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As a mother of two beautiful boys, my focus is to teach my sons the value of setting themselves up for the future early.
I only really leant that I was totally responsible to support myself after reading the book Rich Dad, Poor Dad by Robert Kiyosaki when I was pregnant with my first son 13 years ago.
The book opened my eyes to lots of things, but my two main insights were; the more time we have to build our investments, the more money we should have when we are ready for retirement. And, that we need to educate ourselves financially and not just handover our money and trust others to invest it for us. We are responsible for building our own wealth.
So off I rushed to build our investment portfolio and along the way I also created a business developing property for others. I found that I loved my new business; it was flexible to accommodate my baby and I was doing something that I loved: Property.
As my son grew older and our second son was born, my investments started to really show the benefits of holding property over the long term. Rental returns slowly increased and capital growth created equity. Then I started to develop and add value to my regional investment which lead to my understanding of compounding equity creation through development.
I try to talk about property investing as much as possible with the kids, sometimes they come with me to the development sites and I try to explain in simple terms about basic economics. “We are building houses here...if you borrow money to build or invest you’ll get some help from the government to help you pay the loan costs.  You will get paid rent and this will be a source of income for you...” I tell my twelve year old who has starting to understand. We set up a term deposit for him that we call his ‘first property deposit’. Slowly I plan to build on his knowledge of economics and how he can make money by being entrepreneurial.
Kids are pretty smart with money so engage them and encourage it. I try not to say ‘we can’t afford it’ and rather ‘how can we afford it'? Let them come up with ideas to make money. To nurture the genius in your child is a great gift.
As Robert says “Don’t just protect your child from the future; prepare them for it”.
I don’t want my kids to have to deal with the tyranny of compounding bad debt as well as the compounding interest on that debt. We must educate our children and teach them the difference between bad and good debt. 
The world is full of teachers and they are not all in the classrooms. Our kids need to learn early how to make money, invest and manage their finances. Experience and making mistakes along the way is the best way to learn. As parents we can help our kids think differently to the way we did when we were young.
Happy Mother’s Day for Sunday to all the mums out there.
<a href="https://www.propertybloom.com.au/" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

We need to teach our kids the importance of investing wisely: A Mother’s Day message

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There have been a few recent changes to the NSW affordable housing state environmental planning policies (SEPP or AHSEPP).  This policy was introduced in July 2009 to increase the supply of affordable rental and social housing in NSW.
Since then, Property Bloom has been busy doing our bit to help with affordable rental properties in the Hunter region of NSW. 
A typical, new two bedroom granny flat or single villa will rent for just $250 - $280 per week.  Compared to a typical house in these locations, tenants can save around $50 a week and these are pretty good digs being offered and in some cases much better than the 80 year old miner’s cottages asking for higher rents. 
The flats meet all the<a href="https://www.basix.nsw.gov.au/basixcms/about-basix/basix-assessment/basix-certificates" target="_blank"> Basix requirements</a>, which means they are energy efficient. They are functional and about the same size of some of the miner’s cottages but of course being brand new have none of the issues of older homes.  
 <img src="/images/2014/05/02/chivers%20may%201%20two.jpg" alt="">
 <img src="/images/2014/05/02/chivers%20may%201%20one.jpg" alt="">
On the 14 February 2014 there were some new changes introduced to the AHSEPP.  Probably the most important was the change to the period in time the complying development assessment can take.
Previously it was 10 days and it has now been extended to 20 days. This is because the neighbours now need to be notified of the application to build a granny flat.
In the past, the neighbours were not notified and may have realised all too late that granny was coming to their close proximity.  Neighbours of the complying development now get to know what’s going on next door - which I think is a good thing.
They have 14 days to lodge any complaints or ask any questions of the certifier. They can’t really stop a granny flat being built unless the application is not meeting all the requirements of the policy; however they have the opportunity to discuss any concerns and check plans. I think this is fair and it’s always good to have some kind of relationship with your neighbours. 
