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At Property Bloom we are always trying to improve our process.  We put a lot of time and effort into designing our villas, houses or units whether they be for a dual occupancy or multi unit project, we want our finished product to look better than the standard 'investor stock'.
Of course, we need to do this in a cost effective way and so I've found that spending time on key areas like front façades, kitchens and bathrooms can add a wow factor without breaking the budget.
I read this great story about <a href="https://www.houzz.com.au/ideabooks/53600916/list/12-hot-kitchen-trends-set-to-sizzle-in-2016" target="_blank">12 hot kitchen trends</a> and was pleased to see we were meeting seven of the twelve trends in the kitchens we are building right now.
Here's a photo of a kitchen in one of our recently completed developments:
<img src="/images/2015/10/16/Screen%20Shot%202015-10-16%20at%209.45.50%20AM.png" alt="" width="508" height="325">
 
Timber features for kitchens continues to trend. We've used it in our kitchen to add warmth and it was nice to see the report notes that walnut tones  will be trending next year. The timber cupboards we've used are Polytec European Walnut. 
You can also add texture by using a textured product to your cupboards. We did this by using a textured melamine to the timber areas. Which brings me to the next trend - texture.
 Most kitchen manufacturers offer a good choice of textured laminate benches or melamine cupboards and they are usually the same price as flat surfaces.  You can add texture to your splashback tile. We have used a softly lined splashback tile, although it's hard to see in the photo.
We purposely kept the main cabinetry neutral which ticks another trend box. We only wanted two main features for the kitchen which is the use of timber and stone for the benches.
Thin benches are in and it's goodbye to chunky style benches.  This is a relief as we used a thin, engineered stone bench with mitred edges. This was a choice more around cost than trend as the thicker bench tops were more expensive.  
<img src="/images/2015/10/16/Screen%20Shot%202015-10-16%20at%209.46.48%20AM.png" alt="" width="553" height="340">
Engineered stone benches have become so well manufactured that it can be hard to tell the difference from natural materials.In an investment property it doesn't make sense to use real marble or granite so we are meeting the trend to use engineered materials. I love the wider choice of colours and tones you can get from the various supplies of engineered stone benches. It's important your bench works in well with your flooring, especially if you are using a mitred or waterfall edge where the bench will meet the floor.
Speaking of flooring, we've used a stone look floor tile with a polished finish. I like the floor to reflect light which can give the impression of a large, clean space. But perhaps this is not right on trend as I think more natural and matt finishes are in right now.
For our pendant lights, we've used a small white pendant with a silver foil lining inside it. This adds a little touch of glam. So we are only just half ticking the trend of using precious metals. If you really want to be on trend you should incorporate some brass, cooper or gold which may be used in the lighting, tapware, rangehood or splashback.But we didn't want to compete with the natural timber tones that were already a feature. Be careful not to have too many features as they can compete with each other giving you a cluttered or busy look.
<img src="/images/2015/10/16/Screen%20Shot%202015-10-16%20at%209.47.32%20AM.png" alt="" width="436" height="277">
I find designing the kitchens and choosing the colours one of the most enjoyable parts of property development and valuers have told me that a well designed, spacious kitchen with quality features will add value to your property. If you'd like to know just how much this kitchen cost us, then send me an email and I'll be happy to share.      
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Is your property development ticking kitchen trends?: Jo Chivers

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It's pretty much a given that if you are developing property, then you will encounter problems.
Over time, I've learnt how to deal with these fun little things that crop up. They used to stress me out and ruin my day, I found myself naturally wanting to jump into action to solve the problem as quickly as possible.
But I've learnt over time to sit with it.
Mulling the problem over from different angles allows other options to come up. This process doesn't need too much time, but sometime it needs a different perspective.
One problem-solving technique you should master as a property developer  is changing perspectives to redefine the problem.
Here's an example.
We received our builder's quote on a multi unit development project and it came in a bit higher than we estimated.
Our client had requested some specific detail in the exterior design that had an impact on the cost that posed risk of over capitalising.
Rather than do the obvious which would be to pare back the design and remove the expensive items, I sat with the issue for a day. We were looking at it from two clear perspectives; cost and design. But were there other perspectives to consider? Yes.
Another perspective I looked at was yield or return. Was the design items going to impact on the end use? Who was the end user?
In this case, it was a tenant because our client was building to hold and lease. One of our goals was to optimise the rental return. Would the upgrade bring in more rent? To be honest, no. The upgrade may make the dwelling a little more appealing but the bottom line was it wouldn't increase the yield.
Another important perspective for Property Bloom was to make our client happy. Whilst our job is to ensure the most efficient outcome, we also want our clients to feel they've participated in the process, if that is important to them - it may not be to some clients but it is to others.
 Our solution was to look at other areas of the development that we could save costs on. We were able to simplify the roof design without any considerable difference in appearance and no difference in function. So the cost savings in the roof trusses and materials allowed us to spend on the upgrades our client really wanted.
Our solution to the problem didn't compromise the project but in fact, enhanced it.
A little perspective can go a long way. 
 
