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<img src="https://counter.theconversation.edu.au/content/60184/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
A fall in the farm gate price of milk and the pain felt by dairy farmers as a result, has many pointing the finger at supermarkets for discounting the price in the so-called “milk wars.” However the suggested solution of raising the price we pay for milk to pass on more profit to farmers is misguided.
Supermarkets have been driving down the cost of basic goods like milk since 2011. But the actual underlying culprit for the fall in prices has been the global glut of supply relative to demand driving down the world price, with only a partial offset from the decline in the Australian exchange rate.
Others have advocated for a return to the regulation of the 20th century with a domestic price set at a premium, or retailers selling branded milk at a premium and returning a share to dairy farmers. In reality, the likely income gain from increasing prices for domestic milk sales would be small.
Australia’s current industry policy is to let market forces set prices, investment and employment across different sectors and industries, rather than government “picking winners” and subsidising selected industries. Setting prices for the dairy industry, would be a return to the “bad old days” with a risk of a decrease in farm productivity.
<h2>Market Context</h2>
About 25% of farm milk production goes to fresh milk sales for domestic consumption. In turn, about a half goes to supermarkets where the store brands, sold for a dollar a litre, account for a bit over half of all supermarket sales. Some branded milk sells for nearly double the store brand milk.
If more people switched to buy a more expensive brand of milk, how many would it take to make enough returns to save dairy farmers? At the moment the maximum amount of milk sold for a dollar a litre would represent about 8% of current farm production.
The remaining 75% of farm milk is used to manufacture a range of products, including butter, cheese, skim milk powder and whole milk powder. Roughly half of the butter and cheese is exported, and 70% of the milk powder. Australia imports cheese as well as exports. The Australian dairy industry depends on the world market for much of its production.
Another aspect that determines the returns for dairy farmers is the world price for manufactured dairy products, adjusted for movements in the Australian exchange rate. If supermarkets raised the farm gate price of milk above that which other countries pay for milk products, processors would switch from manufacturing these products to processing milk instead.
By the same argument, if some retailers are paying farmers above the export parity price, competitors will bid milk away from exporters and undercut the high payers to drive prices back to export parity. That is, the export price provides both a floor and a ceiling to the price which supermarkets can negotiate.
Australian dairy product exports represent a small share of world trade of dairy products, and a very much smaller share of world production. While it would be an oversimplification to say Australia doesn’t have a stake in setting the global dairy price, a 10% or 20% increase in Australian exports would require a very small export price reduction.
<h2>A return to ‘the bad old days’</h2>
Set prices for dairy products, and other agricultural products, were phased out as a part of economic reform in the 1980s and 1990s for a more productive economy and the reasons for this remain valid today.
Setting a price for domestic sales, in this case milk, above the export price leads to a battle between different parties and lobby groups as to what price to set, it may also influence consumers' decisions as to what they buy and arguably some more than others. It could also shift more resources on farms into the dairy industry, chasing a higher price and away from other types of production (which are set by a global price) such as meat or horticulture.
For those dairy farm households facing poverty as a consequence of the slump in world prices, it is more direct and effective to provide direct household support than to artificially increase the product price for all dairy farmers.
John Freebairn is professor, Department of Economics, University of Melbourne and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/john-freebairn-90" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Higher supermarket prices for milk won’t necessarily help farmers

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Australians have forked out an estimated $47.6 billion in ‘lazy tax’ over the past 10 years by keeping their mortgage with the Big Four banks rather than switching to one of the lowest rates in the market. 
That’s an estimated $14,215 for a borrower with the typical $300,000 mortgage, or $23,692 for borrowers with a $500,000 loan.
Sally Tindall, money editor at <a href="https://www.ratecity.com.au/home-loans" target="_blank">RateCity.com.au</a>, said borrowers shouldn’t set and forget about their home loans.
“Australians, traditionally, haven’t been big switchers but when they do, they are saving thousands of dollars,” she said. 
“It’s not difficult to find an interest rate starting with a three, and it’s not uncommon to find rates starting with five, so the variation between rates is huge in dollar terms.
“People need to start thinking about the rate they are paying and factoring that into their bottom line when they take out a loan.”
<a href="/images/2016/06/06/image002.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/06/image002.jpg" alt=""> 
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Switching makes dollars and sense: Ratecity

