<html><body>
As property developers, Property Bloom has a range of development strategies most commonly involving building new dwellings and land subdivision.
But, we also offer two house renovation strategies. One is to maximise rent and depreciation benefits, which is our most common strategy and recently we’ve decided to offer a service to renovate houses to sell them.
There are certain times in the property cycle that the renovate-to-sell strategy offers opportunity. You need to use this strategy when the sales market is rising, so timing is crucial.  If you buy, renovate and sell in a stagnant or downward trending market, even though you are adding value to the house, you are likely to lose money.
Outside of the renovation costs, you must consider costs such as stamp duty, legal fees for the purchase and sale, holding costs during the renovation and sales process and selling costs.
You may also need to include capital gains and land tax, so it’s important to seek good accounting advice and make sure you’ve included all costs in your feasibility analysis.
So you need the help of an upward moving market to supplement the renovation and selling costs. Bearing all this in mind, we think perhaps the time is approaching for a buy-renovate-sell strategy.
Property Bloom’s original renovation strategy to add value to increase rent is all about maximising the yield.  We are currently renovating a house for this purpose where we are also building a granny-flat so our client will have two rental incomes from the one property.
With this house renovation, we are bringing the house up to good rental standards, we are very conscious of all costs and continually ask the question of any changes – will they add rental value?  If not, we don’t do them.  So street appeal takes a step back and safety takes a step forward.
Creating a third bedroom or second living area is high on our list. No bells and whistles are needed, just a safe, clean and functional dwelling that meets tenant demand in this location.
It’s a different kettle of fish with our strategy to renovate to sell. The sole purpose of this renovation strategy is to create as much profit as possible for our client.
For this strategy, our has shifted from properties that have larger land and development potential, to property very well located and close to CBD and facilities. These properties are more likely to have a smaller land component, which won’t matter as long as there is some low maintenance and well presented private outdoor living areas.
The potential owner occupier buyers don’t want a granny-flat in their back yard and would prefer a home with a garden they can tend, a double garage or garden shed for storage, some good quality features to the home like stone benches, ducted A/C, good natural light, a quiet location and a pleasant neighbourhood.
Property Bloom looks for different features in a property to renovate and sell to what we may look for in a property to renovate and rent.
Tired property in need of help with good bones is what we need. Large homes – four bedrooms is a bonus - with some nice, original features that we can enhance and restore. The location is of high importance.
All of a sudden the house, not the land, is our focus.
Funny after all these years of looking at a house as a development site, now we are looking at a house for all the features of a warm, attractive home.
<hr>
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank" style="font-size: 14px;">Property Bloom</a>, which manages property development.
</body></html>

