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The ins and outs of simple, small subdivisions: Three of the best of Jo Chivers

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Phew, what a year (sigh of relief that’s it’s almost over).
This year we completed the most development projects for our clients in our business history, but it wasn’t until I sat down to lunch with one of my builders and team last week that I’d even had time to reflect.  We wanted to celebrate the massive year we had all had.  My builder had turned over a record amount, and his business was up 15% – not bad in these ‘tough’ times.  Property Bloom also had a record year, which shows in new wrinkles forming on my face. I need a holiday!
At lunch we looked at some stats I put together on what we’d achieved.
There were some highlights but also some lowlights. I had one builder go into liquidation, which I would not wish on my worst enemy but wanted to mention in the light of another large NSW builder – Procorp was swept into administration a few weeks ago.  We completed this three-unit project early this year, and I had coffee with my client recently. Of course it wasn’t what we had expected, and the delay and added cost of finishing construction with another builder is very frustrating, but Property Bloom managed this process smoothly. After getting no fewer than five quotes to complete their triplex, we saved about $80,000 by using our smaller, renovation builder.  He was more affordable because he was on the tools himself.  At the end of their project the tax rebate from the high depreciation was a good reward together with the high yield they are getting. So they were not too sad, but this was definitely a lowlight for us.
We also completed two other projects that started off very differently to how they ended. We had planned for three-unit projects but ended with dual occupancies due to a sequence of unexpected events at the council, which had its planning powers taken and an independent planning panel suddenly put in place that proceeded to reject development application after development application (DA) without warning or giving us or anyone else a chance to modify plans. These circumstances were well beyond everyone’s wildest imaginations, and so these developments were impacted by a situation totally unforeseen.
We are extremely proud of this year because the highlights far outweigh the low ones.  The reason I’m even mentioning lowlight projects is because we all need to understand the risks in property developing and also because I’m an honest person.  It’s not always beer and skittles!
If you are going to develop property, you need to be prepared for the unknown. It’s like unwrapping a Christmas gift and not knowing what’s inside until all the wrapping is gone and the contents revealed.  A development site is somewhat similar; it’s not until you get through each phase – site selection, design, planning and construction that you really know what you will end up with.
 
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So now I’m going to boast of one of great results.  This three-unit project (pictured below) surprised even me when we finally ‘unwrapped’ it – it was truly the gift you always wish for.
<img src="/images/stories/2012/12/chiversdec14.jpg">
Our first signal that we were off to a good start was sourcing an off the market site directly from the land developer, a farmer who was subdividing off some on his very flat, well-located land. Our client paid $195,000 for a 1,090-square-metre lot.
We completed the project with 14 months, including design, DA approval, construction certificate approval, finance approval and construction.
The build time was 25 weeks.
The equity created through the development process was a massive $222,301, representing a 16% return on investment (within 14 months).
The gross yield was 7% upon renting the villas.
The best result we achieved was to bring in the project $38,623 less than what was originally estimated.  Our initial estimates are done before we have any plans and based on our experience on similar projects.
There were many other very successful developments, and as I reflected on this with our team and builder at lunch overlooking the vineyards of the wonderful Hunter Valley, we summarised it quite simply into the ingredients for successful developments: finding good sites, implementing good systems, running a good team and having great clients, ones who make quick decisions and let us get on with what we do best.  Thank you to all our wonderful clients, and I wish everyone a safe, relaxing and happy Christmas.  I’m looking forward to a nice break myself so I can try and better our bumper year in 2013.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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A year of highlights and lowlights in property development management