Imagine you live in a high density area where the land size is quite small; say 450-500 square metres blocks and the house next door starts to build a granny flat. There is not a lot of space for the tenants of the flat to chill out so they hang right on your fence line when they have a BBQ which happens to be next to your bedroom window. This is not a good situation for anyone.
Property Bloom always looks for large lot sizes for our granny flat developments, land that is 800 square metres – 1,000 square metres so there is plenty of yard space for both the house and the flat.  This is one of our main criteria but we have a long list of other criteria that we need to meet before we will present a property to our clients for such a development.  Our goal is to maximise the rent from the house and the flat but if the positioning of the flat is too close to the house, it just won’t work.
When you get it right, this strategy works well but I’ve heard of some horror stories where investors have just squeezed on a flat, yet still meeting the AHSEPP requirements but not thinking about the consequences; unhappy neighbours, and unhappy tenants.   
For a granny flat development to work for property investors it needs to result in a high rental yield, be well designed so that there are no issues down the track and maximise depreciation benefits of the property. 
Check out the video here where we explain <a href="https://www.propertybloom.com.au/services/granny-flats" target="_blank">some of the pros and cons of building a granny flat</a>.
<a href="https://www.propertybloom.com.au/" target="_blank">www.propertybloom.com.au</a>
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Granny meets the neighbours

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I was looking over some old files and found a TV interview I did some years ago on a popular property program – Your Money Your Call.
The very first question I was asked by the host Chris Gray was: “Why would someone develop rather than buying and holding?”<a href="https://www.propertybloom.com.au/about/videos"> </a>
{qtube vid:=8wsx8fPOiqQ}
What a great question. It’s really the main reason why many investors take that next step from being an investor to becoming a property developer.
My answer was: "The best thing about developing property is the creation of equity through the development process. So rather than wait for capital growth to happen (over time), you create equity by adding value."  
In a nutshell, this really is what most developers are trying to achieve. Some call it the ‘developer margin’ but I call it ‘creating equity’ - it’s the amount of money created when the costs of developing a property are taken away from the value of the project on completion.
<blockquote>
The best thing about developing property is the creation of equity through the development process.
</blockquote>
I like the term ‘creating equity’ over say ‘manufacturing equity’ because when you are a property developer, you are very much part of a very creative process. 
As a developer, you have a lot that you can control, yet there are also some things you can’t control.  If you make the right decisions around the stuff you are in control of; smart plan design, meeting the needs of your target market, efficiency in the build process by using a trustworthy and experienced builder and some strong interior design choices then you can boost the equity creation process.
At the same time, if you can minimise the risks on the things you are not so much in control of; council processing time, finance approval times and inclement weather then you are giving yourself the best ‘equity creation’ opportunity.
So what would you rather?  Buy, hold, wait for equity; or buy, make and create equity? 
I know what I would choose every time.
<a href="https://www.propertybloom.com.au/" target="_blank">www.propertybloom.com.au</a>
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Develop or buy and hold? Why it all comes down to creating equity

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A good development strategy for a first time developer and investor wanting to boost their property portfolio is a dual occupancy project; buying land where you can build two dwellings and subdividing. 
The dwelling/villas may be attached or freestanding, either way you are basically halving the land cost for each. And that is where the value lies.
Where Property Bloom develops, there is usually opportunity to create around $100,000 in equity through a dual occupancy development within about 12 months. This does not take into consideration any capital growth that also may occur during the development period. That is a bonus if it occurs.  If you are developing when the market is moving up, then you have timed your development well. Even if the market is flat, you can manufacture some equity. The equity created is purely because you are the developer and you are adding value to the land not with one dwelling but with two.
Here’s an example of a dual occupancy project we recently completed:
Land cost: $200,000
Stamp duty: Nil
($5,000 <a href="https://www.osr.nsw.gov.au/lib/doc/factsheets/ofs_nhg1.pdf" target="_blank">NSW New Home Grant</a> applied so the government contributes $5,000 and this off sets the stamp duty cost)
Legal fees: $1,500
Build cost, including subdivision costs, for two freestanding, three bedroom, two bathroom villas:  $430,000
Total cost:  $631,500
Actual end valuations:  $750,000 or $375,000 per villa
Equity created:  $118,500
Gross yield: 6.3% based on renting each villa at $380 per week
If you are borrowing at around 4.5% then the project may be cash flow positive for you. This is when the rent and depreciation benefits combined cover the costs of interest, insurance, council, water rates and management fees.