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
"We’ve had 25 years of continuous economic growth, the only country in the world with a period of growth that long. – Trade minister Steven Ciobo, speaking on Q&amp;A, May 31, 2016."
Economic management is shaping up as a key election battleground, and the Coalition has been especially keen to keep the focus on the economy.
Trade minister Steven Ciobo told Q&amp;A viewers that Australia has had 25 years of continuous economic growth, and is the only country in the world with a period of growth that long.
Is that right?
<h2>Checking the source</h2>
A spokesman for Steven Ciobo told The Conversation that Ciobo misspoke on Q&amp;A. The spokesman said by email that:
Mr Ciobo omitted the world developed, he meant to say “developed country”.
That clarification does improve the accuracy of his statement quite considerably. Let’s test his two statements separately.
<h2>25 years of continuous economic growth?</h2>
Australia entered a period of low and sometimes negative economic growth in 1989. The last period where growth was negative was June 1991 (for the quarter-over-quarter growth), and December 1991 (for the year-over-year growth).
I would argue that the weak growth through 1991 means that you can’t say that the economy recovered and was growing until 1992.
So on that definition, we have had about 24.5 continuous growth – which is close enough to the Ciobo’s figure of 25 years.
It is true we are in our 25th year of consecutive economic growth. That’s how it was phrased in Austrade’s 2016 Why Australia Benchmark Report, which noted that:
Australia is not only entering its 25th year of consecutive growth, the country is expected to realise annual real GDP growth of 2.9% between 2016 and 2020 – the fastest of any major advanced economy in the world.
<h2>The only country in the world?</h2>
As the minister’s spokesman said, Ciobo accidentally omitted the word “developed” from his statement.
It is true that all of the other 33 member countries in the Organisation for Economic Co-operation and Development (OECD) have had a period of negative GDP growth since 1991, with most going into recession during the Global Financial Crisis.
It is notable that the dip in growth during the GFC was smaller for the Group of 20 (G20) major economies than for the OECD, and the reason for this is that many emerging markets did not go into recession.
It is not true to say, as the minister accidentally did, that Australia is the only country in the world with a period of growth that long. The chart below shows Australia’s growth next to the G20, OECD, India and China.
<a href="/images/2016/06/06/image-20160531-13810-hgnto5.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/06/image-20160531-13810-hgnto5.png" alt="">
<h4>Author provided. Source: OECD Main Economic Indicators and Emerging Markets database in DX database.</h4>
The chart shows that China and India, the two most important emerging economies, also have had positive growth in GDP in the past 25 years. It is now more than 25 years since both countries began their economic reform programs, and both countries have enjoyed very strong economic growth over this period.
<h2>Verdict</h2>
The statement that Australia has had 25 years of continuous economic growth is mostly correct.
The statement that Australia is the only country in the world to have had such a period of unbroken growth is incorrect. But it’s true Australia is the only one out of 34 OECD member countries to have had positive economic growth since 1991.  
Mark Crosby is associate professor of Economics, Melbourne Business School and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/mark-crosby-444" target="_blank">here</a>.
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Has Australia had 25 years of continuous economic growth?

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Actors Simon Baker and wife Rebecca Rigg have quickly offloaded their North Bondi bolthole now that they reside at their $6.5 million Bronte home.
Their rooftop apartment was up for sale with $3.5 million hopes through <a href="https://bencollierteam.com.au/property/8206-hastings-parade-north-bondi-nsw-2026/" target="_blank">McGrath agent Ben Collier</a> who didn't reveal the sale price.
Its been bought by e-commence entreprenuer Simon Hill.
Their 250 sqm art deco penthouse on the Ben Buckler headland had been purchased in 2014 for $2.63 million.
The listing was taken down from websites Monday morning after just 10 days on market.
They had a Will Dangar-designed garden installed onto the 125 sqm rooftop terrace.
The couple who first met in 1992 on the set of popular soap E Street were no shows when the apartment next door went to recent auction.
Baker is spending time increasingly in Australia making his directorial debut on Breath, the feature film adaptation of the 2008 Tim Winton novel.
Raine &amp; Horne Double Bay selling agent Hannah Bouskali confirmed the buyers as a young married Australian couple who are living overseas who paid $2,016,037 for the two bedder with roof access too. 
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Simon Baker's snappy North Bondi bolthole sale