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Solving a property development problem using perspective: Jo Chivers

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After we find a development site for our client, one of the most important processes is to negotiate not only the purchase price, but the terms of the purchase.
Terms are the conditions you want to use when purchasing the property - and using terms can help put you in a powerful negotiating position.
As a property developer, one of the first terms we always negotiate is an extended settlement. Property Bloom wants to ‘buy’ as much time as possible to get as much done before our client settles on the land. Once settlement takes place holding costs come into play in the way of interest payments on their loan. 
We will often achieve a twelve week settlement and permission from the vendor to lodge a DA during the settlement period.  So after exchange, we swing into action and order a contour survey, within a few days this is with our builder and they are working on plans and the Development Application (DA) preparation. We can have a DA lodged with council within a few weeks of exchange and then we manage council as best we can to try and have the DA Consent before or as our client is settling on the land.
Another key term is a low deposit, for the very same reason as a long settlement, to minimize holding costs.  Most sales contracts will ask for a ten percent deposit, we have been able to achieve a five thousand or even a one thousand dollar deposit.
 A quick calculation based on purchasing a development site say at $250,000 and paying a ten percent deposit or $25,000 will cost $146 a month in interest over a three month settlement period based on 5.5% interest rate. Yet a $1,000 deposit over the same period and interest rate will cost just $4.58 a month so we can save about $424 over the settlement period – every little bit helps. You can also save on stamp duty if you apply for the NSW Government New Home Grant which offers a $5,000 to offset stamp duty if buying land to build on or a brand new or off the plan property, check it out:  <a href="https://www.osr.nsw.gov.au/grants/nhg/about">https://www.osr.nsw.gov.au/grants/nhg/about</a>
Another term Property Bloom usually throws into the negotiation process is to waive the Cooling Off period. When you buy a residential property in NSW, there is a 5 business-day cooling-off period after you exchange contracts. During this period, you may get out of the contract as long as you give a written notice. A cooling-off period does not apply if you buy a property at auction or exchange contracts on the same day as the auction after it is passed in.
However, you can waive the cooling-off period by giving the vendor a ‘66W certificate’. This is a certificate that meets the requirements of section 66W of the Conveyancing Act 1919. The certificate needs to be signed by your solicitor or conveyancer. It is also possible to reduce or extend the cooling-off period by written agreement with the vendor. 
By the time our client is ready to exchange, we have done all our checks and research and our client has an unconditional loan approval, so there is really is no reason to ‘cool off’ as our client has committed to the project weeks before. To waive the cooling off period adds weight to your offer and gives the vendor piece of mind that there won’t be a last minute change of heart.
We will always make offers subject to pest and building inspections (if there is a house on the land) and to conditional loan approval (which our clients have up to a level even before we make an offer).
Another term we may use is to release the deposit to the vendor once exchange has taken place. We usually save this one as a final tool to leverage the sale depending on the vendor’s situation. We will gauge this from the selling agent.
You can also offer the vendor two or three different purchase prices at the same time - each with different terms.  We may offer a higher price but with a longer settlement period and ask for access to the property during the settlement period to start renovations.  We’ll include a lower offer but with a fast settlement – as long as we are sure that our client does have fast access to finance. This gives the vendor options or choices which empowers them. 
The vendor may not quite be ready to move out of their home so you can offer them a rent free period or reduced market rent to sweeten the deal.
Maybe there is a lot of rubbish lying around the property and if your plan is to renovate or demolish the house, you can tell them that you’ll remove the rubbish at your cost, anything like this that makes their life easier and the sale process quicker will help you so be creative and think about how you can meet the needs of the vendor.
After the offer is accepted then you can also negotiate on the terms in the Contract of Sale. Many of the terms in the sales contract will be standard, which means that they’ve been in use for a long time and are fair to both seller and buyer. Your solicitor will check the clauses of the contract to make sure they do suit you and if not, they will ask for changes to be made.
In order to cut the best deal on your property purchase, be creative with your terms and if you show sympathy to the vendor then this may give you the edge over other buyers.  
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Turn up the terms: Jo Chivers

