity’s growing focus on the Gold Coast luxury apartment market and continues a relationship between Central Equity and NAB that dates back to the late 1980s, when the bank funded one of Melbourne’s earliest inner-city residential towers at a time when high-rise apartment living in the CBD was largely unproven.

“NAB’s funding of Central Equity’s $36 million CBD development in the late 1980’s to the financing of the billion-dollar tower today highlights the long-term relationship between the two organisations in delivering major residential projects” said Central Equity Founder and Chairman Eddie Kutner.

He said NAB’s early support was instrumental in helping establish the company’s development model.

“When we commenced our first residential tower in the late 1980s the concept of funding off-the-plan apartments was still largely untested in Australia,” Kutner said.

“NAB recognised the opportunity early and supported the project when others were uncertain. That relationship has now continued for more than 37 years across many developments.”

[smartcode_project:default project_id=108274 project_image_fid=365771]

Central Equity was established in 1987 when Melbourne’s CBD and Southbank precinct were still dominated by warehouses and commercial buildings. Fewer than 100 residents lived in Southbank at the time, and large-scale residential development in the inner city was not widely considered.

Recognising changing demographics and lifestyle preferences, the company began developing high-rise residential projects designed to bring permanent residents into the city centre.

Central Equity has provided accommodation for approximately 40,000 residents across Melbourne’s CBD and Southbank, while also incorporating supporting infrastructure including essential lifestyle facilities like retail spaces, childcare facilities and neighbourhood activity centres.

Central Equity has spent many years assembling the Palmera development site on the corner of Garfield Terrace and Frederick Street in Northcliffe, creating a supersite of around 3,300 sqm.

The developer said the Palmera apartment tower reflects its long-term view of the Gold Coast as a growing and increasingly diversified economy.

[smartcode_project:default project_id=108274 project_image_fid=365768]

Supported by infrastructure including the light rail network, major road upgrades expanded education, hospital and medical facilities and continued expansion at the Gold Coast Airport with more international and domestic flights.

Positioned in the tightly held Northcliffe precinct, the 52-level tower will deliver 347 apartments, targeting buyers seeking a high-end coastal lifestyle, from downsizers to interstate investors.

Designed by Marchese Partners with interiors by DBI, Palmera has been conceived as a next-generation residential offering, featuring a collection of oversized apartments, with premium three-bedroom residences offering sweeping northern views stretching from Surfers Paradise through to Burleigh Heads.

[smartcode_project_cta:default project_id=108274]

NAB funds $1 billion Surfers Paradise apartment development, Palmera

Two years after completing one of the newest developments in North Sydney, developer <a href="https://www.apartments.com.au/developers/aqualand-australia">Aqualand</a> is turning its attention to the rapidly evolving St Leonards apartment market.

The developer, which completed AURA by Aqualand on North Sydney's Walker Street, has lodged plans for a 5,918 sqm site at <a href="https://www.apartments.com.au/new-apartments/33-37-herbert-street-st-leonards-nsw-2065">33-37 Herbert Street, St Leonards,</a> seeking approval for a pair of residential towers rising above a shared podium opposite Royal North Shore Hospital.

The proposal forms part of the broader transformation underway across the St Leonards-Crows Nest precinct, where former industrial and commercial sites are increasingly being redeveloped into high-density mixed-use projects tied to major transport infrastructure.

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="2cc428cf-fe70-4cac-9cd5-264ad53af62c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.56%E2%80%AFAM.png?VersionId=otKSnHtbjAvAddOnovyXQMgcAwE6DMe1" />

According to the planning documents, the site sits “within the St Leonards–Crows Nest Strategic Centre, identified by the NSW Government as a key area for accommodating future jobs and housing across Sydney.”

The proposal has been designed by fjcstudio, formerly FJMT Studio, and is being progressed through the State Significant Development pathway due to its scale and affordable housing provision.