Expected depreciation: $20,000 in year one (using the diminishing method)
Want to know how to do it?  Well you can either use an experienced project manager to guide you through or have a go yourself, it will depend on the resources or skills you have available, time, experience and some grit. 
The steps involved in a dual occupancy development strategy are:
<ol>
<li>Finance preapproval. It’s important before you start looking at development sites or any property, that you have a preapproval from a lender in place. 
</li>
<li>Understand the council requirements for dual occupancies in this area. Read council’s local environment plan (LEP) and development control plan (DCP). This will let you know the size of land you’ll need for your dual occ and what is permissible. 
</li>
<li>Focus your attention on the area you want to develop in, making sure the location is correctly zoned for dual occupancies. But even if it is zoned for this type of development, there may be covenants on the land preventing it.  It’s important to narrow down to one or two suburbs based on your research.  This is a really important stage and you need to understand the area well.   </li>
<li>Search for land that meets the dual occupancy criteria. Size – look at the frontage and know what the minimum width is for your dual occ. If it’s a duplex site, you may need a minimum of 18-20 metres frontage – it will depend on the duplex design you want to use. Look at the depth and size to ensure the land is large enough to meet the DCP requirements, look at the aspect and if there is enough area to meet the minimum outdoor private space requirement.  Make sure there are services to the site; electricity, sewerage, gas. Then ensure the land is relatively flat with a slight slope to the street unless there is a drainage easement at the back.  
</li>
<li>Check the planning certificate to see if it is in a bushfire or flood zone.  You can still develop in these areas but it will add to your build costs.  
</li>
<li>Have your builder look at the site. This is very important as the builder will look at the land from a different perspective. 
</li>
<li>Run your feasibility to ensure the project will be viable. You will need to find recent comparable sales references then you can base your end value estimate on this.  Talk to agents about the current rental market and what rent could be expected then work out the projected yield on completion.  Most importantly, you need to have a good understanding of the build costs. The build costs will evolve over the design and planning process. Your builder can give you an estimate once a concept plan is available, but as the full development application (DA) plans and documentation is available, the builder will then need to run a full tender. You can cross check this against your original estimate. If it’s in line, lodge the DA if it’s not, go back to the design and look at areas where you can reduce costs. Once the plans are approved, the builder may run a second tender if council asked for any changes. If not, then a last tender will be generated once the engineer’s plans for the construction certificate (CC) are available. 
</li>
<li>Secure the dual occ site and try for a long settlement period with permission to lodge a DA from the vendor. You can get all the design work and perhaps even have the DA and CC approved before you settle on the land, this will reduce your holding costs. Make sure you include the subdivision on your DA. 
</li>
<li>Once you have the DA and CC approvals, you can then go back to your lender to obtain your unconditional construction loan. As soon as this is in place, the builder can start. 
</li>
<li>The build phase for a dual occupancy should be around three to four month or so, depending on weather. You need to be on site each week to check the builder’s progress and put out any ‘fires’ that may arise as you are under construction. 
</li>
<li>Once the building works are completed, an occupation certificate will be issued. You can now have your villas tenanted. Don’t forget to order a depreciation schedule; this is simple, just email the plans and builders tender and any other cost details to your quantity surveyor.  
</li>
<li>You can now apply for the subdivision certificate and once council issues this, you can register the subdivision (after your lender has signed off on it).  There is no need to register immediately if you are planning to hold and not planning to refinance as you may find costs such as rates may be a little less if the villas are kept on one title.</li>
</ol>
I’ve summarised the process very quickly, it’s not that straight forward and you really do need the time to work on this development strategy closely as mistakes can be costly when developing property. But you can have your cake and eat it too by using an experienced property development project manager. You will learn so much from the process, can still keep your day job and know that you are in the hands of a professional. Then you may find you will be ready to do the next project on your own.