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I had a call from Dave today.  He said, "Hi Jo, can you help me with a dual-occupancy project?’  To that I replied: "Sure, Dave, we’d love to.  Tell me a bit about your strategy and what you are hoping to achieve from a property development."
He said, ‘"well, my wife and I want to turn over a few developments, you know, complete one, sell and then use the profits to go again. Our aim is to use the proceeds to pay down the mortgage on our principal place of residence and keep investing." 
Dave certainly has a very good plan. As property development project managers, we are not qualified to give accounting or financial advice, but I do like to check with anyone making this kind of enquiry that they understand what selling costs are involved.
Dave said he understood there’ll be agent’s selling commission and marketing costs to sell the new villas and said "We might have to pay some capital gains tax, and that’s it, I think."
My reply: "Are you sure, Dave?"
If you take a look at the selling costs, then you may think twice about selling on completion, especially if it’s a small development like a dual occupancy.
In the Hunter region of NSW where we manage our developments, we can typically create around $100,000 in equity on a dual-occupancy project. This sounds like a lot of equity to create, and it is – if you are holding the properties you’ve built.
By holding on completion you not only get the benefits of depreciation and higher than average rental returns (everyone loves to rent a brand-new property), but some clients choose to refinance sometimes up to 95% LVR (loan to value ratio), and by doing this they can access a lot of the equity that’s been created through the development process.
But if you are looking to sell on completion, then there are a whole list of costs you need to consider.
The big one is GST, and as I explained to Dave, I highly recommend he checks this out closely with his accountant.  GST is payable when you buy new property, so Dave would need to ensure he pays 10% of his selling cost in GST.  However, if he holds the properties for five years, the property is no longer deemed new and no GST is applicable.  If Dave is not registered for GST then he can’t claim the input tax credits throughout the life of a development, so already he’s lost a big chunk of his profit.
Mortgage costs can be another cost to consider. Dave needs to check with his lender what fees and charges may be applicable when he subdivides the two dwellings – the lender needs to approve this before the subdivision can be registered - and then on the discharge of the mortgage.
In some instances, land tax may also be payable on a property that is being sold.
Dave said he would have a meeting with his accountant and then come back to me on his plans for his dual-occupancy project, and that’s exactly what he did.  A few weeks later, we had found him a great site and now he’s planning to hold the villas for the short term due to the potential yield of 7.5%. This also helped him realise that if you are going to all the trouble to develop property in the right location, you may as well hold to reap the immediate and future rewards.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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You don't need to sell to reap the benefits of property investment

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Spring is so beautiful in the Hunter Valley, the birds are singing and the flowers blooming, the grape vines have sprung to life and are green and luscious and the hills and bush are green and thriving.
Is it the same for the property market in this region?  Well, yes and no.  I have found spring – that is September, October and November 2012 – to deliver two extremes in the Hunter Region of NSW.
If we look at the rental market, it was at full bloom by September, however just two months later we have seen the market start to dry up. Traditionally, spring is a strong rental period as tenants look to settle into new homes before Christmas. However, in the towns Property Bloom is developing predominately, <a href="/news">Muswellbrook</a>, <a href="/news">Maitland</a> and <a href="/news">Cessnock</a>, finally the reduction in coal price, coupled with ongoing uncertainty in financial markets, has started to impact employment levels, particularly in Muswellbrook.  The availability of capital within the mining industry has put some projects on ice.
However, Adam Harris, manager of mining recruitment ads at Robert Walters, says: "There are signs the industry will recover in early 2013. Although the general media is reporting ‘the death of coal and mining’, the industry is cyclical and will rebound. Project professionals who were made redundant will be rehired, as will many of the contractors who were let go from their site-based roles. Confidence will return, and we expect a good recovery."
I know it’s certainly not “the death of coal and mining”, but there is a general tightening of belts in the mines, which flows through to the community. The general mood is to save and be conservative with spending until the wash-up of European events and China’s demand is really known.   Rumour has it the mines are letting contracts expire and will use this as cost-cutting measure, rehiring the contractors at lower rates. As uncertainty prevails, people budget and renters look for less expensive rental properties.  So within the period of spring, we have seen a drastic change in rental demand.
Admittedly, we have been riding a massive wave of rents. Only in August we heard the Hunter Valley Research Foundation warn of a rental crisis gripping Upper Hunter mining communities. A Hunter Valley researcher is warning a rental crisis gripping Upper Hunter mining communities will likely worsen over the next year.
"We're starting to see rent increasing by about 15% per annum, and my concern is that they're really going to step up over the next 12 months," says the foundation's director of research, Simon Deeming.
Although I must point out Maitland and Cessnock have a more diverse economy –  tourism, wine growing, retail and manufacturing being major employers – and these towns are not so reliant on the mining industry.  We have also seen many contractors being employed on the $1.7 billion Hunter Expressway, which is well under construction and due for completion late 2013. This project will continue to be a source of employment for the next 12 months or so.
 
