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GUEST OBSERVER
With the widespread adoption of in-house apps, instant messaging and even robots, hotels are on the cusp of a chatbot revolution.
Chatbots are already working hard in the hospitality industry, from taking fast food orders to helping travellers plan their trips. While conversational AI is very much in its infancy in the hotel sector, it certainly has plenty of potential, says Nigel Symonds, hospitality consultant at Avenue9. So how could chatbots change the hotel industry?
1. A new reservation channel
Earlier in August, Icelandair launched a booking bot, leveraging Facebook’s new chatbot development toolkit. Modelled on a text conversation with a real travel agent, the bot not only offers and takes reservations for flights, it also suggests a layover in Reykjavik.
Elsewhere in the travel industry, Expedia, again taking advantage of Facebook’s technology, launched a basic bot to help travellers book hotels. According to Symonds, in order to stave off fierce competition from online travel agencies (OTAs) and encourage direct booking, hotels should be looking to follow suit. “From our perspective, hotels definitely want to start integrating this technology,” he says. Indeed, Hyatt Hotels, which began using Facebook Messenger in late 2015, told Skift that “creating and deploying a Facebook Messenger bot is something that we will explore in the future.”
2. Enriching the pre-arrival experience
“Booking additional services is where the power is,” says Symonds. At the moment, hotels usually send out an automated email several days in advance of a guest’s arrival, suggesting amenities like spa treatments, airport transfers, and dinner reservations. “It would be great to have chatbots doing this,” he adds. “The benefit of a bot is that it can interact with the guest, asking questions such as whether it’s a special occasion, for instance, and responding with relevant offerings.”
3. On-resort interaction
London’s Edwardian Hotels were among the first to launch what they call a virtual assistant. Designed for those who prefer to engage with the brand digitally, the interface allows guests to order room service or get local recommendations from Edward the bot.
“It’s all about enhancing the guest experience,” says Symonds. “When integrated into the property management system (PMS), chatbots could be used to alert guests of real-time spa and restaurant availability, and offer last-minute rates.” Challenges include ensuring the offers are relevant to the recipient— including that your guest wants to get involved with the technology in the first place. “Certain generations will feel excluded if hotels abandon the more traditional routes of engagement,” Symonds adds.
4. Supplementing and supporting staff
With conversational AI able to answer straightforward questions, front-of-house staff are freed up to provide the kind of service only humans can. At the same time, “we’re seeing a shift in the desired skill set of hotel marketing and customer service personnel towards digital specialization” says Symonds. Chatbots aid guest interaction, but when a human needs to step in, that person needs to be both tech-savvy and able to embody the voice of the brand in a spontaneous and textually interactive way.
5. Leveraging data
A PMS-integrated bot that interacts with guests at all stages of the customer journey can gather valuable data, which can then be used by algorithms and hotel staff alike to provide personalized services. Unlike localized human interactions, entire chatbot conversations and outcomes can be stored and recalled for relevant future exchanges.
However, there’s a fine line between the impressive and the downright creepy. “If suggestions are too intuitive, you can risk alienating your guest,” says Symonds. As public perceptions catch up to the capabilities of technology, the solution, concludes Symonds, is a thorough and transparent permissions process.
This article by Natalie Holmes appeared in jllrealviews.com.
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jchancellor-FAypfDUnLy