<a href="https://www.propertybloom.com.au/" target="_blank">www.propertybloom.com.au</a>
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How to make a dual occupancy build happen

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After writing my article a few weeks ago on <a href="/expert-insights/buying/how-to-accurately-calculate-the-cost-of-your-development-project">how to accurately calculate the cost of your development project</a>, I was chatting to Bob - one of our quantity surveyors (QS).
Bob a director of <a href="https://quanto.com.au/" target="_blank">Quanto</a>, our preferred QS, is the cost plan man and Glenn another director looks after our depreciation reports; both are very talented guys. 
So Bob estimates the building cost of a development and prepares trade based cost plans. During our chat, I asked if he’d be willing to run a cost plan for one of our completed projects as I wanted to conduct an experiment. 
Bob was up for it.  I wanted to see just how accurate the cost plan would be against the actual build costs.
I emailed Bob the plans for a dual occupancy project we had recently completed.  It consisted of two freestanding three bedroom, two bathroom, single lock-up garage villas situated on a corner site.
Not long afterwards, I received the cost plan. I opened the plan along side of the final builder’s account and was very happy with what I saw.
The actual build cost had come in a few thousand dollars less than the cost plan. This confirmed one thing that I did already know, that our builder is very good value. Not just because of saving but because we don’t use standard fittings in Property Bloom developments. We have upgraded tap ware, wall hung vanities, robe doors and appliances, the cost plan allowed for basic builder’s range.
The cost plan is 10 pages long and as I read through it I found it extremely interesting to see the detailed breakdown of every item, for every trade, for everything from bricks to letterboxes.  This information is invaluable and we can now use it to really investigate areas of our construction where there are a high proportion of costs and see what we can do to reduce them.
For example, I could see that the timber roof trusses cost for the dual occ was around $15,000.  I wondered if we could shave any costs from this area with a simpler roof design. 
I could see the slabs (two) cost came in around $28,000. Again, could we reduce this cost perhaps with a more effective slab design?  In fact when looking at the total for substructure, which includes piering, concrete footing beams, waffle pod reinforced concrete slabs, driveways, paths and water tank slabs, driveway cross over to street (on council land) and timber retaining walls, I worked out there was 13% of the total build cost in this area. If we can be a little more efficient here, we could see a good savings.
I plan to share and discuss the cost plan with our builder and use it as a tool to examine the different areas of the cost to see where we can make savings that won’t impact on the quality or street appeal of the dwellings. 
To this meeting I’ll invite the builder’s construction manager as he’s the man on the ground with years of building experience. He has in the past looked at plans and made a suggestion that has reduced costs. We’ll ask the builder’s drafts people and the builder’s estimators to be present and of course the sales manager who is our invaluable day to day contact who happens to also be an experienced developer herself.  
We already know we are passing on good value and a highly experienced builder to our clients, which helps to reduce some of the risk associated with property developing. We have refined our project management process over the years to make it more efficient and we are completing projects faster than ever.  This experiment and having access to a cost plan has made me look at our project costs from a different angle, that’s always a good thing.
<a href="https://www.propertybloom.com.au/" target="_blank">www.propertybloom.com.au</a>
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Our cost plan v actual build cost experiment

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This week I felt like I’d given birth – not to a real baby (Heaven forbid at my age!).....but to our bungalow baby. The gestation period has only been a couple of months but our vision started long before.
When renovating, you start with a vision and then bring it to life. Sounds easy enough but there are millions of tasks along the way that need attention and usually, immediate attention (just like a new born), so you need to drop everything to sort out the issue.  For me creating the vision or big picture is the best part of a renovation and seeing how close you’ve come to it on completion gives you a feeling of great satisfaction.
We found our ‘baby’, an original Californian bungalow in Cessnock in the Hunter Region of NSW and she was crying out to be restored. She had great ‘bones’ and wonderful features that we knew we could accentuate. These included a wrap around veranda, brilliant lead light windows, ornate cornices and ceilings, Spotted Gum floor boards hidden under the old floral carpet and an old claw foot bath that had been enclosed and locked away in ugly framework and finally a breathtaking mature Magnolia tree that adorned the back of the house.