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On the flip side, property values are doing well. During spring, we completed over 12 dwellings and they have all had reasonably strong valuations.  I study the median prices each month, and I have seen small incremental rises throughout 2012 and still throughout spring, so I haven’t noticed a drastic change to sales prices.
My take on spring 2012 for the Hunter towns we work in is more a correction of the strong rental demand that we’ve been enjoying. I don’t think it’s a bad thing, really. Like one of my agents said, conditions are simply returning to “normal”.  So we can’t complain as we really have had a good run.
I believe confidence will return early next year, the Hunter has consistently demonstrated its ability to adapt and innovate when faced with uncertainty and the mines will continue to employ, perhaps at lower rates. Some large mines have expansion approvals so I hear there will still be plenty of jobs.
Local populations are growing.  Cessnock experienced the highest percentage of population growth of any local government area in the Hunter from 2006 to 2011. The city’s population grew 10.2% – from 46,143 at the 2006 census to 50,863 in 2011.
The Maitland municipality was second, with 9.6% growth.
Mayor of Cessnock Bob Pynsent says the figures are a “vote of confidence” for the city. “People want to live in Cessnock, and council needs to be prepared if this trend continues,” he says.
The rate cut we received in October had little impact, and I think the RBA probably lost an opportunity in November, choosing to keep rates steady instead of dropping again.  The banks of course don’t pass on the full amounts, so that doesn’t help. We need another few rate cuts to bring back some confidence. People are in de-gearing mode, so there are not as many investors as active as should be at this time in the property life cycle. I also think the tightening of credit to self-employed investors or low-doc lenders has impacted and reduced the number of investors in the market.
If it’s a holiday you are after, there really is no better place to be in spring than the Hunter Valley.  Temperatures are in the early 20s, and the good weather lends itself to outdoor events such as the Jazz in the Vines and Opera in the Vineyards. In December you can see Simple Minds and Devo at A Day on the Green.
The Hunter Valley Gardens are holding the Christmas Lights Spectacular, which is now in its sixth year, and they’ve added a quarter of a million lights, making the display over 1,250,000 Christmas lights in total.
The Hunter Valley Rose Garden spans 6,070 square metres, with a centre garden of 50 meters in diameter. There are over 8000 roses, that include 56 different varieties with 35,000 rose plants.
The Hunter Valley has a healthy tourism industry, so as the mining industry settles, the tourism industry builds, and that’s the advantage of a diverse economy.
From our perspective, Property Bloom has had a busy spring as investors are still very interested to take that next step into property developing, and with an undersupply of new dwellings and the <a href="https://www.osr.nsw.gov.au/lib/doc/factsheets/ofs_nhg1.pdf">NSW New Home Grant</a> encouraging development, it really is a good time to embark on a development project.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development. Property Bloom is holding a small seminar next Tuesday in Brookvale in Sydney. Numbers are strictly limited, but if you think you may be ready to take the next step into a property development and would like to come along, then <a href="mailto:jo@propertybloom.com.au">please email Jo for details</a>
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Spring property market a case of extremes in mining areas

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As project managers, one of our roles is to report to our clients on the progress of their project.  We do this each Friday in a formal written report with photos. The report system proves to be a good record of progress and what happened throughout the project. Our clients get to keep the reports of course and they act as a handy reference tool, giving a snapshot of their project at every stage.
I thought it would make for interesting reading to take some extracts from our weekly client reports on this dual-occupancy project that we have recently completed in the Hunter region of NSW.
The project can be described as: source development site (corner block in Maitland, NSW), design, plan and build two free-standing three-bedroom, two-bathroom, single-storey villas and a two-lot Torrens title subdivision.
You’ll get a taste of the process we managed during this development. Last week we talked about <a href="https://www.propertyobserver.com.au/land/a-dual-occupancy-development-project-from-slab-to-kitchen/2012110857706" target="_blank">what happens from the pouring of the slab through to the kitchen</a>. The slab was poured on June 1, 2012.
3/8/12
The fit-out carpenter was on site this week with the window and door architraves have been installed. Unit 1 is almost complete and work will then move into the second unit today.  Your neighbours have commenced construction on the property next door.
10/8/12
The painters were on site this week, and the waterproofing has been completed to all wet areas: bathrooms, kitchen splashbacks and laundries. Next we will see tiling and baths being delivered and fitted.
17/8/12
The kitchens have been installed and the painting is almost completed. The tiles and the baths have arrived on site and will start to be installed early next week.
24/8/12
The painting is complete, and the tilers are on site this week. The baths have been installed, and the waterproofing around the showers is complete ready for tiling.
<img alt="chiversnov191" src="/images/stories/2012/11/chiversnov191.png" width="470" height="353">
31.8.12
This week the fit-out has commenced. The electrical and plumbing fittings are being installed. On discussing progress with the site manager, the following is expected over the coming weeks
<ul>
<li>Fit-out underway, finished mid next week</li>
<li>Concreter starting on Monday on the driveways</li>
<li>Carpet installed by the end of next week</li>
<li>Then blinds and shower screens the following week</li>
<li>First construction clean next week</li>
<li>Landscaping and fencing approximately the week of September 17</li>
<li>Practical completion inspection approximately three to four weeks, we are aiming for the week of September 17</li>
</ul>
7/9/12
This week the fit was completed and the driveways where poured. The first clean has taken place ready for the carpet to be laid. Landscaping should start to take place soon including the fencing between the units.
<img alt="chiversnov191" src="/images/stories/2012/11/chiversnov192.png" width="470">
 