Five ways chatbots could change the hotel industry

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The celebrity businessman and host of Channel 9's The Celebrity Apprentice, Mark Bouris, says he will fire himself if his business, Yellow Brick Road does not make a profit this financial year.
Bouris made the bold declaration to the Australian Financial Review's Chanticleer columnist Tony Boyd in today's paper.
It comes at a time when the share price bounces around at 15 cents, near its record low of 13.5c. 
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The fall in the stock over the past two years has left the group with a market cap of just over $40 million, down from about $200 million at its peak.
The mortgage lender and wealth manager made its stockmarket debut in 2011 with the kid from Punchbowl, in Sydney’s south-west, having the aim of taking on the banks, but YBR shares have crashed more than 75 per cent during the past two years. 
YBR’s recent $9.5 million ­annual loss came despite increasing its revenue 31 per cent to $218 million. 
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In early 2014 Bouris said YBR was “on track” to deliver its maiden profit during that ­financial year.
The recent $9.5 million loss was nearly tripling the previous year’s loss of $2.6 million.
The company has lost a cumulative $36.9m over the six years since its listing which saw Bouris joined on the register by Mineral Resources founder Chris Ellison and chief executive Peter Wade, pastoralist John Kahlbetzer and Navitas boss Rod Jones.
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Bouris plans to open 40 new branches in the next year.
It has $700 million funds under management.
"Our foot was on the pedal, metaphorically speaking, right as the market cooled this year,” Mr Bouris said, explaining the result.
Along with recent acquisitions, YBR has spent millions on advertising during the housing boom to grab a bigger slice of the market.
YBR acquired the non-bank lender Resi Mortgage in 2014 for $36 million and then took over mortgage aggregator Vow Financial for $17.6 million.
Over the past 12 months, it has spent $5.3 million on advertising and marketing with The Celebrity Apprentice largely functioning as a lengthy ad. 
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Last week the accounting entrepreneur, Brett Kelly made an off play for the company, while saying the YBR wealth management strategy will never work.
Kelly, who owns the country's fastest-growing network of accounting firms, says people buying low value mortgages from YBR's network of 40 branches do not have enough money to make the YBR wealth management strategy profitable.
An investor update issued last week by YBR suggested its competitive advantage as scaling lending, with $38 billion in mortgages under management, distribution scale with 1500 credit representatives and brand equity, which it credited as much stronger than it competitors.
While Kelly believes that Bouris has done well to build a strong finance business, he maintains that Australians with money for wealth management do not go to mortgage brokers or any of the big four banks.
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Last week Kelly tried to grab a stake in YBR whose two biggest shareholders are Macquarie Group and Nine Entertainment Co.
Macquarie and Nine each owns a 20 per cent stake in YBR and both are strategic partners of YBR.
Macquarie supplies YBR with mortgage loans while Nine has been supplying a certain amount of free advertising as part of a contra deal from 2012 worth $6.5 million.  
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Bouris admitted to Chanticleer that his reputation is at stake in the quest to build YBR into one of the country's largest independent financial firms. 
The Australian newspaper reported last month that investors had lost patience in Yellow Brick Road, the listed ­financial services firm he founded in 2007 after Bouris had overhauled YBR’s structure twice this year.
Bouris, who owns more than 51 million shares, took home $1.6 million in remuneration from YBR last year, a substantial cut from the previous year’s $5.6 million.
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The reduction in pay also came with more responsibility as the latest restructure cut five senior positions.
The Australian noted YBR has paid millions in advisory fees to BBB Capital and Golden Wealth Holdings.
BBB Capital is an investment advisory group founded by Mark Bouris and his brother Adrian, both of whom sit on the YBR board.
BBB Capital has collected $2.2 million in fees from YBR over the past six years, while Golden Wealth, an entity controlled by Mark Bouris, has been paid $3.9 million in consultancy fees from YBR over the same period.
Last month YBR ­announced the sale of the wealth division’s accounting business and legal practice to the former owner David Carr for nearly $2 million, with a consideration of an extra $2.8m over the next five years.
“I’m going to spend the next two to three years driving into hitting our capacity,” Mr Bouris recently told The Weekend Australian.
“I’m gonna be working a lot harder than I’ve ever worked,” he said.
“Not everyone necessarily wants to do that but that’s the way I run things. And if they don’t want to do it they can leave …
“I’m interested in people who will roll their sleeves up and get things done and actually go to the branches and see the customers. I don’t care if it’s me or the CEO — they’ve got to go and do it.”
Mr Bouris put down the collapse in the YBR stock price to the state of the market clinging to yield stocks, or companies that pay out generous dividends, and said investors weren’t rewarding ambition.
“The market is looking for yield. We’re a growth stock. Our aim is to take market share from our competitors. And I don’t make any apologies for that.”
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Mark Bouris says he will fire himself if YBR doesn't make a profit