Californian Bungalow in original condition:
<img src="/images/2014/03/21/chivers%20march%2021%20one.JPG" alt=""> 
wrap around veranda:
 <img src="/images/2014/03/21/chivers%20march%2021%20two.jpg" alt="">
Lead light windows hidden by broken blinds
<img src="/images/2014/03/21/chivers%20march%2021%20three.jpg" alt="">
Ornate ceilings and cornices:
 <img src="/images/2014/03/21/chivers%20march%2021%20four.JPG" alt="">
Renovating is a revolving door of constant checking and problem solving; rechecking of trades work, discussing issues, booking in the material orders, checking they’ve arrived, discussing replacements if not available, checking budget, adjusting budget, updating budget, checking comparable sales references, adjusting expectations, checking services, upgrading as required....the list goes on. I’m lucky I have a wonderful project manager; Joanne whose attention to detail and negotiating skills are amazing.
This week as Property Bloom finished the job on our bungalow baby in Cessnock, we watched as our stylist dressed her up and we’re just like proud parents watching our child grow – we think the transformation is wonderful.  We had been lucky to have the help Kylie of <a href="https://propertyrevamped.com.au/" target="_blank">Property Revamped</a>.  Kylie managed the colour and fit out choices; kitchen, vanities, paint, light fittings etc leaving us to focus on managing the trades and budgets.  
Our client is very pleased and the agent extremely impressed. Now comes more nail bitting times as the property is listed and inspections begin.
The Californian Bungalow is circa 1920s with traditional oversized rooms and the high ornate ceilings and cornices are spectacular.  The hardwood floor boards were identified by our floor sander as Spotted Gum and have polished up a treat. There’s two new bathrooms, main with restored claw foot bath and separate shower has a feature wall of marble tiles which finishes off the luxurious look.  Of course a spacious new kitchen but the loveliest features may well be the original leadlight windows that have to be seen to be appreciated. The home is situated in one of Cessnock’s most sought after streets and within walking distance to schools and shops. It’s just 7 kilometers to the famous vineyards of the Hunter Valley.  All set on a child friendly, fully enclosed massive 809 square metre block. 
Guess what the asking price is?
$385,000.  A great downsizer for city folk perhaps, especially now the <a href="https://www.osr.nsw.gov.au/grants/rrg" target="_blank">NSW government are offering up to $10,000 to relocate and work in regional areas</a>.<a href="https://www.osr.nsw.gov.au/grants/rrg"> </a>
If you are looking for an investment that will enjoy future capital growth (they don’t make this type of home anymore plus the suburb has enjoyed solid historical growth) the expected rental return would be around $380 per week with some decent depreciation benefits.
Take a look at <a href="https://www.sternbecks.com.au/properties/re13085/" target="_blank">the finished product</a> and let us know your thoughts....
 <img src="/images/2014/03/21/chivers%20march%2021%20five.JPG" alt="">
<img src="/images/2014/03/21/chivers%20march%2021%20six.JPG" alt="">
 <img src="/images/2014/03/21/chivers%20march%2021%20seven.JPG" alt="">
Main bathroom:
 <img src="/images/2014/03/21/chivers%20march%2021%20eight.JPG" alt="">
Powder Room:
 <img src="/images/2014/03/21/chivers%20march%2021%20nine.JPG" alt="">
Master bedroom
<img src="/images/2014/03/21/chivers%20march%2021%20ten.JPG" alt=""> 
Lounge room:
 <img src="/images/2014/03/21/chivers%20march%2021%20eleven.JPG" alt="">
<a href="https://www.propertybloom.com.au/" target="_blank">www.propertybloom.com.au</a>
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Our bungalow baby is born

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As we prepare for handover of about six dual occupancy projects over the next few weeks, my mind has been focused on the very important practical completion (PC) and handover process.