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14/9/12
Carpets went down this week and the landscaping is scheduled to start on Tuesday, September 18th. Property Bloom will now start to get the ball rolling on tenant procurement; however the occupation certificate is still a number of weeks away yet.
<img alt="chiversnov193" src="/images/stories/2012/11/chiversnov193.png" width="470" height="353">
21/9/12
We met with the leasing agent on site yesterday; we have a longstanding relationship with this agent and an exclusive Property Bloom discount structure in place for our clients.  Their appraisal will be received by mid-next week.
Meanwhile, landscaping has commenced and should be complete today. Fencing will commence on Monday leading up to a practical completion date of October 4.  We have booked the first open house for Friday, October 5, as all works will be completed by then.  We are working with the builder and our private certifier on the occupation certificate and expect them by October 12, which will allow tenants to move in after that date.
28/9/12
Landscaping and fencing is complete. The painter was completing his touch-ups today.
We have confirmed the sealant treatment on the driveways and they should be under way late next week. We are set for the practical completion inspection on Thursday, at which time I will walk through the development with the construction site manager and pick out anything we feel is incomplete or needs attention. We know of a few items that we are hoping will be complete prior to the inspection. These are:
<ul>
<li>Mirrored wardrobe doors (the builder’s supplier has been lagging)</li>
<li>Rainwater tank connection</li>
<li>Driveway sealant – to be done once all tradies are off site</li>
</ul>
To finish the week on a good note, our builder has agreed to tile the rear alfresco dining areas on each unit for free. This is great news and is valued at approximately $2,000 to $3,000. Previously they were to be colour sealed, however as a huge gesture of good faith, they have agreed to tile the entire areas after we complained of the durability of the sealant on other projects.
<img alt="chiversnov194" src="/images/stories/2012/11/chiversnov194.jpg" width="470" height="353">
5/10/12
The PC inspection took place on Thursday. There were still a number of minor items that require attention, which we will have sorted out by mid-next week.
The final inspection for occupation certificate will be next week. I have request this be pushed forward if possible.
12/10/12
The driveways have been sealed and look great. The occupation certificate inspection took place today and we expect our certifiers’ fast turnaround on the OCs.  Our contact at council who is assessing the subdivision, is away today so we will follow up again on Monday.  The first open house is set for 3pm today.
19/10/12  
The occupation certificate has been issued for both units and a second open house was held yesterday afternoon. From the first open we received a strong application. As a result of yesterday’s open,  we received another application of three nurses working at the hospital. The agent is processing their application.  The valuer for the bank is scheduled to conduct their inspection for the builder’s final payment. We anticipate the payment to go through by early next week, at which time we will arrange for handover of the keys so the agent can start the process for the new tenants to move in. 
26/10/112
Tenants are moving into unit 1 tomorrow. We negotiated with our builder to let the agent take the keys prior to settling the final account in good faith and as a favour to Property Bloom due to your bank’s valuer being a little slow in submitting their report and the bank releasing the final drawdown.
2/11/12 - Both units are now leased, with the new tenants moving into unit 2 today.  This is a fantastic result given the OC was issued a matter of days ago. This is now the  final, formal weekly update report, as the project has officially been completed. Of course, we will continue to oversee the registration of your subdivision and are available to assist with any matters to do with your project.  There is a 13-week builders warranty on any defect, so Property Bloom will ensure the agent schedules a follow-up inspection and ask the tenants if there are any issues.  We have ordered depreciation schedules.
 So there it is – this dual-occupancy project was under construction for just 20 weeks.  The building contract stated 26 weeks and we had a few weeks of rain in the early part of the construction phase that did impact on our timing a little, but we are extremely happy with this outcome.  It was a great result for our client as we had tenants in her properties within a few days of receiving the occupation certificates.
I hope this gives you view through the window of property developing. Admittedly this was a smooth project, very straight forward with few hiccups. We did need to iron out a few issues along the way and negotiated some savings for our client not only in dollar value but also in time saved.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development. Property Bloom is holding a small seminar next Tuesday in Brookvale in Sydney. Numbers are strictly limited, but if you think you may be ready to take the next step into a property development and would like to come along, then <a href="mailto:jo@propertybloom.com.au">please email Jo for details </a>
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Dual-occupancy, from slab start to completion in 20 weeks: Jo Chivers