jochivers-wq5Bp59R5a

Choosing your renovation strategy; rent or sell?  Jo Chivers 

<html><body>
During the week I sent out a little survey question to some of the real estate agents Property Bloom uses in the Hunter Region of NSW. I wanted to pick their brains on a decision we had to make.
We were in the process of designing a three villa project for our wonderful client, Tim, and my brief to the builder and architect was to try and include double lock-up garages (DLUGs), not just a single garage (SLUG), for each three bedroom villa if possible.
When the concept plan came back it did indeed have DLUGs but the villas did not have ensuites off the master bedrooms. 
However, they did have a separate ‘powder room’.
A powder room is a small bathroom that contains only a wash sink/vanity and a toilet. Sometimes, it's referred to as a guest bathroom or half bathroom, and it is usually located in a place where guests can use the facilities without having to go into the main bathroom.
Our optimum villa design includes three bedrooms, two bathrooms and a DLUG.  But the land size for this project meant we couldn’t have it all and we didn’t want to sacrifice the size of the double living areas of the villas.
I had recently seen a villa for sale (not one of ours) that had to be reduced in price dramatically as the living space was just too small. It had been sacrificed so that there were two bathrooms and a DLUG.
My question to the agents was “What is more valuable: an ensuite or a double garage? (In lieu of a single garage)”
It was interesting to see two differing opinions. One agent thought the ensuite or second bathroom was more important than the extra space a DLUG would provide.
But more agents came back with recommendations to keep the DLUGs over the second bathrooms.
The reasons were interesting; it was mentioned several times by the agents that both owner occupiers and tenants love storage space. 
Sometimes, their most valuable asset is their car and they want a garage for the car plus space to store their things.
Internal access from the garage to the house was also important particularly for downsizers or young families.  There is nothing worse than lugging bags of groceries further than you have to on a wet day.
Security was also mentioned, so remote access to the garage was important.
These villas would be kept and used as investment properties but our client  was also mindful of the end value and demand when he does decide to sell.
I had just read a really good article written by fellow observer Mark Armstrong: <a href="https://www.propertyobserver.com.au/residential/how-the-single-storey-villa-unit-ugly-duckling-became-a-highly-prized-investment-mark-armstrong/2013081364170?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=upperright" target="_blank">"How the single story villa became a highly prized investment."</a>  
Mark talks of a 1970s villa selling above reserve in Hawthorn, Victoria. 
He described three target markets for this little two bedroom, one bathroom, single garage villa:
-          Downsizers
-          Investors
-          Home owner investors – looking for a stepping stone property
This was exactly the same as our target market up in the Hunter Region. 
I clicked through to view the villa Mark was talking about and was interested to see the size and the amount it had sold for.  It actually didn’t have either an ensuite or DLUG but it was beautifully renovated.
What I also needed to take into consideration was a recent experience where a valuer had valued two villas that were part of a dual occupancy project.
They were very similar but one had a SLUG and one had a DLUG. The difference in the valuation was $30,000. 
The main reason was that in that particular market, the sales references for three bed, two bath single garage villas were all mostly attached and formed part of a duplex. The valuer didn’t seem to add back the value of freestanding villas.
So for this three villa project, I have looked closely at what had sold in this estate and what was in demand from tenants. 
In this area, there were more sales references for villas with DLUGs than for SLUGs and bearing in mind our client’s first intention was to maximise rental returns, we have chosen the DLUG over the ensuite.
But we do still have the powder room which I think is a great compromise.
Jo Chivers is director of <a style="font-size: 14px;" target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
</body></html>

What's worth more to your home: an ensuite or a double garage? Jo Chivers

<html><body>
This week I’ve been thinking about legacies and what we can do to leave a meaningful one.
Sadly we had another death in our family, with the sudden passing of my beautiful mother-in-law Sue last month and after my dad dying earlier in the year, I’ve been reeling a little.
During the lovely tribute my husband prepared for his mum, I found myself reflecting about really how little time we have (she was only 70) and sometimes when a death is sudden, it jolts you into action.
The questions I asked myself were: “Am I living the best life possible? What do I want to achieve in my life? What will I leave behind for my kids? or what will I be remembered for?”  
This bought me to ask: "What will be my legacy when it’s my time to go?”
A legacy is something that is left behind after a person has passed.
Commonly people think of bequeathing money or property or other things of value.  To me, a legacy is more about sharing what we have learned, not just what we have earned, and bequeathing values over valuables. I think that material wealth is only a small fraction of a legacy.
Until now, I didn’t realise it but I have been working on material legacies.
Coming from a working class family, my parents taught me how to make money from hard work.  I leant you’d be payed a good salary for a good days work.
I wanted to break the earn from working cycle for my family so that our income could come from investments and managing our mone, and from the business. 
I also do not want to rely on the government to dictate my retirement.
My aim was to set my family up for financial freedom and retire with money.
But upon reflection, whilst sitting in Sue’s funeral service, I realised that there is much more to life.
Yes we need money to live and support our families but what is beyond that? 
You can achieve a material or monetary legacy quite easily if you focus on it. Within a space of 10 years I have done that; built a property portfolio and a successful business. It wasn’t easy but I feel really pleased that all the hard work is paying off now.
But more importantly, I realised that the real value is in what I’ve learnt in the last 10 years. 
This may be of use to others and I hope particularly to my kids.  I hope that what they learn from my life will enhance their life.  Maybe they won’t see the same value I do to be financially independent?  I can’t do much about how they perceive life and their wants and needs. All I can do is live my own life to the fullest on my own terms. They’ll take out from it what they need.
Just what is it that I want my sons and step daughter to be mussing over when they are sitting in my funeral service?
I hope my life’s message will be that you can do anything in this wonderful world of ours, just be persistent and focussed and follow your dreams.
So what’s your legacy going to be?
I love this quote:
Go confidently in the direction of your dreams. Live the life you have imagined”
- Henry David Thoreau
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development. 
</body></html>

What legacy will you leave behind?