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Today I met with two of my lovely clients to celebrate the completion of their dual occupancy project. Friends Karen and Katie decided to do a joint venture (JV) with the goal of each ending up with a villa after subdivision.
The ladies were not new to property, they both own their own homes and at times an investment property or two but as corporate business women were understandably time poor.  Their goal was to build their property portfolio and share the experience of their first development.  By working together, they would have each other to bounce off any worries and fears as well as celebrate the major milestones.
Their JV worked like a dream as they each brought a different skill set to the project with Karen being focussed on fine detail and Katie on big picture.
"The one thing we didn't want was the development project and JV to impact on our friendship" Katie explained. 
Karen found that it was easier and less stressful going into the JV and her first development project than it was buying her first pre-built investment property.  “Katie and I trusted each other implicitly and we trusted Property Bloom’s experience” Karen said, “and that trust was proven true.  Without exception Property Bloom took care of all the details, keeping everything on track”.
Karen and Katie’s project commenced in October 2014 and was completed within fourteen months.
The moment the land was secured Property Bloom began the DA approval process enabling the DA to be lodged before settlement on the land.  There is a lot of work involved in getting a DA prepared -  detailed survey, geotechnical report and engineering just to get the plans finalised before then organising the Statement of Environmental Effects, Basix report, Bushfire report and plans and external materials and colours to be approved by the land developer. 
But that was the easy part.  The bigger challenge was getting the actual approval from Council!
Now, admittedly, Christmas did fall whilst the DA was in council so that didn’t help but we were surprised after so many weeks of processing and with the DA approval just within in our grasp (or so we thought) that the town planner then demanded a change to the entire roof design.  This involved changes to the engineer's drainage plan as well so it was not a small change.  We were furious with the lack of consistency as a previous and very similar DA sailed through council without this change request.
Once we had the DA approval in our hands we handed over the Construction Certificate approval to our private certifier who is markedly faster than council. There was no further hold ups and construction commenced in July 2015.
By Christmas 2015, less than 6 months later, the project was completed!
The villas came up beautifully and were quickly leased at a good rent with the ladies enjoying close to a 7% gross yield and very pleased with the equity created.
But that wasn’t the end of it.  The final, and biggest decision of all was……. how to divide the villas? Who would end up with which one?
 The villas were almost identical in size but to keep them unique they had different floor plans, different front facades and internal finishes and slightly different private outdoor space sizes.  After some discussion and internal agonising, it was decided that a flip of a coin would determine the outcome.  Let fate decide!  So in a nail salon Katie and Karen stood watching as a stranger they'd asked, flipped a coin into the air.
The villas will be split by way of a Deed of Partition which is a great way for joint venture partners to work together and then end up with a property each. Talk to your solicitor about how this is managed as you must ensure the Deed is formed before the subdivision of the villas is registered.
“The best things we liked about this project were the ease with which it was executed and the stunning look of the finished villas which we could easily imagine living in ourselves”, said Karen.   “All the details were managed by Property Bloom.  “I was doing an extension on my home at the same time and the stress I went through in organising that project was divorce material…. almost.  In comparison, the development of our villas happened in the background, any stresses and concerns absorbed by Jo and her team.  And the best part is that my friendship with Katie has never been stronger, our trust in each other proven.”
 
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Developing property and friendships: Jo Chivers

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Remember the TV show Deal or No Deal?  
It’s a show where the player has a suitcase that contains an amount of money. They choose cases to eliminate them in the hope to end up with the highest amount which is $200k at the end. Along the way contestants can choose to take the bank deal offered or take a risk and continue to play. They may end up with $200k or with a much smaller sum.
I used to love the show and I’m always yelling ‘take the deal!’ as I vigorously rub the tips of my fingers together (this may sound weird if you haven’t seen the show).  My pleads directed at the TV get louder as the odds get slimmer.  I realised from playing this game even though I’m a property developer, I don’t like to take too much of a risk if it means losing money.
This threw me a bit as I always thought of myself as a risk taker.  Then I worked out that I do like risk, but only calculated risk.
Calculated risk is defined as:  “A risk associated with a certain course of action which has been given full consideration prior to making the decision to pursue that action. This is usually done when the potential gain is greater than any potential harm that might occur.” investorwords.com
The bit I like in this definition is ‘...when the potential gain is greater than any potential harm...’ ah, so that’s why I like risk, it’s what I do everyday; assess the potential gains in a property deal.  Also my job as property development project manager is to ‘give full consideration’ to a development and inform our clients before they ‘pursue action’.
In a way, the show was a bit like property developing.  If you hit the jackpot, there is good money to be made.  Making the decision on what case to chose could be somewhat like choosing a development site. 
If you chose the wrong site, you can uncover a $50,000 problem and eliminate a lot of your profit.  If you chose the right site, you may create $200,000. 
Property developing is about spotting potential and taking calculated risks. That’s why I love it.
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a><a href="https://www.propertybloom.com.au/">.</a>
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Spotting property development potential and taking calculated risks: Jo Chivers