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As project managers, one of our roles is to report to our clients on the progress of their project.  We do this each Friday in a formal written report with photos. The report system proves to be a good record of progress and what happened throughout the project. Our clients get to keep the reports of course and they act as a handy reference tool, giving a snapshot of their project at every stage.
I thought it would make for interesting reading to take some extracts from our weekly client reports on this dual-occupancy project that we have recently completed in the Hunter region of NSW.
The project can be described as: source development site (corner block in Maitland, NSW), design, plan and build two free-standing three-bedroom, two-bathroom, single-storey villas and a two-lot Torrens title subdivision.
You’ll get a taste of the process we managed during this development.
We pick up the story after the client has her construction finance approved and is ready to start building.  There was obviously a few months of work prior to this where we found the development site, a corner block in a new estate. We then managed the design and planning phase, and here we are starting the contraction phase:
25/5/12 - The site has been cut and the plumbers are on site preparing plumbing before the slab goes down.
<img src="/images/stories/2012/11/chiv1.png" width="470">
1/6/12 - The slab was poured yesterday on unit 2, and unit 1 is formed up ready to go. See photos below of the concreters working on finishing the slab on unit 2 and the “waffle pods” (polystyrene foam blocks) used in the engineering of the slab. Once the slab is complete, our builder will send through their first progress claim.
<img src="/images/stories/2012/11/chiv2.png" width="470">
8/6/12 - The slabs were completed during the week and the frames have been started (yesterday). There was a lot of rain during the week so unfortunately there had been no progress when we were on site this week.
By the end of next week, we expect the frames to be completed and the roof trusses to be up. Things are moving along well despite the recent weather.
15/6/12  - Frames and trusses are now up and the windows were being installed this week. The site has been affected by weather; however our builder has managed to continue without really any delay.
<img src="/images/stories/2012/11/chiv3.png" width="470">
 
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22/6/12
We had a good week this week, with the roof being completed, the facia and gutters installed and the bricks delivered to site. The bricklayers are booked for next week so we’ll really see some progress over the next couple of weeks.
<img src="/images/stories/2012/11/chiv4.png" width="470">
29/6/12 - Brickwork has commenced. Rain held up works a little this week, however we found a fair amount of progress evident on the exterior.  The plumbing and electrical fit-out will follow shortly with the builder running all pipes and wiring through the frames before the wall insulation and linings are installed. Brick work should be complete over the next week.
<img src="/images/stories/2012/11/chiv5.png" width="470">
6/7/12
Brickwork has been completed this week. Rain is still lingering, however progress is consistent. The bricklayers have indicated that they would be finished well before the end of the week.
16/7/12 The brickwork is completed and the carpenters have completed the eves also. Timber finish to the porticos has started and we can now see what the finish will be like. We are currently sourcing quotes for timber-look garage doors and front doors (particularly for the grey colour scheme unit). Depending on what deal we can get, it may be an option to change. The electrical and plumbing rough-in is underway, and we should see the wall linings go up over this week.
<img src="/images/stories/2012/11/chiv6.png" width="470">
27/7/12
The hyprock has gone up, and the units are currently being “set” with plaster. See photos of plaster setting on the gyprock walls in unit 2. The materials for the cornices and architraves have arrived on site, and the fit-out carpenter is scheduled to begin on Monday.
<img src="/images/stories/2012/11/chiv7.png" width="470">
3/8/12
The fit-out carpenter was on site this week with the window and door architraves have been installed. Unit 1 is almost complete and work will then move into the second unit today.  Your neighbours have commenced construction on the property next door.
10/8/12
The painters were on site this week and the water-proofing has been completed to all wet areas: bathrooms, kitchen splashbacks and laundries. Next we will see tiling and baths being delivered and fitted.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development. Property Bloom is holding a small seminar next Tuesday in Brookvale in Sydney. Numbers are strictly limited, but if you think you may be ready to take the next step into a property development and would like to come along, then <a href="mailto:jo@propertybloom.com.au">please email Jo for details </a> 
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A dual-occupancy development project, from slab to kitchen