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GUET OBSERVER
The Westpac Melbourne Institute Index of Consumer Sentiment rose by 1.1 percent in October from 101.4 in September to 102.4 in October. 
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This result extends a remarkable run of stability in the Index. Over the last six months the Index has held within a relatively tight 4 percent range with five of the six readings hovering just above 100 indicating that optimists have remained slightly in the ascendancy. 
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This has been despite some significant local events including two rate cuts from the Reserve Bank; a very close election result and the aftermath of the May Budget. 
International events have hardly been without highlights including the vote by the British people to leave the European Union (‘Brexit’) and a particularly volatile US presidential election. On the other hand anxieties around China have definitely settled down and the prices of Australia’s major commodity exports have been particularly buoyant. 
This stability is signalling a sustained lift in Consumer Sentiment over the last year. The average level of the Index over this last stable six months is now 4.9 percent higher than the average of the same six months a year ago. However that boost is all in expectations. 
The “Current Conditions components of the Index have been steady while the Expectations components of the Index are up 8.1 percent on the previous year. This boost to expectations has been sustained. Certainly there was a 4.4 percent lift following the change of Prime Minister a year ago but the Expectations Index has lifted a further 5.2 percent since last October.
The only disappointing aspect of this story is that the component of the Index which measures how respondents feel about their own finances relative to a year ago has fallen by 2.9 percent (on a six month average basis) whereas the component that tracks their outlook for finances over the next 12 months has lifted by 2.2 percent. 
The largest average boost of the components has been the outlook for the economy over the next 12 months which has lifted by 13.1 percent on a year ago (on a six month average basis). 
Ongoing stability in the labour market has been one likely explanation for the overall boost to confidence. The Westpac Melbourne Institute Index of Unemployment Expectations dipped from 138.4 to 138.2. The average print for the Index over the last six months is 138.2 – emphasising the stability of the current assessment of the labour market. This average read is 8.0 percent below the average of the same six months a year ago indicating a definite improvement in respondents’ assessments of the conditions in the labour market.
There were generally minimal movements in the components of the Index over the month. The ‘family finances compared to a year ago’ sub-index fell by 0.4% while the ‘family finances over the next 12 months’ sub-index lifted by 0.9 percent. 
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The ‘economic conditions over the next 12 months’ sub-index lifted by 5.8% while the ‘five year’ outlook was unchanged. 
The ‘time to buy a major household item’ sub-index fell by 0.4 percent but is still up by 9.2 percent over the year. The average reading for this component over the last six months is up 3.3 percent on the average six months reading a year ago. 
Confidence in housing faded in October. The ‘time to buy a dwelling’ Index fell by 3.3 percent in October from 105.7 to 109.3. There was a particularly sharp fall in the NSW Index – down by 10.5 percent with the Sydney Index down from 101 to 82.2 (–18.6 percent). However if we consider the average of the ‘time to buy’ index over the last six months relative to the same period a year ago the Index is around 2 percent higher. In the case of the volatile Index in NSW we can see a 14.7 percent improvement while the Sydney index has improved over that period by 34 percent. 
Confidence in house prices continued to improve. The Westpac Melbourne Institute Index of House Price Expectations increased by 1.6 percent in October to be 12.1% above its level in October last year. House price expectations in NSW lifted by 2.6 percent in the month to be 20 percent above the level a year ago. 
There have been solid improvements in expectations across the major states over the year with Victoria up by 6 percent; Queensland by 9 percent and Western Australia by 15 percent. With vacancy rates rising and prices falling in Perth we had been surprised by the resilience in respondents’ expectations for prices in WA although this month we have seen a disturbing 16 percent fall in expectations in one month. 
The Reserve Bank Board next meets on November 1. 
A significant number of commentators have been predicting a rate cut in November and a few weeks ago markets had been giving around a 50 percent probability to a move. We were never convinced that the inflation report which is due to be released on October 26 would provide the case for a cut. In fact, with a 0.3 percent reading for the underlying inflation dropping out, it seems likely that the September quarter report will actually show that annual underlying inflation has lifted. 
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It has also become clear that the new Governor will give considerable weighting to ‘financial stability’ in his policy deliberations. With Sydney house prices having been reported to have lifted by 3.5 percent and Melbourne by 5 percent in the last three months the risks of further boosting housing with another rate cut will be a significant consideration for the Board. While the results of today’s report point to some short term deterioration in housing sentiment the longer term picture is clearly still positive.
Indeed while we give little probability to a further rate cut at the next meeting our assessment of the growth outlook, including the shape of the construction cycle, points to rates remaining on hold for the foreseeable future. 
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BILL EVANS is chief economist of <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
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Consumer sentiment stabilises in positive territory: Westpac's Bill Evans

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Longtime Pentana Solutions finance director Rod Dux has spent $5.6 million to buy the Monticello, Toorak penthouse from the Smorgon family.
Accessed by private lift, the Orrong Road apartment has two bedrooms, two bathrooms a study and a large wrap around balcony.
It had been a $2,200 a week rental before the recent sale.
The Marshall White agency secured the sale after just seven days on the market. 
The Palladian Development project was completed in 2003. It first sold at $2.85 million in 2004 after being designed by Demaine Partnership. The 11 apartment complex was named after former American President Thomas Jefferson's residence.
This article was first published in the Weekend Australian Mansion Australia property section.
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Monticello, Toorak penthouse sells at $5.6 million