These are the final stages of the development when all the construction works are coming to an end. It’s the time you really need to work in with your builder to ensure there are no delays. The bulk of the drawdown’s are now in the builder’s bank which means our client is incurring higher interest cost, so it’s our job as their project manager to ensure the properties are checked thoroughly, work is completed quickly, the agents have all they need to start advertising for tenants/sale and we get the keys as quickly as possible so an income can start to be realised.
Our preparation for PC usually starts about four weeks out from the estimated completion date. We will meet with our site managers to check off things still to be done and try and pre-empt any delays with the required paperwork that the certifier will need for their final inspection and a check of the DA conditions and that all have been met.
We’ve recently experienced a delay on one project where road works to the entrance of the development were conditioned in the consent, whilst all were across this and the works started in good time, we didn’t anticipate the delay in the inspections required by council’s engineering consultants. They held up the completion of the works for two weeks, in the meantime, the landscaping had been laid and all other works were done.  The delay meant we couldn’t have the private certifier do their final inspection; this then delays the issuing of the occupation certificates and the handover process which ultimately impacts on how quickly we can get the villas tenanted and returning some money for our clients.
We will generally conduct the two final inspections for our clients; however clients are always welcome to attend, in fact we love it when they do as it’s often the first time they’ve physically seen their project.  Whilst they had been getting their weekly update report each Friday with lots of photos, there’s nothing like walking through your completed development.
The first inspection involves spending a few hours walking through and around the construction, discussing and pointing out any finishes that we are not happy with or works still needing to be completed. The site manager will make a list and at the end of the inspection we receive a copy. The builder then has one week in which to complete/rectify before we meet again on site for the Handover inspection. This again is a detailed inspection, using our PC list to ensure that all items on the list have been addressed. Once we are happy that the builder has finished the project to our high standards, a phone call is made to our client, letting them know they can now send the builder’s final invoice to their bank for payment.
Before the bank pays the builder, they will usually send out a valuer to check the project is completed and sometimes want to see the occupation certificates before they will pay the builder. They will also want to see that building insurance has been raised as once the handover process is complete, the villas are the responsibility of the owners.  Of course there are warranty periods in which the builder must rectify any issue that some time may not crop up until they are lived in.
Whilst we wait for the bank to make payment, we have already had the properties listed on the Net for rent/sale and because of our close relationship with our builder; the agents have also been able to show the properties. Our aim is to have the properties leased by the time the bank pays the final account and we are able to deliver the keys to the real estate agent.
During this period we will also prepare our brief to our quantity surveyor so they can work on the depreciation schedules.
There is a lot of work at the end of a development project to manage a quick and smooth transition from the construction phase to the all important income phase. But it’s one of my favourite times, when we all get to step back and see the completed project that started as a vision when we first located the land.
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a> <a href="https://www.propertybloom.com.au%20%20" target="_blank"></a>
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How to manage the pointy end of your development

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Over the many years I’ve been helping people with their property developments, I have uncovered some amazing stories.
To celebrate <a target="_blank" href="https://www.internationalwomensday.com/theme.asp#.UxhaU_mSySo">International Women’s Day</a> – which is tomorrow 8th of March - I thought I’d share with you some of the most inspiring women property investors I’ve come across and who I am proud to call my clients and friends.
These women have achieved great things whilst just getting on with their lives. They are normal, down to Earth chicks; mothers, wives, daughters.
When I met Rachel, she was a part time working mother of four young children all under five. She wanted to development property so she could continue building her existing portfolio but was a little bit busy to manage it herself. She already held what I considered a very impressive portfolio of eight investment properties. When Rachel was 24 years old, instead of a car, she bought her first property and then just kept investing.
Rachel worked in accounting for a company she didn’t much care for.  To put it bluntly, her boss was a pig. But she used to grit her teeth and bear it as she knew she needed the salary income to keep moving forward on her property journey.
Rachel lived near me, so I went to her house to present our property development project management business to her.  We met over the kitchen bench with her husband and the little ones pulling on her skirt. Between distracting the kids, we chatted about property and it was only a few weeks later we’d started on her dual occupancy development. Rachel was decisive; I guess she didn’t get much time to procrastinate.