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The penthouse 8/27 Billyard Ave Elizabeth Bay has been sold at $8.55 million pre-auction.
It was once owned by one of Sydney's most glamorous businesswoman, Karin Upton Baker who vacated it four years ago.
The dormer pied-a-terre was listed by the veteran developer Phillip Wolanski through R&amp;W.
The Billyard Avenue, Elizabeth Bay penthouse was sold by mortgagees at $5 million two years ago.
It's two week's in a row for Elizabeth Bay as the top selling property for the week ending May 29 was a three bedroom waterfront unit on the avenue's harbourside. 
The property, 3/28 Billyard Avenue, Elizabeth Bay, sold for $7 million through Peter Starr at McGrath Estate Agents.
The median price for an apartment in Elizabeth Bay is $755,000, according to CoreLogic
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Elizabeth Bay penthouse sells at $8.55 million pre-auction

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The weather failed to inflict much damage on the east coast residential sales success despite the hazardous first auction weekend of winter.
Sydney’s clearance rate rose from 73 percent last week to 76 per cent, according to the preliminary CoreLogic RP Data tally. The Domain data even suggested it bettered 80 percent.
Auction prices across Sydney ranged between $348,000 in Canley Vale and $5.7 million in Strathfield.
<a href="https://www.realestate.com.au/property-house-nsw-strathfield-122626106" target="_blank">It was a contemporary Strathfield home</a> with the most modern of fireplaces featured in the living room at 20 Llandilo Avenue, Strathfield.
There were four bidders - from among the 12 registered parties - after the opening $4.5 million offer at the auction by Strathfield Partners agent Hawre Ahmad.
The Sydney auctioneer Damien Cooley noted that while fewer attendees come to onsite auctions when the weather isn’t friendly, the percentage of serious bidders among the attendees actually increases.
"You know you have a keen buyer if they are turning up to your auction," Damien Cooley said on the turn in the weather. 
There was a similiar tick-up trend, with the reduced early winter offerings, in Brisbane where vendors fared well too despite rising flood waters.
Brisbane’s clearance rate rose from 41 percent last week to 55 percent.
Melbourne's success rate held steady at 71 percent with prices ranging between $240,000 in Braybrook and $5.1 million in East Melbourne.
Around 959 residential properties were taken to auction in Melbourne down on the 1,170 auctions in the prior week as the winter slowdown commences.
Lower winter market listings will become even more noticeable from the Queen’s Birthday holiday break. 
The winter property auction hibernation doesn't necessarily happen across all Sydney suburbs, according to CoreLogic RP Data statistics.
Since 2011 Sydney auction volumes have jumped over the three month winter season from around 5000 offerings to 11,000 listings.
The forthcoming federal election might distract some potential vendors but recent July auction volumes have been Sydney’s busiest on record.
Auction hibernation continues to happen more so in Sydney's higher-priced suburbs through winter as overseas vacations are popular with owners and agents alike.
Garden suburb vendors also tend to hold back too until spring.
"June and July usually see’s the average number of buyers taper off, and this was certainly evident in the first weekend of June," auctioneer Rocky Bartolotto said.
"Give the very wet day, it’s fair to say that any buyers at auctions were no doubt very serious about securing a property," he added.
He advised certain Sydney properties continued to attract high inspections usually matched with a higher number of registered buyers.
The average was four bidders, Bartolotto noted, down from six to seven buyers last June.
But the recent strong autumn sales period must ensure there are still plenty of committed buyers around as we head into winter, James Pratt, director of auction services at Raine &amp; Horne said.
Estate agent John McGrath also recently suggested that winter was not a bad time to sell.
"Actually, the opposite is usually true," he said especially as buyers with approved finance are typically only given six months to buy before they have to re-apply, so they don’t have time to take three months off over winter.
Some lenders are imposing tougher new borrowing conditions that reduce the amount property buyers qualify for as the six months comes up, according to Mortgage Choice, the listed broker.
Conditions used to assess a property loan are being tightened so that living expenses are increased, assessable incomes reduced and the maximum amount borrowed cut in some cases by more than 10 percent, the brokerage told Fairfax Media. 
It cited an example of a couple six months ago earning net income of about $116,000 could have qualified for a loan of about $1.1 million, according to Mortgage Choice analysis.
Under the new rules they would qualify for about $70,000 less, although during this period variable rates have been reduced by up to 25 basis points.
 