<html><body>
The phone rang and there was a rather excited voice on the other end. It was Kaye from my builder’s office. She had some good news for me.
We’d been working on a new development strategy that we could offer clients.
Currently Property Bloom project manages three main types of developments:
Granny-flat development – this suits investors on a budget who want cash flow. Whilst a granny-flat development won’t create much equity as we can’t subdivide the land, we do upgrade the existing house and then build second accommodation.  It’s essentially an ‘add value’ type development that delivers high yields and some depreciation benefits.
Dual Occupancy – this involves building two freestanding homes usually on a nice corner block of land and subdividing.  We will usually look for the land in a newer estate. This strategy creates equity, delivers a decent yield and good depreciation benefits.
Medium density developments – the land size needs to be large and we’ll build three or more villas and subdivide.  This creates good equity, decent yields and delivers high depreciation benefits and suits high income investors.
Sometimes a client would like a dual occupancy development but may not be able to finance it. Often, they’ll then consider a granny-flat development.
The big difference between these two strategies is that one results in a high yield but low equity creation (granny-flat) and the other creates good equity and still delivers a decent yield (dual occ).
I saw there was a fair gap between the cost of a granny-flat project (high yield) and the costs of a dual occupancy (two freestanding villas) project. There was demand for as a ‘stepping stone’ type strategy.
So, we recently introduced what I call our ‘cheapie’ duplex development project (I’m still working on a better title!).
For the ‘cheapie’ duplex strategy we need to locate cheap land in established older suburbs. This does not mean we look in undesirable areas or sacrifice location for cost, it just means we look for a bargain.
Sometimes it may mean demolition of an old house or we’ll find a piece of land that’s become available as a result of a subdivision.
Regardless, this strategy is all about low cost.
 
<hr class="system-pagebreak">
Once we secure the right site, we then build a basic duplex and subdivide.  A duplex is two attached villas.  
By basic I mean still built to the highest of quality, but there is no ensuite off the master bedroom, it has a single garage and no bells and whistles.
It’s still good accommodation, but just your basic three bedrooms, one bathroom. Our duplex does have air conditioning, dishwashers, and an internal laundry with second toilet and patio with pergola.
We know exactly what this type of accommodation will rent for – it’s targeting the low to middle rental market where there is currently good demand. 
We also have a good understanding of the expected end value as there are some similar sales references, albeit older dwellings, in this market.
The most important challenge for this strategy is to bring in the build costs as low as possible.
For our first project, we’d found a cost effective site in an older suburb with a mix of cottages and new homes.
The location is good, close to the local school. But there was an old house to demolish. The house was full of asbestos and the demolition costs are coming in higher than first anticipated.
The duplex concept plan was designed and our first building tender had come in about $5,000 higher than estimated. 
This combined with the higher demo cost, meant we needed to work hard and find some serious cost savings. 
We explained this to our builder and had a good meeting, pouring over the plans. Perhaps we’d need to do away with our second toilet or internal laundry to save build costs?
Now back to my phone call from Kaye...
”I’ve got some great news, we’ve been able to reduce the build cost AND keep the laundry and second loo” she said. 
Their draftsman had worked out a more economical way of designing the footprint of the duplex so that there was a few less ‘angles’.  This impacted on the roof design.  So with a minimal change to the front façade, we could save over $8,000.
This saving not only bought us below estimate on the duplex build cost but the extra savings will help offset the higher old house demo costs.
We are still awaiting more demo quotes and hope to get the cost down further.
We think our ‘cheapie’ dual occupancy strategy will work well in meeting the needs of the rental market but more importantly, meeting the needs of clients looking for a keen deal.
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development.
 