We completed her dual occ, increasing her property portfolio by two more properties, and then I received the phone call. Rachel excitedly shared with me her news that she was pregnant again and in the same breath she explained that she wanted to get another cashflow positive property under her belt before having to leave work. We discussed a granny flat project and immediately started searching for the right property for her. We found the property and at the same time, Rachel had an announcement to make. The amazing news was that she was having twins!
We completed her granny flat development after her beautiful twins were born twelve weeks premature! Now she owns 10 investment properties. Rachel’s goal is to set herself and her husband up for an early retirement and to help her children with their investments in the future. She is also looking to start a new business helping other investors do the same as she’s done.
My next amazing lady client is Angela who owns a whopping 14 properties including the three villas Property Bloom recently developed for her.  Angela started investing when she was 27. A dynamic single mother who works full time in the corporate sector leading a large operational team in the media industry, she is focussed on building her asset base and wealth, securing the future for herself and her two beautiful children.
Her investment strategies include buy and hold, subdivision, medium density development and build to add value. Angela has also set up her own self-managed super fund.
When we worked together, Angela really impressed me with her attention to detail and focus on exactly what she wanted. I knew her day job was very demanding but the time she dedicated for her family was more important to her. Angela’s biggest driver is to be a great role model for her children and to provide them with a future that will offer them options and choice.
Finally, I’d like to introduce Justine who is possibly better known as a successful, <a target="_blank" href="https://www.smarttrading.com.au/index.php?q=1">professional stock and CFD trader</a>, speaker and best-selling author; but Justine is also a property investor.
Justine was just 23 when she purchased her first property investment. However, before this at the tender age of 18, she invested her savings in the stock market as a hobby. Talk about diversification. This ‘hobby’ then became a full-time career in 2001, when Justine decided to take the plunge and leave her job to become a full time stock trader.
I met Justine a few years after this and she was well on her way to securing her financial freedom.  A wife and mum of two gorgeous children, she engaged Property Bloom to manage a corner block development that included a major house renovation, Torrens Title subdivision and unit development.  This project created a high amount of equity and a solid yield.
Justine has since ventured to the USA to take advantage of the low property prices and strong Aussie dollar and has built up a fantastic portfolio of USA properties. Being the entrepreneur she is Justine’s latest venture is <a target="_blank" href="https://www.smartpropertyinvesting.com/index">Smart Property Investing</a> where she helps others buy into the US property market.
These three women are remarkable in their own ways.  But they are all focussed, work extremely hard and are motivated to make a difference for their futures and for the future of their children.
Most importantly, they are every day women, just like you and I who just get on and do it.
I’m also working with many other fabulous ladies who have taken on the challenge of setting themselves up financially....so here’s a shout out to Liz, Linda, Sandi, Lean, Nikky, Annabel, Jo-anne, Lorraine, Alison, Esther, Karen, Paige and Suzie. Happy International Women’s Day to your all!
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">Property Bloom</a>, which manages property development.
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Three women's inspirational property investor stories

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Today I thought I’d share a little about my own personal property investing journey in the hope that it may be of interest or maybe if I’m lucky, encourage you to move forward on your own journey if you haven’t already.
As I cast my mind back 12 years, I remembered very clearly my own experience.  When I started thinking about property I was pregnant with my first son. I had an overwhelming urge to do something to start setting up my family’s financial future. I have no idea why I felt so responsible for this, but after reading Rich Dad, Poor Dad by Robert Kiyosaki my world flipped upside down.
I think I’m pretty responsible by nature and his books explain that we all need to be responsible for our own futures. This really hit a chord with me; perhaps it was the pregnancy hormones or just that I’d never really had time to reflect on this in the past. Whatever the reason, I decided to make things happen.
Whilst I should have been shopping for baby clothes and decorating the baby’s bedroom, I was sitting in an auditorium hungrily soaking up information that I hadn’t come across before. As my ankles swelled and my back ached, I feverishly took notes on all the different strategies you can use to make money from property. My plan was to work whilst my baby slept, little did I know how little babies sometimes sleep! But that’s exactly what I did and what I missed out on in sleep, I gained in knowledge. With bleary eyes, my property investment journey began.