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When it comes to developing, we have all heard about the Development Application (DA) and the Construction Certificate (CC), but how and what exactly is involved with each council approval? 
It is important to understand this process before you start developing.    
The DA and CC are two very different approvals. If you find a DA approved site but the CC has not yet been issued, then you should understand that there is still a lot of work to do before you can start to build.
Development Application (DA)
The DA is a request for permission to carry out proposed development. It also categorises the developments as requiring consent, developments not requiring consent (Complying Development, CDC) and prohibited development.  
A development application is required for the following reasons:
<ul>
<li>- Construction of new building or structure, including swimming pools, outbuildings,   retaining wall, jetties, etc </li>
<li>- Add or alter an existing building or structure </li>
<li>- Demolish a building or structure </li>
<li>- Display an advertising sign </li>
<li>- Change the use of an existing building or land </li>
<li>- Carry out excavation, earthworks or adding fill </li>
<li>- Development on or near a heritage listed item </li>
<li>- Development within a heritage conservation area </li>
<li>- Subdivide land or strata subdivide a building</li>
</ul>
A development application must consist of at least:
<ul>
<li>- Completed application form and fees. </li>
<li>- Copies of Site Plans indicating location of the proposed development on the land. </li>
<li>- Copies of Plan/Drawings of the proposed development indicating elevations heights. </li>
<li>- Other supporting documents (if required) </li>
</ul>
 Construction Certificate (CC)
A Construction Certificate is required after the DA Consent is issued and before any building work is carried out.  You can apply for a Construction Certificate only if you have prepared detailed plans, specifications or engineering details.  And importantly, if all the council and other service fees and charges have been paid.  This is where some first time developers may get caught out when buying a DA approved site.  It’s very important to understand the Conditions of the DA Consent and how they will impact the development.
The Construction Certificate certifies that relevant matters are adhered to, this includes:
<ul>
<li>- the construction plans and specification comply with the relevant standards (ie Building   Code of Australia);</li>
<li>- the construction plans and specifications are consistent with the development consent;   and </li>
<li>- all conditions of the development consent requiring compliance prior to the issue of a   construction certificate are finalised.</li>
</ul>
Note: The CC is not required for complying development, where building details are covered by a Complying Development Certificate (CDC).
If you are unsure of the planning process, then use a qualified planning consultant or development project manager.  
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a><a href="https://www.propertybloom.com.au">.</a>
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Understanding the planning process: Jo Chivers

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Coming to the end of June is like closing one chapter of your property investing journey and opening the next. You cannot change whatever happened up until 30 June but July is a good time to start thinking about exactly what you are going to make happen over the next twelve months.   
Thank goodness our financial year falls in the middle of our calendar year, particularly because it's winter and cold and we're not distracted by summer holidays. If our financial year finished in December I definitely could not manage the stress of Christmas and holiday preparations, shopping AND finalising all I needed to on my business and property portfolio. 
But as it's winter, what else do we have to do before 30 June but sit in our offices paying as many expenses as possible and working on our new year's strategy?
My top three tips for getting organised as we enter the new year are:
1.  Tax Planning Strategy. 
A good tax planning strategy is important to have when you're a property investor, so make sure you have a good accountant who is not just going to process  your tax returns,  but also offer some really good strategy advice. You need to start strategising well BEFORE 30 June to give yourself time to make any adjustments to ensure you'll get the best results.  
2.  Investment Action Plan. 
As we move into the new financial year, it's time to plan your investment action. Think about the big picture and what you are trying to achieve. One of my clients has a very clear strategy which is to work hard over the next five years to continue to build his property portfolio so he can 'retire' from his salary job which is also his business and be a full time property developer. 
He's given himself a realistic timeframe which takes into consideration the property he already holds and what developments Property Bloom is managing for him. He was clear when he decided to work with us that he'd be using the experience to learn all he could so that he'd feel confident to then manage his own developments in the future. 
I love helping people help themselves, it gives great satisfaction knowing that you've not only helped someone achieve a financial goal but to educate them so they can continue on their journey. 
Another client has set up a self managed super fund which she plans to expand dramatically with strong yielding property over the next seven years which is when she plans to retire. 
Another younger client is chasing the best depreciation she can get as she's on a high salary and paying a lot of tax, with her Property Bloom development, she'll receive strong depreciation benefits and combined with her rent, will make her completed development cashflow positive and so she will be able to continue to borrow without too much impact to her serviceability. 
3. Schedule in Check points. 
For any plan, you need time during the action period to step back and check your progress. Schedule time into your diary and this will remind you to take stock of your achievements and review your plans and progress. It's best if you can do this with someone who you can share your big picture and review what you've achieved and discuss any adjustments that may be necessary to stay on track. Your financial planner is ideal but if not available, then your partner or a good friend who you can chat to about what you are trying to achieve and the purpose behind it. By simply saying this out loud to another person is a good way of cementing your plans and becoming accountable. 
We all have different things that motivate us. The start of the new financial year is a good time to rev up your plans as before we know it, Christmas and lure of warm, summer holidays will be upon us. 
Jo Chivers is Chief Executive Officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Three property development tips for the new financial year: Jo Chivers