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<h2>An SMSF can lease an asset of the fund – such as business equipment or machinery – to a related party of the fund. This is known as an in-house asset.</h2>
An in-house asset is a loan to – or an investment in – a related party of your fund or an asset subject to a lease to a related party.
A related party of your fund can include fund members, trustees, their relatives and any companies and trusts these related parties control or influence. Employers who contribute member benefits for you or another member of your super fund are also related parties.
It’s important to remember that in-house assets can’t be more than 5 percent of the total market value of fund assets.
If your SMSF holds an in-house asset, the value of all of your funds’ assets needs to be determined at the end of the income year. The valuation enables you to test whether the market value of the in-house assets exceed 5% of the funds’ total assets at the end of a year of income.
<h2>Certain events will affect the percentage of in-house assets and there are also some exceptions to the in-house asset rules.</h2>
Your SMSF must also ensure that the lease of business equipment or machinery complies with the sole purpose test and is made on a commercial ‘arm’s length’ basis.
Can an SMSF sell a collectable or personal-use asset to a related party?
Yes – collectables and personal-use assets held in an SMSF can be sold to a related party. For items acquired:
<ul>
<li>after 1 July 2011, the sale must be made at market price as determined by a qualified, independent valuer</li>
<li>before 1 July 2011 and sold before 1 July 2016, an independent valuation is not required, however, the sale must be made on an arm's length basis.</li>
</ul>
All sales to related parties that occur on or after 1 July 2016 must be supported by an independent valuation.
What is the time limit for providing requested documents to my SMSF auditor?
You must provide requested relevant documents to your SMSF auditor within 14 days of the request being made.
If you fail to do so, you will be in breach of a statutory time period in section 35C (2) of the Superannuation Industry (Supervision) Act 1993.
Where a statutory time period is exceeded by more than 14 days, your SMSF auditor is required to report the contravention to the ATO via an Auditor Contravention Report.
What is my preservation age for accessing super benefits?
Your preservation age is the minimum age at which you can access your preserved super benefits without meeting another condition of release. It is based on your year of birth.
Your preservation age will be 55 if you were born before 1 July 1960.
If you were born after 30 June 1960, you will have a higher preservation age of:
<ul>
<li>56 – if you were born between 1 July 1960 and 30 June 1961</li>
<li>57 – if you were born between 1 July 1961 and 30 June 1962</li>
<li>58 – if you were born between 1 July 1962 and 30 June 1963</li>
<li>59 – if you were born between 1 July 1963 and 30 June 1964</li>
<li>60 – if you were born after 30 June 1964 
</li>
</ul>
To access your preserved super in the 2015-16 income year, you must have turned 55 before 1 July 2015.
Your preservation age is relevant to the following conditions of release:
<ul>
<li>reaching preservation age and retired with no intention to work again in the future</li>
<li>reaching preservation age and starting a transition-to-retirement income stream.</li>
</ul>
What happens if TRIS payments exceed the maximum annual payment limit?
A transition-to-retirement income stream (TRIS) can be paid to a member who has reached their preservation age even if they have not retired. However, strict annual payment conditions apply. The minimum annual payment amount depends on the member’s age and the maximum annual payment amount is 10 percent of the member’s account balance. 
If payments are outside the allowable limits, the TRIS is automatically taken to have ceased for income tax purposes from the start of the financial year in question. This means your fund cannot claim a tax exemption on the income from the account supporting all the payments. It also means all payments made during the financial year will be treated as a lump sum and taxed at the individual’s marginal tax rate, unless the payments are unrestricted non-preserved benefits.
Can an SMSF purchase shares in a private company?
An SMSF is prohibited from acquiring assets from a related party. There are limited exceptions, including market listed shares, business real property or in-house assets (where the value of all in-house assets does not exceed 5% of total fund assets).
In recent communications, we have described situations where an SMSF purchases the shares of a private company for the purpose of channelling franked dividends to the SMSF instead of the company’s original shareholders.
If the private company is a related party of the SMSF, the purchase would be a prohibited acquisition and a breach of section 66 of the Superannuation Industry (Supervision) Act 1993 (SISA) would occur.
How are unrestricted non-preserved benefits related to a condition of release?
The most common conditions of release for paying benefits to a member are when the member has:
<ul>
<li>reached their preservation age and retires</li>
<li>reached their preservation age and begins a transition-to-retirement income stream</li>
<li>turned 65 (even if they haven't retired)</li>
<li>died</li>
</ul>
When you meet a condition of release with no cashing restrictions, your preserved benefits become unrestricted non-preserved benefits (UNPB).
Under the rules for voluntarily cashing benefits, UNPBs may be cashed at any time. 
Can you set up an SMSF with a corporate trustee? 
Under paragraph 19(3)(a) of the SISA, the trustee of the fund must be a constitutional corporation pursuant to a requirement contained in the governing rules.
This means you need to set up a company incorporated under law and obtain a certificate of registration in order to have the company act as trustee of a fund. Registering a company incurs immediate costs and there is also an annual fee depending on the purpose of the fund.
The company must be registered before the SMSF is established.
How do I amend my SMSF annual return?
To amend your SMSF annual return you need to resubmit the whole return and answer ‘yes’ in Section A question 5.
You cannot request amendments by:
<ul>
<li>writing to us with the correct details</li>
<li>submitting a partially completed SMSF annual return</li>
<li>submitting a Request for an amendment of an income tax return form.</li>
</ul>
Can I make salary-sacrificed contributions to my SMSF and at the same time access retirement money to make mortgage payments?
There are very limited circumstances when you can access your retirement savings early. Strict criteria must be met to do so.
A release on compassionate grounds must be applied for through the Department of Human Services. In these circumstances, superannuation savings will only be released to make mortgage payments if you do not have the financial capacity to pay and your mortgagee is threatening to repossess or sell your home.
If you are voluntarily salary sacrificing into your super fund, instead of paying your mortgage, you will not qualify for compassionate grounds because you have the financial capacity to make your mortgage repayments by accessing your employment income.
You are only able to withdraw super under severe financial hardship if you have received Australian Government income support payments continuously for 26 weeks and are unable to meet reasonable and immediate living expenses. Payments from your super fund are limited to a maximum of $10,000 every 12 months.
Improper early access to your super is illegal – there are severe consequences for you and your fund if you access your super before you are legally entitled to do so. These include disqualification of trustees, the fund being made non-complying, imposition of administrative penalties, and prosecution.
Any money accessed illegally will also be assessed as income for the individual and taxed at the applicable marginal tax rate.
Can an SMSF take out insurance on a cross-insurance basis?
Regulations that came into operation on 1 July 2014 do not allow SMSFs to provide insurance for a member unless the insured event is consistent with one of the following conditions of release:
<ul>
<li>death</li>
<li>terminal medical condition</li>
<li>permanent incapacity</li>
<li>temporary incapacity.</li>
</ul>
<h2>The Explanatory Memorandum associated with the amended regulations makes it clear that the proceeds of an insurance policy must be released to the member who is the insured under the policy. This means that cross-insurance arrangements where the proceeds of an insurance policy are paid to someone other than the insured under the policy are not permitted.</h2>
Does the temporary budget repair levy apply to SMSFs?
The Temporary Budget Repair Levy started on 1 July 2014. It is a 2 percent levy that applies if your income is taxed at the highest marginal tax rate. Super fund tax rates that match the top marginal tax rate for individuals have been increased by 2 percent. These tax rates are:
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For more information from the ATO, <a href="https://www.ato.gov.au" target="_blank">click here</a>.
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Property 101: Can equipment owned by the SMSF be leased to other members of the same SMSF?