 
</body></html>

A 'cheapie' duplex development meets the needs of renters and clients

<html><body>
Subdivision is one of the many ways you can develop property.  It involves converting one piece of land or existing dwellings into several.
Raw land subdivision entails legally and physically converting raw, undeveloped land into developed land so that one or more buildings - residential, commercial or industrial - can be constructed. 
As you will be changing the lands usage and appearance for example perhaps from a rural rezoned paddock into a residential land subdivision, you’ll also be building the infrastructure required such as roads, paths, drainage systems, water, sewerage and perhaps even public utilities such as a park.
You can also subdivide developed land (much more easily) by simply splitting a block in half.
Subdivision of existing buildings is the conversion of a single title to multiple titles.
For instance, a block of 10 units on a single s title - often referred to as units ‘in one line’ – can be converted into individual titles such a strata title. This is a great way to add value to the properties and allows you to sell them off individually.
Subdivision gives you flexibility to sell off a newly created piece of land to reduce your loan, or to hold and add value to the property by registering the new lots and holding or further developing them. If there is a income producing dwelling on the land you are subdividing, then this can help offset your holding costs.
Be aware of holding costs if you are buying land to subdivide as subdivision can take a long time and you need to have the ability to pay the holding costs, interest payments and council rates whilst waiting for the subdivision to be completed.
An investor might buy a dwelling that is on a large piece of land where they can renovate a house and then subdivide. Or, perhaps you are a homeowner living on a potential development site where subdivision may be permissible.
The site will however, need to adhere to the council regulations.
The first question you need to ask council is what is the minimum lot size?
You can find this out from your council’s Development Control Plan for Subdivision and in their guidelines.  The minimum lot size will vary from council to council and also in the different zonings within the councils. For instance, the residential minimum lot size will be smaller than the rural zoned land size.
One council Property Bloom works with has a residential minimum lot size of 450 square metres.  So we can subdivide a 900 square metre corner block into two lots.
However, if we had a 900 square metre piece of land that was not on a corner, then we could not subdivide this, as we also need to allow for a driveway to access the back lot.  The area needed for the driveway is in addition to the minimum 450 square metres.  So we would need land approximately 1100 square metres in size to be able to subdivide and allow for our access handle.
Another type of property to look for is land with two street frontages, so if it is 900 square metres in size and the minimum lot size is 450 square metres you can literally cut it in half and each lot will have its own street frontage.
 
<hr class="system-pagebreak">
When developing land using subdivision, it’s important you understand the different types of subdivisions.
Strata subdivision – Dividing a property into separate units, apartments or villas.  Strata is land title based on the horizontal division of air space and may involve common areas shared by each title holder and usually managed by a strata manager. Land alone can also be strata subdivided.
Torrens subdivision – Dividing one land lot into two or more separate land titles. This form of subdivision gives the owner complete autonomy with their land as they don’t have to answer to the strata manager or adhere to certain strata rules and regulations.
Community subdivision – A development with common property such as roads may be used by all residents.
Getting professional advice from a local surveyor will help you to make the best decision for your site and also help you decide which potential purchase will make the council process the smoothest.
When budgeting for your subdivision you’ll need to start with a realistic end valuation. How much will the completed development will be worth? Then subtract the costs to calculate profitability.
Sounds simple right? 
Wrong.
There are a lot of costs involved with land subdivision, particularly Torrens title subdivision.
It’s important to run a detailed feasibility analysis on the subdivision including possible costs for; stamp duty, legal fees, surveyor services, council application and developer charges.
In NSW Section 94 or 94a charges can be very hefty – these developer contributions fund the infrastructure which supports the basic needs of population growth and new development.
Right now there is a cap of $20,000 in NSW for Section 94 charges per lot, but this can be a lot less, so check with your local council.
Or, the council can negotiate a higher fee with the Development Application (DA) applicant if warranted.  So call your council and check what they charge.
You’ll need to factor in this charge as it can make or break your profit.
 