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This week I met with a lovely couple wanting to understand more about property developing and if it was the right strategy for them. They asked a simple but very good question which is relevant for anyone looking to take their first steps into property development. 
They wanted to know what the main risks were in developing property.
I think most people understand there can be risks associated with any investment whether it be buying shares (to me the volatility of the share market is scary), even putting your money in the bank in some countries (particularly Greece!) can be risky. In Australia, our banking system is very stable but the return on cash term deposits is hardly worth the effort right now.
Investing and/or developing property can be risky if you don't do adequate research. Even if you do, there are still some environmental factors that cannot be controlled like weather and governments. 
Firstly, it's important you chose a good location and a good property. Ask yourself "can I add further value to this property?"
By adding value I mean through renovating the existing dwelling and/or developing the land. At Property Bloom we always look for houses with 'good bones'. Large homes that have a minimum of three bedrooms and areas that may be converted to extra bedrooms. Adding a bedroom is the number one way of adding value to a house. We like homes with nice features that you can enhance through renovation, it's amazing what we've found hidden away after starting a renovation - some beautiful, ornate ceilings or fire places that have been covered over by previous owners. 
Location is most important as you need to be within close proximity of community services such as schools, transport, shopping and sporting facilities.
The development sites or bare land we look for needs to be in high demand areas and must be subdividable - this is the number one rule if you want to create equity or value. Getting two or more properties from one is key when developing property.
We love master planned estates that have been thoughtfully designed to meet resident's needs. These estates can be are valued higher by owner occupiers and tenants than the older, established areas that have less facilities.
When you develop property, you need to be aware of outside forces that may pose risk for your project.  They may include: 
·     Change in the economic environment such as a new government or rising Interest rates.
·     Increasing costs in materials and labour, like when the carbon tax was implemented. This led to higher construction costs at the time.
·     Changing council requirements; new Local Environment Plans being gazetted, state or federal law changes and land being rezoned.
·     Reliability and financial security of your  contractors and builders, there is nothing worse than a builder going into liquidation half way through a   development project.
·     A change in the property cycle may see the end values and rents change during the development period.
·     Weather and environmental issues holding up the construction progress.
·     Unexpected costs e.g. hitting rock on site, in adequate provisional allowances and builder's contract exclusions or unfair terms.
·     Disputes with builders and tradespeople leading to an extended construction period.
Using an experienced project manager for your first development will minimise some of these risks but it's still very important for all property developers to do as much due diligence on the location, property, council requirements and contractors/builders they will be relying on to ensure a successful property development. 
What makes me sleep well at night is knowing we have amazing builders. We've used them for many years and they are happy to share their financial situation with us. They are flexible and good communicators and so we have built a strong relationship and trading terms with them. 
This coupled with our experience in choosing relatively safe development sites and locations for our clients means nasty surprises are minimised and we have a very good idea of how the project will finish up. Our job is to de-risk a development as much as possible and to teach our clients along the way so that they can feel more confident embarking on their next property development.
 Jo Chivers is Chief Executive Officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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The main risks associated with property development: Jo Chivers