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GUEST OBSERVER
Since settlement, Australian cities have been shaped and reshaped by history, infrastructure, natural landscapes and – importantly – policy.
So, have our cities changed much in the last 30 years? Have consolidation policies had any effect? Have we contained sprawl? Yes, probably and maybe, according to our newly published research.
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<h2>Reviving the centre</h2>
The great Australian baby boomer dream of home ownership caused our cities to spread out during the second half of the 20th century. Urban fringes expanded with affordable land releases, large residential blocks and cheap private transport. 
By the 1980s, across Australia’s cities, the urban fringes were ever-expanding. Inner areas had become sparsely populated “doughnut cities”. 
By the end of that decade urban researchers, planners, geographers and economists began to warn of looming environmental, social and housing affordability problems due to unrestrained sprawling growth. 
Governments responded swiftly, focusing policy attention on urban consolidation through programs such as Greenstreet and Building Better Cities. Concerned individuals formed groups such as Smart Growth and New Urbanism to promote inner-city development and increased urban density.
Since this time, large- and small-scale policy interventions have attempted to repopulate the inner- and middle-urban areas. The common policy goal has been to encourage more compact, less sprawling cities. Subdivision, dual occupancy, infill development, smaller block sizes, inner-city apartments and the repurposing of non-residential buildings have all been used.
<h2>Mapping the changes</h2>
In a newly published paper, we map the changing shape of Australia’s five largest mainland cities from 1981 to 2011. 
Across each of these cities, which together are home to 60 percent of Australians, there has been substantial, suburbanisation and re-urbanisation. In the last 20 years this has resulted in a repopulation of inner cities. 
In Melbourne’s case, the return to the inner city has been particularly pronounced in the last decade. Here, the population jumped from around 3,000 to 4,000 people per km². 
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Melbourne may well be the exemplar for inner-city rebirth. More than any other Australian city it demonstrates the 30-year turnaround from inner-city decline to densification. 
Between 1981 and 1991 Melbourne became a classic “doughnut city”: population declining in inner areas, density increasing in the middle-ring suburbs, and growth steady in the outer suburbs. For example, in the inner 5km ring there was a decrease during this time of almost 200 people per km². 
From 1991 to 2001, even though growth was still focused on the middle and outer areas, the inner area began to be repopulated. Overall, between 1981 and 2011 there were approximately 1,500 more people per square kilometre living in the inner 5km ring.
Over the last decade, greenfield development, infill and urban regeneration have increased urban density throughout Melbourne.
While the turnarounds in Sydney, Brisbane, Adelaide and Perth have been less marked than in Melbourne, they are all no longer “doughnut cities”. This means that where people live in these cities has changed. 
Australia’s cities are now more densely populated – and we are much more likely to live in inner areas than we were 30 years ago.
<h2>A result of government policy?</h2>
We can probably attribute the changes in where urban Australians live to government consolidation policies. 
The policy focus throughout the late 1980s and early 1990s was based on incentives to repopulate inner and middle areas. 
Policies were changed from 2000 to increase population density across whole metropolitan areas. State and territory strategic plans aimed to promote urban consolidation, with a focus on the inner city. 
State and territory plans now focus much more on specific zones throughout the whole of the city, including former industrial areas and surplus government land. New housing development occurs within these defined zones, particularly around transport and areas with urban-renewal potential. 
South Australia’s 30-Year Plan for Greater Adelaide targets growth in “current urban lands”, along major transport corridors and hubs. Similarly, the Plan Melbourne – Metropolitan Planning Strategy plans to establish the “20-minute neighbourhood”, contain new housing within existing urban boundaries, and focus development in new urban renewal precincts.
The map visualisations reinforce the scale of this absolute growth across each of the five major Australian cities over the last 30 years. 
<h2>Have we contained sprawl?</h2>
Our research would suggest urban-consolidation policies have slowed but not prevented sprawl, especially in the faster-growing cities like Melbourne, Brisbane, Perth and Sydney. 
So, have we reached the point at which our cities are full? How can we accommodate future population growth? And do we need to focus our attention on new urban areas? 
Containing and, more importantly, controlling sprawl may present the next big challenge.
Neil Coffee is senior research Fellow in Health Geography, University of South Australia and can be contacted <a href="https://theconversation.com/profiles/neil-coffee-301251" target="_blank">here</a>.
Emma Baker is associate professor, School of Architecture and Built Environment, University of Adelaide and can be contacted <a href="https://theconversation.com/profiles/emma-baker-172081" target="_blank">here</a>.
Jarrod Lange is senior research consultant (GIS), Hugo Centre for Migration and Population Research, University of Adelaide and can be contacted <a href="https://theconversation.com/profiles/jarrod-lange-301835" target="_blank">here</a>.
All are authors for The Conversation.
 