<hr class="system-pagebreak">
Then there is the civil works – kerb &amp; guttering, footpaths and service connections such as sewer, gas, electricity and water costs. Sewer extension can be costly and will be dependent on the application made to the local water authority.
Each proposed development is unique and requires an investigation by the water authority to determine the impact of the proposed development on existing water and sewer systems, and whether works need to be built, such as whether the developer needs a new reticulation systes and lead-in mains, to provide connection to water and sewer mains.
After an application is made, a 'Notice of Requirements' letter will be issued.
This notice will, in most cases, detail what’s required in order for the water and sewer facilities to be provided to the proposed development.
The requirements for your development may include:
<ol start="1">
<li>Payment of a recycled water developer charge (if applicable)</li>
<li>Design and construct water and sewer infrastructure specified in the notice necessary to serve your development.  Depending on the size and extent of the development, this may include a requirement to prepare a water and/or sewer servicing strategy</li>
<li>Transfer of the infrastructure to the Corporation.</li>
</ol>
You can do some homework on the local water and sewer infrastructure before you purchase the land to get an idea of what works may be required.
Make sure you also discuss your subdivision strategy with an accountant and understand the possible tax and GST implications if you are planning to sell.  
You will also need to estimate your holding costs such as interest on your loan and rates.
Remember, if it’s a straight land subdivision you won’t have an income from the property to help offset your holding costs, so time is literally money in this type of development.
Property Bloom looks for the best way to subdivide as part of our development process and the quickest and most cost effective vway may not always be the most obvious. 
What may look like a simple subdivision can turn into months and months of complicated work.  The plumbing and civil works alone can really blow out a budget, so it’s important to understand the entire process before you embark on your first subdivision.
There are many things to consider when planning a subdivision, so make sure you engage professionals to assist you if you’re a beginner.
A development project manager will be able to work with you on every stage of the process and you’ll be amazed at how much you learn along the way.
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development.
</body></html>

When is the right time to subdivide and how should you do it?: Jo Chivers

<html><body>
 
In 2009 the NSW Government released a new policy that has been well accepted by most property owners, including investors and owner occupiers alike.
The Affordable Rental Housing - State Environmental Planning Policy (SEPP) is encouraging people to build more granny flats and Property Bloom has introduced this as an affordable development strategy that may help you to grow your property portfolio.  
If the council allows complying development on the property (check your section 149 planning certificate in the sales contract), then you can fast track the approval process and have a private certifier issues approval within ten days.  
As one of the development strategies we offer, Property Bloom finds properties suitable for a complying development. 
We’ll then manage all the fine details to create a high yielding investment for our clients.  
The policy introduced by the NSW Government is a fabulous strategy as it allows more property owners to add value to their homes or investments in the short and long term. 
From a development perspective, it can be a quick and easy way to build your property portfolio and create high rental yields.
Owners can benefit from cash-flow from the rent on two dwellings and also receive good depreciation benefits on the new flat (if being rented).  This means people can keep moving forward with their investment strategy. 
Unlike buying a single apartment for instance around Sydney which is likely to be negatively geared, adding a granny flat to a property with an existing dwelling can result in a cash-flow positive situation.  
In the past granny flats were only permitted in certain residential zones, but this SEPP has opened up a whole new real estate door. The aim of the granny flat is to boost the supply of affordable rentals by providing housing for the elderly so families can support each other, as well as the younger generation who are living at home and are not in a position to move out just yet.  
 