The scheme would comprise 413 apartments, including 46 affordable housing units, alongside retail and commercial uses fronting Herbert Street. The project would also include communal open space, landscaping, a swimming pool, gymnasium, children’s play areas and podium-level resident amenities.

Planning documents show the development would consist of a part-13, part-39 storey tower form positioned above a four-storey podium.

“The development comprises a unified podium that activates the street interface, and two setback towers to accommodate new housing supply while maintaining an appropriate human scale at ground level,” fjcstudio noted in its Design Report.

The northern and southern towers have been shaped to respond to the surrounding skyline while also limiting overshadowing impacts to nearby public open space, particularly Talus Reserve.

The design report said the differing tower heights were intended to “contribute to a varied skyline while responding to the surrounding built form context and solar access considerations.”

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="36da62dc-ff9e-41f2-a7e3-7be38373751c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.45%E2%80%AFAM_0.png?VersionId=Mo6Rp2r.XRLTzIfg_PEEpw8NepDH8UBs" />

The site sits directly opposite Royal North Shore Hospital and within walking distance of both St Leonards Station and the new Crows Nest Metro station.

While the site itself sits just outside the formal Crows Nest Transport Oriented Development boundary, the planning documents repeatedly reference its alignment with the broader TOD objectives reshaping the Lower North Shore.

“The site is located adjacent to St Leonards Station and in close proximity to Crows Nest Metro which is within the Crows Nest Transit Orientated Development Accelerated Precinct which has been identified by the NSW Government to support housing delivery,” the Design Verification Statement noted.

According to fjcstudio, the project has been designed to respond to the broader transition occurring across St Leonards, where increasing residential density is being concentrated around transport infrastructure and employment hubs.

“The broader precinct is undergoing significant change, with a mix of existing mid-rise buildings and newer high-density developments,” the report stated.

“Recent and approved projects indicate a consistent shift toward taller built form, typically organised as tower-and-podium typologies with more active ground levels.”

The proposal includes close to 6,000 sqm of retail and commercial space across the ground floor and podium levels, designed to create a more activated street edge along Herbert Street.

Aqualand’s plans would also introduce a landscaped podium shared between the two towers, with communal open space in the form of a podium rooftop designed to support resident interaction and improve urban greening outcomes. The scheme would also introduce pocket parks at the northern and southern ends of the site, including a landscaped area at the corner of Herbert and Ella streets designed to improve pedestrian amenity and soften the streetscape.

&nbsp;

The proposal is being progressed through the NSW Government’s Housing Delivery Authority pathway, which was introduced to accelerate housing supply across the state. The application was declared State Significant Development in April 2025 following an expression of interest process.

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="faf6d97d-2671-454f-b85a-fe1c6a7be608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.49%E2%80%AFAM.png?VersionId=diVd28OBVr5.YV.7prrOz.uAanwwwm7a" />

St Leonards has been particularly active with new developments in recent weeks. Developer SP Setia’s <a href="https://www.apartments.com.au/news/nsw/first-look-sp-setia-targets-st-leonards-skyline-with-40-storey-tod-tower">plans for a new 42-storey tower</a> recently went on exhibition through the same pathway, while <a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">Stockland’s 52-storey tower proposal</a> was also recently unveiled.

Aside from the St Leonards project, which is expected to take around nine months to move through the approvals process ahead of a potential 2027 launch, Aqualand is also preparing to launch Boronia, a new apartment project in Roseville comprising around 111 apartments on Larkin Street.

The developer also has approvals in place for the next stage of the Barangaroo precinct, which will feature new residential, retail, hospitality and community uses, alongside a new metro entry across the five-hectare site.

More than 50 new retail destinations are planned for Central Barangaroo, alongside a 270-metre-long boulevard connecting Hickson Park to Nawi Cove. Together with Harbour Park, more than 50 per cent of the precinct will comprise public open space and parkland.

Jennifer Duke

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