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Density, sprawl, growth: how Australian cities have changed in the last 30 years

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Two in five Hongkongers would emigrate if they got the chance with Australia the second most preferred destination, a survey has found.
The Hong Kong Institute of Asia- Pacific Studies of the Chinese University of Hong Kong conducted a telephone survey of 710 people aged 18 or above to gauge public views on emigration.
It found 39 percent indicated they wanted to emigrate with 11 percent of this group were taking action to make preparations.
The most preferred destinations, ranked by popularity, were Taiwan, Australia and Canada, according to the survey.
Dissatisfaction with governance was the major factor as to why people wanted to leave with 11 percent reflecting they were unhappy with the government, chief executive or high-ranking officials when asked about their intention to emigrate.
Overcrowded living conditions came second with 10 percent, followed by too much political dispute or social cleavage and slow economic growth or bad economic prospects.
The survey also found that 57 percent of those who had a tendency to leave the SAR were youths, aged 18 to 30 - then 26 percent being aged 51 or older. 
Eddie Kwan King-hung, founder of EK Immigration Consulting, said he has observed more emigration inquiries in the past two to three years, especially after the Occupy protests in 2014.
However, he said not many people could meet the requirements set by the popular destinations noting Australia currently takes immigrants with a Significant Investor Visa with a requirement of at least A$5 million (HK$29 million).
Kwan said Taiwan has become Hongkongers' new favorite place as there is almost no language barrier, and the island only requires an investment of NT$6 million (HK$1.5 million), sufficient for operating businesses such as a bed and breakfast or restaurants.
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Australia second most preferred destination of Hongkongers