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I was watching a news program recently when on came Sir Richard Branson. I find him such an inspiring entrepreneur and so my ears pricked up. 
Sir Branson was talking about how he suffers from dyslexia and has trouble understanding some information. He went on to tell the story of at the age of 50 after building up Europe's largest group of companies, he was sitting in a board meeting when results were being discussed and he looked up from the spreadsheet and asked if that was good or bad result? 
The director said to him, 'Richard, I don't think you know the difference between net and gross?'
He owned up and admitted that was the case. The director then pulled out a piece of paper, and drew a picture of a sea full of fish and then he drew a fishing net with some fish inside it. He explained, 'Well, the fish that are in the net, that's your (net) profit at the end of the year, and what's outside is your (gross) turnover.'
The interesting point about this little story is that here is a multi billionaire who openly and happily admits that he didn't understand one of the more basic accounting terms. He went on to say.."...that is it doesn't matter too much. I mean, it's useful to be able to add up and subtract and maybe multiply. And apart from that, you can create an empire with 60,000 employees and find other people to add up the numbers at the end of the year."
How true. His strength is his creativeness and he looks to hire his weaknesses.
There is no difference when you apply Sir Branson's philosophy to property investing and developing. When there is so much to know why not hire what you don't?
When developing property you'll need to start with knowing the difference between a good development site and a bad one.
Then knowing all the costs involved so you can run your feasibility. You'll need a good understanding of the local council's policies so your Development Application will be approved. Then you'll need to know how to choose a good builder and understand their contract. A good understanding of the building process is essential and finally knowing the people you'll work with, having relationships in place so that your development runs smoothly.
But the main thing you'll need is actually nothing you need to know, it's something more important. Time.
Whether it's your first property development of fifth, every development is different and having time to run the development is essential.   
Like Sir Richard Branson, if you make the most of your strengths and hire out your weaknesses then you are sure to move forward at a faster pace.
Jo Chivers is Chief Executive Officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Hire your weaknesses: Jo Chivers

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Happy New Year!
I hope you have made some awesome New Year resolutions around property.
My year is off to a great start, I'm happy to say. Do you remember the <a href="/expert-insights/investing/i-have-a-confession-to-make-i-tried-to-sell-a-poorly-presented-home">apartment I was selling</a> late last year?   
I tried to use the hot Sydney market as an excuse to not present it in its very best light. Trying to sell an apartment with messy tenants in place was a real mistake.
This was reinforced when I attended one of the open houses and actually saw how cluttered it was. After this, my selling strategy completely changed.
We immediately took it off the market for a few weeks until the lease expired on 3 December.
<img src="/images/2015/01/09/lounge%20room%20before.jpg" alt="">
The lounge room before it was styled.
It took literally two days to do some small repairs, replace a few old fashioned light fittings and have my professional stylist, Kylie from <a href="https://propertyrevamped.com.au/" target="_blank">Property Revamped</a>, give it her magic touch. 
The exciting news is the property exchanged within 17 days of going back onto the market.
<img src="/images/2015/01/09/lounge%20room%20after%20styling.jpg" alt="">
The lounge room after it was styled.
I've got some impressive stats to share with you, which really go to show that styling a property can make a massive difference.
First campaign performance on one of the real estate portals: 3,407 views with 6,795 engagements.
A view is someone opening the advertisement in full and an engagement is opening just one element, perhaps a photo, floor plan, map view, or video.
During the second campaign the views increased to 6,688. That's a 96% increase, or basically double the views. Engagement increased by 121%, to 15,023.
Our agent Felice Cotroneo from <a href="https://www.innercity.com.au/" target="_blank">Innercity Property Agents</a> said: "Whilst enquiry was a lot stronger, the big shift was in the vibe or feeling at the open homes. Before the apartment was styled we received a lot of negative feedback. After it hit the market again with the staging in place, there were many nice comments and a lot of 'wows' which is always a good thing to hear at your opens. People enjoyed just being in the apartment and spent on average two thirds more time at the property."
In the first campaign we had a total of 29 people through the apartment. In the second campaign this increased by 41% to 41 people.  The offers were no longer low and we sold it at full asking price, which was $65,000 over the offer we received on the previous campaign's auction day.
We paid about $2,000 for Property Revamped to do the styling, so that's a return of $63,000 for 17 extra days – a good lesson learnt.
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How I increased my property’s value by $65,000

<section data-scroll-anchor="false" data-testid="conversation-turn-5" data-turn="user" data-turn-id="e65dbe94-e3b6-47f7-b62a-9cbb30c9bf79" data-turn-id-container="e65dbe94-e3b6-47f7-b62a-9cbb30c9bf79" dir="auto">Time &amp; Place’s plans to transform the former David Jones factory building in Surry Hills into a mixed-use residential precinct have gone on exhibition through the NSW Government’s In-fill Affordable Housing pathway.</section>

<section data-scroll-anchor="false" data-testid="conversation-turn-6" data-turn="assistant" data-turn-id="request-WEB:f4d533b7-64a5-413d-86fd-5c99649c2b73-2" data-turn-id-container="request-WEB:f4d533b7-64a5-413d-86fd-5c99649c2b73-2" dir="auto">
The Marlborough House proposal, lodged for the <a href="https://www.apartments.com.au/new-apartments/marlborough-house-47-97-marlborough-street-surry-hills-nsw-2010">47-97 Marlborough Street</a> site, would see the adaptive reuse of the heritage-listed warehouse building alongside the construction of new residential additions and a separate apartment building on the northern portion of the site.