<hr class="system-pagebreak">
Government projections show us that single-person households are likely to be the fastest growing sector over the next 20 years, so demand is definitely there.
Small secondary dwellings are an attractive option for singles and couples who don't need a lot of room and are the most likely people to be under rental stress.
Young people are also staying at home longer and granny flats can provide extra space for them and be a lifesaver for Baby Boomers who were hoping to empty their nest some time soon.
This policy means that if you have a block over the size of 450sqm you are able to build a granny flat no larger than 60sqm on your existing property, you may get approval in approximately 10 days, as long as it is complying with the council’s regulations.  
Property Bloom focuses on developing property, including granny flat developments, in the Hunter Region on NSW due to its affordability and strong, diverse economy. 
The area is earmarked for long term growth in the NSW government’s Lower Hunter Regional Strategy. The 25 year plan, provides for 160 000 new residents and 66 000 new jobs.
Local industry includes manufacturing, mining, retail, construction and tourism.  
In the Hunter, Property Bloom locates properties priced around $250,000 that may need a small cosmetic renovation.
With the addition of a two bedroom granny flat, which we build for around $105,000; it’s a really affordable investment and a great way to dip your toe into property development.  These projects are creating a 7-9% gross rental yield.  This type of development suits someone starting out in developing or an investor looking to create a cash flow positive investment.
To take advantage of the NSW Government’s Affordable Rental Housing - State Environmental Planning Policy (SEPP) the regulations include:
<ul>
<li>
Granny flat must be no more than 60sqm in size
</li>
<li>
Land must be more than 450sqm
</li>
<li>
Can only be one house and one granny flat on the land
</li>
<li>
The land cannot be subdivided
</li>
<li>
It meets the requirements of the Building Code of Australia
</li>
</ul>
For more information go to:
<a href="https://propertybloom.com.au/property-granny-flats">https://propertybloom.com.au/property-granny-flats.html</a>  
Jo Chivers is director of <a target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom" style="font-size: 14px;">Property Bloom</a>, which manages property development.
      
</body></html>

How a granny-flat can add value to your home: Jo Chivers 

<html><body>
Ok, you can call me a nerd if you like, but I love checking out the Australian Bureau of Statistics (ABS) website, there is some really cool stuff on there.
Tick-tock...it’s the population clock.  This is fun, you can see each hour the population clock tick over with real population data. On 9 July 2013 at 05:24:38 PM (Canberra time), the resident population of Australia was projected to be:  23,110,108.
<a target="_blank" href="https://www.abs.gov.au/ausstats/abs%40.nsf/94713ad445ff1425ca25682000192af2/1647509ef7e25faaca2568a900154b63?OpenDocument">Check it out</a>:
<img alt="chiversjuly12one" height="208" width="470" src="/images/stories/2013/07/chiversjuly12one.jpg">
Another fab thing is the animated population pyramid. This shows a cool graph of male and female populations by age group. You can click on the ‘view surplus’ button to see surpluses of ladies or gentlemen, by age, by state, so if you’re looking for a partner, perhaps start your research here!
There is a button you can click that animates the graph; you can see the population by gender from 1971 – 2015. It’s interesting to watch the shape of the graph change as you move through the years. This is a <a target="_blank" href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia">good tool to check out</a> when thinking about population demand for housing.
<a href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia"><img alt="chiversjuly12two" height="415" width="470" src="/images/stories/2013/07/chiversjuly12two.jpg"></a>
What I actually went to the ABS website for, before being distracted by clocks and animated graphs, was to check out the latest population growth data for the Hunter Region of NSW.
You see the ABS recently released its small area population estimates for the year ended June 2012.  This is the first insight into population change at smaller areas of geography since the 2011 Census.  Here are my key findings:
STATE SUMMARY
At June 2012, the estimated resident population of New South Wales was 7.29 million people. Between 2011 and 2012, the NSW population increased by 78,900 people (or 1.1%). This was the third largest growth of all states and territories, behind Victoria and Queensland.
At June 2012, just over one-third of NSW residents lived outside Greater Sydney and this increased by 17,600 people in the year to 2012, to reach 2.62 million.
The Hunter Valley (excluding Newcastle) had the largest and fastest population increase in the remainder of NSW (up 4,500 people or 1.8%) in 2011-12. The next largest increase was in adjacent Newcastle and Lake Macquarie (up 3,100 people), followed by Central West (2,100) and Capital Region (1,600). The only area to decline was Coffs Harbour - Grafton on the mid-north coast, down 90 people.
Maitland – West had the fifth largest growth after four Sydney areas. Thank you, we’ve been developing here for some time.
Large growth was recorded near the Australian Capital Territory, in the Hunter Valley and in the Central West.
The ABS is full of important information, at a click of a key I found some industry data for one town Property Bloom works in. It was interesting to see the breakdown by industry by employment. The top employer in this town was manufacturing, closely followed by retail. Now if I asked someone on the street, they may have said tourism as number one and mining close behind. So what sometimes seems obvious is not always the reality.
It’s important to take a ‘big picture’ look at the areas you invest in. That’s what Property Bloom does; we research populations, vacancy, median sales price, and long term sales data and combine it with what we hear on the street and from talking to our agents.  From this, we work out the best locations for our client’s developments.
Whilst it may not seem immediately relative, if you cross check the statistical data with qualitative research i.e. what you find going on in the market, it all makes for some good, solid backing to why you should be investing in that location.
Jo Chivers is director of <a style="font-size: 14px;" target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
</body></html>