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The lower end of Western Australia's south west property market has experienced reduced sales volume and a weakening of values, according to the valuation firm, Herron Todd White (HTW).
First home buyers and investors generally make up the buyer profile for the lower end of the market.
"The market is driven relatively equally by both (of these buyer demographics)," the HTW report stated.
"First home buyers have been stimulated by government rebates, low interest rates and property values in general being the lowest they have been for numerous years.
"These positive indicators have resulted in first home buyers returning to the market."
Competition for the lower market segment is brought by investors who are looking to capitalise on historically stronger rental market that has seen an increase in yields.
Higher yields and low interest rates create a good market for investors and this has strengthened property values.
The report said entry points into the lower end of the market range from $250,000 to $400,000 and for this amount you can purchase either a basic established residence or build a project home in one of the outlying new developments.
These established homes are in general located within closer proximity to the beach than the new developments. Established homes generally offer better capital growth potential, while the new housing market offers better yields, HTW suggested.
The middle segment of the market is also weakening as there are fewer vendors from the lower market looking to trade up. There is still good demand for well presented and well located properties within this $500,000 to $1 million price range.
"As the market is currently soft in the south west it presents opportunity to upgrade the residence as value for money is very good," said HTW.
The buyer profile usually consists of second and third time home owners or investors from Perth looking for a holiday home.
"Unfortunately, the upper end of the market is considerably slower than the lower and middle market segments," the report suggested. 
"Properties in and above $1 million are selling if they are priced correctly, however extended selling periods of six to 12 months are still common.
"This is a reflection of the limited number of prospective purchasers in this price bracket."
Sale numbers in the prestige market over recent months have reduced, especially with job losses in the mining sector. This has put pressure on the prestige property market as high income earners are taking considerable reductions in wages as they relocate.
HTW noted the south west is considered to be a premium holiday destination given its pristine beaches, surf and world renowned wine region.
Prestigious properties scattered throughout the south west, such as Naturaliste, Eagle Bay, Metricup and Yallingup are still recording sale prices regularly in excess of $1 million.
"There is still demand from the wealthy to invest and holiday in the region," stated the report.
"Overall, it is likely the property market in the south west for the remainder of 2016 will be slow.
"The swings of the Perth market during the last several years have been missed in the regions but we would recommend caution as the slow down in the state resource sector, continued weakness in Perth and general economic uncertainty could promote more of a widespread downturn throughout the market."
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Bottom end of south west WA market on the move: HTW

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GUEST OBSERVER
The value of housing finance commitments stabilised in August following a sharp fall the previous month. Recent strength in investor finance appears to be waning. 
<a href="/images/2016/10/11/Screen%20Shot%202016-10-11%20at%202.33.49%20PM.png" target="_blank">Click to enlarge</a>
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Housing finance commitments for the construction of new houses weakened sharply, suggesting building approvals may be nearing a peak. Overall though, the level of activity in the housing market is strong and there is a significant backlog of work.
The value of housing finance commitments stabilised in August, rising by 0.2 percent m/m in August following a 2.7 percent m/m fall the previous month.
In annual terms, the value of housing finance continues to fall, with commitments down 6.3 percent y/y in August. The number of housing finance commitments fell by 3 percent m/m.
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Owner-occupied finance excluding refinancing rose by 0.2 percent m/m, with a larger 0.6 percent m/m increase for upgraders. Finance for first home buyers fell by 1.2 percent m/m.
Interestingly, investor finance growth moderated for the second consecutive month, rising by 0.1 percent m/m in August compared with 0.5% m/m in July.
In trend terms, housing finance broadly appears to be rolling over (see Figure 1). This is surprising given that other data flow on the housing market has been somewhat stronger. House prices have continued to rise, auction clearance rates remain elevated, and building approvals are around record levels.
Tighter surveyed lending conditions for developers are continuing to weigh on finance for construction of new housing, which fell sharply in August, suggesting building approvals may be close to peaking (see Figure 2).
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That said, there is a record backlog of work which will continue to support growth in construction activity over the coming year. 
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Jo Masters is senior economist, ANZ and can be contacted <a href="https://www.anz.com/personal/" target="_blank">here</a>.
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Value of housing finance commitments stabilised in August: ANZ's Jo Masters

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GUEST OBSERVER
Australian housing finance approvals to owner occupiers fell 3 percent in August, below market expectations but basically in line with Westpac’s forecast and industry data.
The decline follows a 4.5 percent fall in July and underscores the uneven conditions in Australia’s housing markets which are weak in terms of finance activity and turnover but have firmed according to other, more timely indicators such as auction clearance rates and some price measures.
The detail showed owner occupier approvals ex refi somewhat firmer in the month (–1.3 percent/mth) and an uptick in construction related approvals. 
The value of investor approvals was roughly unchanged and total value of approvals up a tick (+0.2 percent/mth).
By state, owner occupier approvals were down more sharply in Vic (nearly 10 percent ex refi).
Our understanding of the data is that it should exclude loans to non residents and hence should be unaffected by recent moves by banks to cut back lending to this segment.
However, in practise this measure has often had issues about data quality including how loans are classified by respondents. Hence it is possible that these changes have impacted. 
Details  Owner–occupiers (no.)   –3%mth, –4.2%yr – ex-financing (no.)        –1.3%mth, –7.4%yr      
Construction of dwellings (no.)                  3.7%mth, –1.7%yr Purchase of newly built dwellings (no.)   –0.3%mth, 5.7%yr        
Value of loans: Owner-occupiers ($bn)   –1.6%mth, –4.9%yr Investors ($bn)                  0.1%mth, –5%yr Total ($bn)                         –1%mth, –4.9%yr Total ex refi ($bn)              0.2%mth, –6.3%yr    
Matthew Hassan is senior economist with <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
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Australian owner occupier housing finance approvals down 3 percent: Westpac's Matthew Hassan