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Auction heat remains in Strathfield result despite winter's onset

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GUEST OBSERVER
For prospective buyers of property many understand that they require at least a 5 to 10 percent deposit to purchase a property.
However, what I generally find upon sitting down with a new client is that most aren’t aware that ALL lenders look at the various types of property (also referred to as ‘security’) and rate them with different LVRs. Now what exactly is an LVR? It stands for ‘Loan to Value Ratio’. In a nutshell the way you get a LVR rating is to divide the loan amount by the property’s value. So for example if you have a loan for $800,000 secured by a property worth $1,000,000, then the LVR is 80 percent.
For most standard residential suburban homes/ apartments, banks will generally lend on LVRs anywhere from 90 to 97 percent (inclusive of any Lenders Mortgage insurance). However, there are many properties that are regarded as being of more risk to the bank and are referred to as non-standard securities. Consequently, the maximum LVR the bank wants to be exposed to is less. Below is an example of just some of the restrictions on LVRs for different property types:
Small Apartments/ Bedsit/ Studio
An apartment greater than 40 sqm but less than 50sqm of internal space (and this excludes the balcony and car spot), will see many lenders refuse to lend on these properties altogether. However, those that do, range diversely in the maximum LVR they’ll go to.
Some will go to a maximum of 60 percent whereas there are few that will go up to 95 percent. If you do find a property that has less than 40 sqm, there are only a handful that will consider the deal and often it is assessed on a ‘case by case’ basis with a low LVR applied.
Serviced Apartments/ Student Accommodation
Of the lenders that will consider these securities, the maximum is normally around an LVR of 60 percent to 70 percent regardless of the size of the property.
Over-55 Complexes
At the moment, it’s hard to find lenders out there that will consider these properties due to the fact that if the bank had to sell the property because of a borrower’s default on repayments, then the bank is heavily restricted in who they can sell it to recoup their money. Areas such as the Northern Beaches of Sydney are getting more and more of these complexes so it will be interesting to see if banks change their thinking on this form of security as the Australian populace ages.
Rural Properties
Lenders have varying LVRs when it comes to the assortment of property types available in rural/regional areas. For example if the residential property is 10 hectares or less, is located in a serviced rural/ country town, is connected to power, a landline, sewage, and road access then you can possibly go up to an LVR of 95 percent.
If you are looking at a hobby farm that is between 10 to 50 hectares then some lenders will go to LVRs between 60 to 90 percent. Over 50 hectares and less than 200 hectares is limited to only a few lenders who may go as low as 50 percent on the LVR. In most, if not all cases, the rural property cannot be used for commercial income purposes other than renting out the residence to a tenant.
Company Title
These forms of title are generally restricted to older styled apartments which predate 1961 when strata title was introduced. Since 1961 most apartments have been registered as strata title. It’s in Sydney’s eastern suburbs where the majority of company titled properties are located in NSW. Whilst many lenders won’t lend to these sorts of properties, those that normally do, lend to a maximum LVR between 70 and 85 percent.
In Conclusion
When it comes to financing a property purchase it is always best to engage the services of a qualified mortgage broker who is able to help advise you on what you need to know when it comes to selecting a non-standard security.
Reuben Brown is lending manager of Horizon Mortgages and can be contacted <a href="https://www.horizonmortgages.com.au" target="_blank">here</a>.
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Property 101: What is an LVR Loan to Value Ratio?