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In a shared cab on the way home from my brother-in-law’s birthday party (while dressed as Carmen Miranda) I asked this bloke who was a friend of the birthday boy what he did? By the way, it was a Rio Carnival party; I don’t normally go out with fruit salad on my head!
He said he had an importing business. I have a curious nature at the best of times, but after a few drinks I can be subtle yet blunt with my questioning. It doesn’t seem to offend anyone, and I end up learning about lots of stuff I would never have known about. I am truly interested to hear about other people’s stories.
It wasn’t long before this normal-looking chap told me he had just finishing a million-dollar new home build after knocking down in an area that I knew he would have paid well in excess of a million to buy in in the first place. I thought to myself, “OK, who has a lazy mill to spend on building on essentially a block of land that has cost him that much?”
Next question: “By the way, what do you import?”
Turns out this very clever bloke had a science background and was importing drug-testing products and distributing them to the mines. The mines need to test their employees daily to ensure they are OK to operate all the heavy machinery.
Can you imagine the volume of this market?
After some quick, unofficial research, I’ve found that over 200,000 people work in the mining industry. I’m not sure how many of these will need testing daily, with the salient fact daily. Daily testing is required. So let’s say if only half these people need daily testing, then that means, conservatively over 36 million tests need to be performed a year.
He’d found a great niche and built his business not only on the back of our resource boom, but also the strong Australian dollar, as he was importing from the US. He had low overheads, and his supplier had just bought a fair whack of his company, making him a multi-millionaire.
He was so unassuming yet so entrepreneurial. I said, “You should be on Australian Story or something!” and he said he wasn’t interested, just wanted to “fly under the radar”. He’d taken advantage of economic situations.
Seizing the opportunity is what a successful entrepreneur does.
Here is another example, I have a close girlfriend who has a corporate coaching business and years ago started targeting China. She has done unbelievably well by taking her expertise to China, where they needed to learn about such things as office etiquette, as a small example. Many Chinese were moving to cities from rural areas and they had no corporate experience. My friend taught them how to interact in an office environment, among many other things.
Guess what, she doesn’t even speak their language, but the energy she gave out showed them she was there to make a difference and very soon she’d earned their trust without saying a word (in their language). How cool is that?
How much of the opportunity we grasp really depends on us.
So what are some of your property opportunities right now? Consider this:
<ul>
<li>We have very low interest rates – I hope lower after Melbourne Cup Day!</li>
<li>Great economic indicators, the best in the world, really</li>
<li>High rental returns – in the right locations</li>
<li>Undersupply of new housing - in the right locations</li>
<li>Potential of solid capital growth – in the right locations</li>
</ul>
Big tip: check out the Hunter region of NSW, it’s ticking all these boxes and more if you are looking for a solid investment area.
We’ve been a bit entrepreneurial with our business, too. What we offer is different, essentially it’s a hand of opportunity for those who want to grasp it and for those who are ready to take the next step into property development.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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Grasp every wealth-creation opportunity, in property and in life