Crunching ABS data can be key to investment success: Jo Chivers

<html><body>
What’s the big difference between a two or a three unit site? Apart from the obvious number of units, there can be a big difference in the equity you can create.
Most people want to manufacture as much equity as possible from their development and it often comes down to how many dwellings can be built on the land.
There are times when we look at land and think, would this make a better dual occupancy site than a three unit site? Just because a site is large enough to fit three units, doesn’t mean it’s always the right way to go.
Should we build two larger four bedroom homes or three x three bedroom villas?  The answer is not always obvious and we need to look at several factors:
-          Budget, the three unit project will cost more to build. Can our client fund it?
-          Strategy, is our client planning to hold and rent or sell?
-          Demand, what is in demand in the area; four bed or three bed homes? We revert back to our client’s strategy then research the demand in the rental or sales market.
-          Growth prospects; the four bedroom homes may have better capital growth prospects as there is a higher land component for each dwelling, again, check back to our clients strategy.
-          Location. What is there mostly in the area?  In a new housing estate there may be mostly four bed houses. Does that mean we need to build four bedders?  No as we may want to differentiate ourselves and supply something different.
A typical Property Bloom three unit project can generally create about 40% more equity than a dual occupancy. This is appealing to clients who want to build their portfolios quickly and use the equity to keep developing.
A three unit project may suit those on higher incomes as they could finance the higher costs but will also benefit from strong depreciation. There is also flexibility to hold say two dwellings and sell one after a few years as the depreciation benefits dwindle. The gross yield is generally around 7%.
It’s important to have a good discussion with your accountant about your strategy and the impact the different sizes of developments can make on your finances.
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development.
</body></html>

Two V Three: How many dwellings to put on your land development site? Jo Chivers

<html><body>
This week’s event was a shemozzle, a bit embarrassing and it made me sad.
As I watched the telly – waiting for the State of Origin to start like half the nation – but instead seeing newsflashes to political nonsense that would see our very first woman Prime Minister be replaced with a vote from her own party, I pondered.
I was so proud to have a woman running our country even if I didn’t actually vote her in...well none of us did really... and even if I didn’t even vote or agree with her party politics, I was still proud that our country had a female leader and a female Governor General and we’d seen each state apart from SA with female state premiers in the past, but not now.
Then after watching the ‘car crash’ of Wednesday night in seemingly slow motion I could only reflect on what Julia had to put up with as a woman in this important and high profile position.
There is no doubt she copped heaps. I wonder if the other 39 women prime ministers, past and present around the world had put up with so much crap. I doubt the 'Iron Lady' did, RIP Baroness Thatcher.
“The ultimate irony is that there is no doubt Gillard will stay true to her word to bow out from politics, giving her nemesis Rudd the gift of clear air that she never received,” <a target="_blank" href="https://thehoopla.com.au/rudd-57-gillard45-australia-nil/">said Gabrielle Chan</a>.
Politics aside, when is it ok to be so disrespectful to a woman or a man who leads our country? The stupid comments made by radio DJs about her partner’s sexuality and her father dying of shame etc were inexcusable.
“The standard you walk past is the standard you accept.”  
These strong and meaningful words came from the chief of army, Lieutenant General David Morrison on 13th June as he explained that if people in his army felt it necessary to demean their female colleagues, or if they turned a blind eye to the demeaning behaviour of others, they should find another job. Now that’s true leadership.  
The standard you walk past is the standard you accept... Let’s think about this not only in our work but home lives too.
I have two sons who I hope to show that a woman’s contribution in work, home and politics is just as important as a man’s.
So now we wait – with the economy in limbo – for the election and quite possibly another new leader.  One I hope will kick the country into gear.
I don’t understand what a difference a new Labor prime minister can make in such a short space of time when I think the writing is already on the wall.
Was all this week’s events just a case of male ego rising?
Jo Chivers is director of <a target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom" style="font-size: 14px;">Property Bloom</a>, which manages property development.
</body></html>