The proposal seeks approval for 172 apartments across three buildings, including 15 per cent affordable housing managed by a community housing provider for at least 15 years from occupation.

<img alt="Marlborough" data-entity-type="file" data-entity-uuid="5d1d3c2a-bf13-47d6-a335-7c01102cdee1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.29.36%E2%80%AFAM.png?VersionId=cjMYrbR.BLUlWH4dar0RVDDo0bG.u2YT" />

Interior view from the Northern Building Penthouse overlooking the park

&nbsp;

The redevelopment is planned for the prominent 3,413 sqm site bounded by Marlborough Street, Goodlet Street and Lansdowne Street, directly opposite Eddie Ward Park and around 200 metres from the Surry Hills light rail stop.

Time &amp; Place acquired the former David Jones building in 2024, marking the first time the property had changed hands in around 50 years.

Designed by Wardle, the proposal centres around the adaptive reuse of the former David Jones factory, originally constructed between 1913 and 1935 in the Inter-War Chicagoesque architectural style.

Wardle noted in its Architectural Design Report that the building “occupies a significant place in the industrial and cultural history of Surry Hills” and at its peak was “the largest department store manufacturing facility in Australia, employing over 800 people and fuelling the growth of Sydney’s fashion and retail industries.”

The practice said the project positions itself “not as an isolated intervention, but as a contributor to the civic, social, and architectural grain of the precinct.”

The proposal would deliver 75 apartments within the retained southern heritage building, 59 apartments within the central addition, and a further 38 apartments within the new northern building fronting Lansdowne Street.

Planning documents show the scheme would comprise a mix of heritage apartments, new-build apartments, townhouses and penthouses.

<img alt="Marlborough" data-entity-type="file" data-entity-uuid="57758518-40a3-4b83-958c-d06e96a2cffa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.29.42%E2%80%AFAM.png?VersionId=VerlX9ST5xgBi8.1_YRsqdWTJeT6ygjs" />Interior View of the Heritage Building Apartment

The development would also include a ground-floor retail tenancy on the corner of Marlborough and Lansdowne streets, rooftop communal open space, a landscaped pedestrian link along the western edge of the site, and basement parking accessed from Lansdowne Street via a car stacker system.

&nbsp;

The scheme emerged from a competitive design process run by Urbis, with Wardle ultimately selected as the winning architect ahead of FJC Studio, TZG, Architectus and Wilkinson Eyre.

The Design Integrity Panel later described several aspects of the Wardle scheme as fundamental to the project, including “the stepped character of the new addition to the north of the site”, the landscaped western pedestrian link, and the “garden arrival” experience separating the original Marlborough House from the heritage addition.

Wardle’s design heavily references the site’s industrial and heritage history, while also responding to the surrounding Surry Hills streetscape.

The Architectural Design Report describes Surry Hills as “a finely grained neighbourhood with beautiful and expressive brickworks throughout the suburb,” with the proposal introducing a material palette intended to sit comfortably alongside the existing warehouse fabric and neighbouring terraces.

The report also outlines the project’s relationship with Eddie Ward Park and the broader landscape context of the area.

“Marlborough House occupies a site of deep cultural memory and the neighbouring Eddie Ward Park is of local ecological significance, where natural systems, topography, and stories have long shaped human experience,” Wardle noted in the report.

The architects said the proposal sought to “rebind built form to Country” through landscape, materiality and the adaptive reuse of the heritage structure.

<img alt="Marlborough House" data-entity-type="file" data-entity-uuid="9ae3f2f9-c85f-477a-a6f8-b43f6cb97c41" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.29.53%E2%80%AFAM.png?VersionId=B.qUCLqRvJOR.n9CvYcTpaknIX9LuqKZ" />

The project is also being progressed under the NSW Government’s in-fill affordable housing provisions, allowing developments that include affordable housing to access additional height and floor space incentives.

Under the plans, 2,593 sqm of the project’s floor space would be dedicated to affordable housing, slightly exceeding the required 15 per cent threshold.

In its Design Excellence Strategy, Urbis said the project aimed to “sensitively adapt and enhance the heritage-listed building on site through alterations and additions that preserve its historical significance” while delivering “high-quality market and infill affordable housing development in Surry Hills.”