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It’s 5.45am and I rush to grab one of the last bikes left. I pedal furiously, my heart is pumping and soon my legs are fatiguing.  I wonder why I put myself through this.
I am of course in the cycle class at my gym, and I do it to try and keep some resemblance of my past fitness.  I’m lucky these days if I make it twice a week to the gym, and today is one of those days.
As I begin to sweat, my thoughts wander to the devastating announcements in the media this week about Lance Armstrong.
I didn’t want to believe it.  Months ago there was mention of Armstrong being a cheat.  This week we hear it’s true. He’s not only a cheat and a liar, he’s a calculating one.  He’s been cheating for years, using illegal performance enhancing drugs to win.  He has now been stripped of his seven Tour de France titles, seven! And barred for life... and this is not all he’s lost.
He has lost his integrity.
To me, integrity is the most important of virtues.  This is what we all strive to build over our lives.  So what is the true value of integrity?
Integrity is defined as a concept of consistency of actions, values, methods, measures, principles, expectation and outcomes.  In ethics, integrity is regarded as the honesty and truthfulness of one’s actions.
While I pedal and push through my cycle class, I think of how important integrity is to our business, Property Bloom. As property development project managers, our word and action, our honesty and principles are the pillars of our business. Our clients rely on us to manage their development in a professional way; they are really hiring our ethics. It’s not a tangible thing, but it’s so important.
Unfortunately in the past, the world of property developing has been tarred with the same brush as Armstrong by some unethical and unprofessional operators.  But there are many reputable and worthy businesses that are genuine.  We consider ourselves to be one.  All we want is the best outcome for our clients, and we strive for this in every step of our process.
There are months of preparation that go into a property development, sometimes years on larger developments. Perhaps somewhat like the preparation needed for the Tour de France.  By the time we actually start building – or start our race – we’ve done mountains of preparation.
We have to get out of the saddle and push up some challenging hills, recovering from these and solving issues is what we do every day.
Our finish line is the day our clients walk over their completed development and we’ve found them tenants, delivered depreciation schedules and had the valuations completed.  Our "race statistics" are the numbers we present in the form of equity and savings we’ve been able to make the clients and the yield they’ve achieved.
But our spraying of the French champagne comes when everything is completed and our clients are looking to do their next project.
So I find myself dreaming of Bollinger being sprayed in a celebratory way (actually, it’s a real waste of good champagne!), then I’m rudely bought back to reality by the shouts of my instructor telling me to change gear and go harder.  She’s not telling me to take drugs, she’s coaching me to be the best I can, naturally, That’s all I need, some stern encouragement.
So that’s what I do in my class and then later in my day.  Go hard in the highest of integrities, in the way I know best.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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The value of integrity, in everything from property development to sport

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This week I went to an eye specialist. I’ve decided it was time to consider laser surgery as I’m short-sighted and need glasses for driving and now I also need glasses to read (yes, I know, a sign of ageing!).  I spent about an hour peering into various machines while my eyes were scanned, measured and flashed at.  At one point I thought I was in a disco with strobe lighting, but unfortunately no John Travolta materialised.

Afterwards the specialist reviewed the enlarged computer images taken of my eyes; I asked him if the measurements were showing the contours of my eyes. He looked at me and said yes and was a little curious to know how I knew this, apparently not many people ask.  I told him I was a property developer and it reminded me of the contour survey that we need before we start developing our sites (pardon the pun... get it sight / site?!).

So eyes and land both need surveying before any work can be done. It makes sense, really.  The surgeon needs detail such as the height of my cornea, and the builder needs to know the fall of the land.

[smartcode_project:default project_id=27783]

This made me reflect on how important it is to understand the contours of land. I find that many of our clients do not understand what a contour survey is and why it’s necessary, so I thought I’d focus on this today.

In the property world, a contour is an outline of a mass of land. A contour or detailed survey is done by a surveyor and required before you can start on the design of your buildings. Contour lines will be marked on the survey.  Below are some tips* that can help explain the marking you’ll see:

<ul>
<li>All points on a contour line are of the same elevation.</li>
	<li>No two contour lines can meet or cross each other except in the rare case of an overhanging vertical cliff or wall</li>
	<li>Closely spaced contour lines indicate steep slope</li>
	<li>Widely spaced contour lines indicate gentle slope</li>
	<li>Equally spaced contour lines indicate uniform slope</li>
	<li>Closed contour lines with higher elevation towards the centre indicate hills</li>
	<li>Closed contour lines with reducing levels towards the centre indicate pond or other depression.</li>
	<li>All contour lines must close either within the map boundary or outside.</li>
</ul>
*Reference: engineeringcivil.com and Ramasesh Iyer 

Once the architect or draftsperson has a contour survey then they can begin work on the plans, and the survey will indicate how much site works may be required.  For example, a sloping site will need to be levelled if you are using a slab construction and therefore the approximate height of retaining walls and volume of spoil to be removed need to be calculated.  These costs need to be allowed for by the builder and he depends on the measurements on the contour survey for this data.