That baby son started high school this year and so he’s a reminder of when and why I wanted to invest for our futures.  Since his birth, I’ve built a decent investment portfolio and a thriving property development project management business.
I love following the property market and tracking the property cycles. Since I started investing in 2000, we’ve had what may be ‘once in a lifetime’ anomalies that have impacted on the cycle. Firstly, the very rapid growth in most capital cities between 2000 to 2003; then the global financial crisis in 2007 and the credit crises that followed.  A change in government coincided in the same year and a turbulent period for the Labor government followed until the Coalition was elected in 2013.
We’ve seen a resource boom, a mining slowdown and now the lowest ever cash rates in history. And between 2001 and 2011 we’ve seen major shifts in population growth patterns. Natural fertility reversed a long run decline and migration rose to record levels, according to <a target="_blank" href="https://home.id.com.au/">id</a>. You can’t really say this is a ‘typical’ property cycle.  But, is there ever one?
As part of our research process, we track the quarterly median value of the Hunter Region cities that Property Bloom develops in.  Back in March 2003 one city had a median value of $179,566 today it’s $363,500.  That’s an increase over the past 10 years of 203%.  There are strong indications that this growth will continue.
The Hunter Region offers an affordable entry point into property and history has shown that the capital growth is there too. Combine this with an adding value development strategy and your journey will be even more worthwhile.
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">Property Bloom</a>, which manages property development.
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Starting your own property journey

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If you are just starting out in property development and haven’t yet found a builder, a good way to get a pretty good idea of what your construction costs may be is to engage a quantity surveyor (QS) to work with you in the early design stages of your project.
A QS can estimate the building cost of your development by using a trade based cost plan.
Provide your QS with architecture plans, including the engineer designs for stormwater and slabs. Your QS can then calculate all areas of your dwellings including floor, wall and roof areas.
There are literally hundreds of calculations made from the plans in order to complete the report.  The report contains a number of breakdowns so you can see for instance what the plumbing costs of the build will be.  The report contains calculations for the length of sewer drainage pipes and all the plumbing materials that will be required to connect the dwelling to the street’s service, installation of fittings and the internal pipework and stormwater drainage.
Once measurements are completed they are all combined to give a total cost of materials and labour for the project.
The QS will also break down the project into the different trades that will be needed to complete your project and apply costs to those trades.
I spoke to Bob Macansh from <a href="https://quanto.com.au/" target="_blank">Quanto Pty Limited</a> about the degree of accuracy between a builder’s quote and a cost plan.
“We receive requests for a cost plan from mum and dads wanting to build their own house right up to architects designing high density unit projects," Macansh said.
"Interesting enough, we have found that no matter the size of the project, our cost reports generally come in within 10% of the actual builder’s contract.
"We recommend our clients use the cost plan as a working tool with their builder, rather than a tool to try and prove them wrong or catch them out.  At the end of the day, you need your builder on your side as a property developer and the report gives both parties the opportunity to review cost areas to see if there are opportunities to trim build costs."
The cost report can be an important tool if you are having more than one builder quoting on your project. You can supply the report (less the costs) and ask the builders to quote on each section. This way you will be able to accurately compare quotes.
In my experience, builders prepare and present their quotes or tenders in different ways so having a template for them to provide costs on can give you the edge as a developer and determine the areas the builders are more cost effective in.
Glenn Cartwright of Quanto Pty Ltd says: "Too many times you hear of developers running out of funds before the development is completed. By having a trade based cost plan prepared by a quantity surveyor, developers can see not only how much the overall project will cost, but exactly where the costs are going. They can then alter the design as they see fit to meet their budget. It is easier to plan a realistic budget prior to commencement rather than seeking extra funds towards the completion of a construction project."
Jo Chivers is director of <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
     
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How to accurately calculate the cost of your development project

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.

Jo Chivers

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