Developer <a href="https://www.apartments.com.au/developers/bottega-property-group">Bottega House</a> has secured council approval for its first Brisbane project - a $270 million luxury residential development on an absolute riverfront site in leafy St Lucia.&nbsp;

The 15-storey project, known as <a href="https://www.apartments.com.au/new-apartments/st-lucia-by-bottega-house-180-macquarie-street-st-lucia-qld-4067">St Lucia by Bottega House</a> , will occupy a prime north-facing site at 178-180 Macquarie Street, directly fronting the Brisbane River in the established inner-west suburb known for its rowing clubs, golf courses and sprawling University of Queensland campus.&nbsp;

St Lucia by Bottega House will feature a suite of amenities including dedicated wellness spaces, a mineral pool and cold plunge. The project has been positioned to attract affluent owner-occupiers seeking high-quality, house-sized apartments.&nbsp;

Bottega House has been set up by co-directors Nick Malloch, Louis Mennes and Craig Marsh.

Malloch said the project drew inspiration from its Brisbane River setting and leafy inner-west surrounds, while responding to the demands of discerning locals looking to transition from freestanding homes into apartment living.&nbsp;

"With an expansive river frontage and lush green surrounds, we knew we had to create something special that reflects the natural beauty of the location while offering residents masterfully crafted homes," said Malloch.&nbsp;

"Our intent was to complement the project's quiet, private setting by introducing residences that offer a calm retreat and sanctuary from the everyday. The result is a harmonious blend of architecture, interiors and amenity that emphasises wellbeing, comfort and beauty without excess."&nbsp;

Malloch added that project consultants had been carefully selected in alignment with Bottega House's commitment to care, quality and attention to detail. The design team includes architects <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>, interiors practice <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and landscaping by <a href="https://www.apartments.com.au/architects/urbis">Urbis</a>.&nbsp;

Three-bedroom apartments are expected to start around $5 millio. Selling agents Keenan &amp; Byrne said the pricing strategy for the project was anticipated to achieve upwards of $25,500 per square metre.&nbsp;

The project's development approval this week follows the success of Bottega House's inaugural Queensland project - a 22-storey collection of full-floor sky homes at Broadbeach on the Gold Coast which included the sale of a two-storey penthouse at a record price for a beachside residence.&nbsp;

St Lucia by Bottega House is expected to launch to market in November, with construction anticipated to be completed mid 2029.

[smartcode_project_cta:default project_id=151826]

Joel Robinson

Bottega House to make Brisbane debut with St Lucia riverfront apartment development

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> is advancing its affordable apartment model into Brisbane with the acquisition of another site at Cordelia Street in South Brisbane for $27 million.

Sherpa, which has a $1.7 billion pipeline across Southeast Queensland, intends to bring a cohort of apartments exclusively for first homebuyers into its proposed 186-apartment project to be built at 2 Cordelia Street.

The Sherpa model has already been incredibly well received from their Gold Coast projects, where Sherpa Group set aside a number of apartments exclusively for first homebuyers.

The new $320 million project marks Sherpa Group's second development in Brisbane, following its $255 million Symphony project, also on Cordelia Street, which is currently under construction.

Symphony will deliver 146 apartments across 28 levels, offering a mix of one, two and three-bedroom apartments. With 114 already sold, construction by <a href="https://www.apartments.com.au/builders/lps-group">LPS Group</a> is scheduled for completion in 2028.

[smartcode_project:default project_id=7574 project_image_fid=351654]

Sherpa Founder, Christie Leet, said the company was excited to be venturing into Brisbane for its second residential project.

“We’re big believers in the future of Brisbane as we lead into the 2032 Olympics and beyond,” Leet said.

“The success of Symphony has guided us into what will be our second project and we look forward to submitting our plans with council soon so we can deliver yet another quality project to the inner city residential market.

“Our Flourish model has been very well received both in Brisbane and the Gold Coast, and we’re excited to be able to offer some of these apartments again exclusively to first homebuyers to help get them into the property market.

“The model has been extraordinarily well received in our previous projects and it is something we are committed to moving forward.”

2 Cordelia Street will be designed by <a href="https://www.apartments.com.au/architects/hal-architects">HAL Architects</a> &amp; Finegrain and will include Sherpa’s signature residential amenities including pool, gym, recreation, wellness and work from home spaces.

The project will feature ground-floor commercial space, creating a vibrant amenity for residents and the surrounding community.

A development application will be lodged with Brisbane City Council in August on the code compliant site and will be launched to the market early 2027.

Sherpa acquires new site for second Brisbane apartment tower

One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

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FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Jonathan Chancellor

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