[smartcode_project:default project_id=7633]

<hr class="system-pagebreak">
 

Click to enlarge

<a href="/images/stories/2012/10/survey.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/10/surveythumb.gif"></a>

On this survey above, if you look at the first number on the top right-hand side of the survey it reads 1.06.0 then the next number down reads 105.5, this tells us there is a half metre fall from the rear boundary to this contour line. The surveyor has used 500mm intervals to the next contour line.  The last measurement at the front boundary reads 99.0.  So this tells me the site has about a seven-metre fall, so it’s a steep site. The interesting thing showing on this survey is the area in the middle of the survey where there is a break in contour lines. The surveyor has marked the survey with broken lines to indicate a change in grade. Why would this be?

I can tell you why. There was an old house built right in the middle but it had been demolished, so this part of the land had been levelled. This site, while steep, was purchased for a pier, bearers and joist style project, and the view from the top of the site is spectacular out over the valley. So it’s certainly not an ideal development site, but we made it work nicely as a dual-occupancy project.

[smartcode_project:default project_id=8082]

Accuracy of a survey is extremely important. On one site we found the surveyor (not mine, as this was a development application-approved site purchased) had taken a measurement from one metre in from the rear boundary instead of right on the rear boundary. This was not picked up until after site preparations started and the site was cut. As the site sloped from rear to front, the retaining required on this rear boundary was much more than the builder had allowed for based on the plans. So it is important if you are buying DA-approved sites, to have your own surveyor double-check the plans and proposed levels that are based on the original contour survey.

I’ll keep you updated on whether I have my sight fixed but in the meantime, set your sights on the contour survey before you start developing property.

Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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What you need to know about contours on a property development site

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Do you want cashflow or equity from your development?
One of the first questions I ask anyone enquiring about property development project management services is: what is your goal?  What do you want to achieve from your development?
The reason I ask is because some people want to create positively geared property with the highest possible yield because they want to add to their cashflow.  Generally these people may have lower incomes but still want to build a property portfolio. The income from the properties will increase their taxable income. They don’t want property that is going to drain them financially.
Others are looking for negatively geared property where they can create lots of equity. Generally they are people on higher incomes, paying a lot of tax and need property that will help offset some of the tax they are paying. They need high depreciating property and want to use the equity created through development for their next deal.
There are very different development strategies for each outcome.  After this initial chat, we recommend a discussion with their accountant and lender take place to ensure that the development strategy that they want is actually correct for their situation.
Once we’ve established the development strategy, we look within this category for the right development site for them.
A high cashflow development will be one that produces a 9%-plus gross yield, and Property Bloom is achieving this with our granny flat developments. I’ve included figures on our latest granny flat completed below:
Purchase three-bedroom house on large, dual-access block:   $228,000
Stamp duty and purchase costs: $10,000
Renovations to house: $18,000
Total house cost: $256,000 – rent achieved $340 per week
Cost to build tw0-bedroom granny flat: $96,000 – rent achieved $280 per week
Total rental return: $620 per week, $32,240 per annum
Cost of house plus granny flat = $352,000
Gross yield (rent divided by cost) = 9.2%
This is a cashflow strategy, not an equity creation strategy, as a valuer is likely to value the property at cost plus upgrades unless there are direct sales comparables in the market. This is because the flat cannot be subdivided from the house and may be considered purely an upgrade to the existing house.
On the opposite end of the scale would be a three- to four-unit project that will create a large amount of equity, high depreciation benefits and not a bad yield, but a project of this size will still probably be negatively geared on completion.
 
<hr class="system-pagebreak">
Here’s an example of a three-unit project Property Bloom has just completed in the Hunter region of NSW:
Land 1,090 square metres: $195,000
Purchase costs: $7,000
Building costs: $667,000 includes all design, fees, development application and construction certificate costs
Total costs:  $869,000
Rent on three units @ $390 per week each = $ 60,840 per annum
Estimated values of freestanding three-bedroom, two-bathroom units: $1,088,000
U1 $369,000 (DLUG), U2 $350,000 (SLUG), U3 $369,000 (DLUG)
Gross equity created (value less costs) = $219,000
Gross yield: 7%
Be clear with your goals.  Yield or equity, and sometimes you may achieve a balance between the two.
With cash rates now down to 3.25% and banks fixed rates around 5.4% (for 3 years), yields are increasing.
To create a good amount of equity in your development be sure to buy the land at the best possible price, look for relatively flat land that will help keep site costs low and build just what the market needs, not above it – don’t over capitalise.  If you can keep your building costs low but still deliver a good product, then you have met a few developer golden rules.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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Choose between cashflow and equity when developing property

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

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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>
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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

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