Time &amp; Place has been one of the most active developers nationally in the last 12 to 24 months. Late last year they completed&nbsp;The Queensbridge in&nbsp;<a href="https://www.apartments.com.au/developments/southbank-vic-3006">Southbank</a>, a mixed-use tower with 353 apartments and a hotel. They are currently selling Park Modern, 246 apartments near the famous Botanic Gardens in&nbsp;<a href="https://www.apartments.com.au/developments/south-melbourne-vic-3205">South Melbourne</a>, and have future projects, <a href="https://www.apartments.com.au/new-apartments/the-wilmot-173-burke-road-28-hope-street-glen-iris-vic-3146">The Wilmot</a>&nbsp;in&nbsp;<a href="https://www.apartments.com.au/new-apartments/glen-iris-vic-3146">Glen Iris</a>, the redevelopment of the Northcote Plaza, and another tower in South Melbourne.

The developer broke into Sydney just a few years ago with Two Tides in Manly. They have another project nearby, which is at the ultra-luxury end of the market on&nbsp;<a href="https://www.apartments.com.au/buildings/shoreline-manly-beach-89-90-north-steyne-manly">North Steyne</a>, fronting the beach.

It is also continuing to work through the <a href="https://www.apartments.com.au/news/nsw/first-look-time-place-settles-on-design-for-the-chimes-potts-point-redevelopment">redevelopment of The Chimes building</a> on Macleay Street in&nbsp;<a href="https://www.apartments.com.au/developments/potts-point-nsw-2011">Potts Point</a>, as well as a project on <a href="https://www.apartments.com.au/news/nsw/time-place-to-take-on-mosman-apartment-market">Mosman's Redan Street</a>.
</section>

Joel Robinson

First look: Time & Place unveils Marlborough House redevelopment designs for former David Jones warehouse in Surry Hills

The residential transformation of St Kilda Road is set to continue into with more new apartment plans for the sought-after boulevard.

Wing Tai Asia has lodged plans for a major residential tower at 464-466 St Kilda Road, replacing the former VACC House with an 18-storey mixed-use development designed around a retained heritage podium and a sculpted contemporary tower.

The proposal, prepared under Victoria’s Significant Residential Development with Affordable Housing pathway, would deliver 325 apartments and ground-floor retail across the prominent 4,653 sqm boulevard site in Melbourne’s St Kilda Road North Precinct.

The project centres on the adaptive reuse of the site’s heritage-listed VACC Building, an eight-storey office designed by Bernard Evans that has occupied the address for decades. Planning documents state the development would involve “carefully dismantling and conserving off-site the original metal fabric of the podium visible from St Kilda Road,” before reinstating it as the defining frontage of the new scheme.

Above the restored podium, Wing Tai is proposing a curvilinear residential tower. The scheme includes 172 one-bedroom apartments, 63 two-bedroom apartments, 66 three-bedroom apartments, and 24 four-bedroom apartments, alongside two ground-floor food and beverage tenancies fronting St Kilda Road.

The tower has been designed with substantial articulation and variable setbacks to minimise perceived bulk and maintain view corridors along the boulevard. Urbis, which prepared the planning report, said the design “has been significantly articulated through a curvilinear design” with “an interplay with materials, façade expression and depth” to create visual separation and visual interest.

The proposal also includes 254 basement car spaces, landscaped pedestrian links connecting St Kilda Road and Queens Lane, and a biophilic landscape strategy featuring canopy trees, raised planters, cascading greenery and a glass oculus pool overlooking the eastern frontage.

Planning documents confirm the $270.1 million development will contribute 3 per cent of project costs to the Social Housing Growth Fund as part of the application process.

Wing Tai acquired the St Kilda Road property in 2018 alongside Abacus Property Group for $95.38 million, before later consolidating ownership of the site. The property previously served as the Victorian Automobile Chamber of Commerce headquarters for around 60 years.

The transformation of the St Kilda Rd boulevard is already beginning to materialise, with a number of high-profile projects recently completed, launched, or approaching launch as developers continue to back the long-term appeal of the precinct.

Among the most notable recent completions is Louise by Samuel Property Group, just off the strip on Queens Lane, the same pocket Hirsch &amp; Faigen recently launched The Queensbury. Mirvac is too on the same street with The Albertine, which is approaching completion.

Dexus recently secured approval for its slice of St Kilda Road, while Gurner also has approved plans for the precinct.

Wing Tai unveils 325-apartment St Kilda Road tower on former VACC House site

Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Jo Chivers

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