Kicking the country into gear: Jo Chivers

<html><body>
This week I’m grateful for a fabulous team that I can trust and who I know are doing their absolute best for our business and clients.
Being brought up by a loving and religious mother (dad kind of stayed clear of this ‘emotional’ stuff), gratitude was one of the many virtues I learnt as kid.
After finishing school and working just long enough to save what I needed, I boarded my first aeroplane and flew to Europe.
I backpacked around the world for a couple of years. Coming home to a loving family and securing a great job that was the start of a 10-year career, I remember saying to myself: "How lucky am I, what a fabulous life I’m leading".
It was true, as I experienced life, I came across people who led far less fortune lives than me and who were working on themselves to try and move on from some terrible experiences. That made me more grateful.
As I grew my business and started a family, I came to realise that gratitude is a very important business and personal trait. So I thought we could look at this today in relation to property investing and developing.
A quick internet search delivers a brief yet I think, accurate meaning: ‘Gratitude, thankfulness, gratefulness, or appreciation is a feeling or attitude in acknowledgment of a benefit that one has received or will receive.’
In my day to day dealings I always try to thank people I interact with. It's good manners but also so important as you build relationships. My theory is to be nice and others will be nice back. It doesn’t always work but that’s the fun part.
I can still hear my mum saying "if you haven’t got anything nice to say, say nothing at all" ...and I’ve already started using this on my kids.
Sure, you will think a lot of non-positive thoughts during your day, but if you can manage your thoughts and deal with people with gratitude then I believe it will get you further than those who stamp their feet and who are rude and negative.
My husband used to call me ‘Mary Poppins’ - always so cheerful. I have to admit that these days, Mary may have left the building but I do strive to be as positive as possible.  It makes me feel good to be happy, it’s contagious and those you deal with may just reflect your mood.
If you’re in a bad mood, don’t take it out on others - that’s just selfish and lots of people fall into this trap.  But once you stop being selfish you appreciate other people and therefore appreciate when they do something nice hence you can be grateful. Gratitude can motivate the recipient to seek out their benefactor and to improve their relationship with them.
According to my internet source wikipedia.org, grateful people are happier, less depressed, less stressed, and more satisfied with their lives and social relationships. Grateful people also have higher levels of control of their environments, personal growth, purpose in life, and self acceptance.
Grateful people have more positive ways of coping with the difficulties they experience in life, being more likely to seek support from other people, reinterpret and grow from the experience, and spend more time planning how to deal with the problem.
I find it helpful to be thankful for negative things (when you can!). The other week I was pulled over for speeding, as I waited for the police officer to approach my car, all sorts of things flew through my mind...”shall I mention my brother is a senior sergeant in the hope he’ll let me off?
I used to do that but now I’m more responsible...or shall I try and make an excuse?  I did neither, instead I apologised for going too fast and after I was issued my ticket and drove off, I thanked the Universe for the lesson. I shouldn’t have been speeding, it was my own fault, I take full responsibility and this was a lesson to learn – a $243 lesson at that.
So as you proceed with your property investments and research, be thankful for what you’ve discovered along the way. Offer a small word of thanks, or send a card or leave a message for those who have helped you; your accountant, financier, solicitor, real estate agent and your tenant whose rent is helping pay for your investment.  You may find that gratitude will be returned to you sometime soon in the way of a fabulous investment opportunity.
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development.
</body></html>

Be grateful for what you discover on your property investment journey: Jo Chivers

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

Joel Robinson

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

<main data-perf-region="main">
Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

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

Maréa Residences brings parkside apartments to Coolangatta

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

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

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

Jo Chivers

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News