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Fireplaces are set to become an important selling feature as winter arrives, although selling agents haven't yet lit them all ablaze.
There were three downstairs fireplaces - but none lit in the marketing - at the East Melbourne top seller where the 1904 Chedhertha (above) fetched $5.1 million.
Listed by Caine Real Estate, 36-38 Hotham Street had $4.6 million-plus price guidance having last sold 93 years ago. The family who paid 2000 pounds in the 1920s for the quaint house named it after their children – Cedric, Herman and Bertha.
More elaborate fireplaces were on display, and in one room quitemodern, but again none of them were lit in the marketing of 231 Canterbury Road, St Kilda West (below) which was among the weekend's highest sales in Melbourne.
The Marshall White agent Michael Paproth sold it shortly after it was passed in at $4.85 million, with the buyers' agency in attendance, noting three bidders.
<img src="/images/2016/06/06/Screen%20Shot%202016-06-06%20at%209.11.30%20AM.png" alt="" width="578" height="370">
There was a blazing fire place at an architectural gem on offer at Mosman, although the $2.29 million buyer will knock down the Modernist, Arthur Cozens-designed two-bedroom house at 20 Bullecourt Avenue (below).
<img src="/images/2016/06/06/Screen%20Shot%202016-06-06%20at%209.13.02%20AM.png" alt="">
The 1950s Mosman home commissioned by the late Stella Tottenham, an editor of the national architecture magazine Architecture, fetched $290,000 more than its reserve at weekend auction. 
Cozens designed a two-level, flat-roofed house sited high above Middle Harbour, built in warm-toned face brick with white timber fascias, sun-break louvres and window frames, an open-plan living space with fire place lined with natural timber, along with a window wall oriented to the view.
It was such cleverness of Australian small house design that was proclaimed in issue after issue of Architecture.
At Bellevue Hill the modern architectually-designed home that appeared on ABC's Dream Build series in 2013 has been listed for private treaty sale.
The 2010 new-build took on the best parts of the 1960s home designed by architect Henry Rossler that sat on the 923 sqm land parcel.
The four bedroom home was designed by Marsh Cashman Koolloos Architects (below).
<img src="/images/2016/06/06/Screen%20Shot%202016-06-06%20at%209.15.18%20AM.png" alt="">
It comes with a Cheminees Chazelles double-side, wood-burning fireplace.
Alison Coopes at Agency by Alison Coopes is taking offers on the Bulkara Road property with $10 million plus likely interest. 
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Fireplaces not quite ablaze at weekend auction offerings

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Farmer Alastair Wills has purchased historic Naringal Station in Victoria's Western Districts for $17 million.
Naringal Homestead, a seven bedroom, eight bathroom fully-renovated double brick residence, sits in gardens designed by Edna Walling.
It replaced the original 1904-built homestead, which burned down in a bushfire in 1944.
The 2200-hectare farm at Wallinduc, one of the earliest pastoral holdings in the area, had been owned by the Rowe family for more than 170 years until it was sold to businessman Graeme Croft in November 2011.
Graeme Croft, who founded family-run aged care developer and operator Innovative Care, has extensively developed and extended the property.
The mixed-use farm comprised 12,000 breeding ewes for prime lamb production, an intensive cattle fattening system turning over 5,000 head per annum, a 350 sow piggery and 750 hectares of crops.
It is located 45 kilometres from Ballarat – Victoria’s largest sheep saleyards – and 160 kilometres from Melbourne.
But the Australian Financial Review says the farm will revert to pure cropping use, growing wheat, granola, oats and barley.
He was reportedly one of the underbidders on another Western Districts' property, the 5200-hectare cropping and grazing Demeter Farming portfolio, which was acquired by a syndicate of Victorian farmers in February for around $30 million.
The Rowe family arrived in Australia in 1841 and took up the rural holding later that year. The farm had an asking price of $7.5 million when it was purchased by the Crofts in 2011 for around $7 million.
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Naringal Station sold by Graeme Croft

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The Australian government recently released an ambitious Smart Cities Plan, which suggests that cities should be first and foremost for people:
If our cities are to continue to meet their residents’ needs, it is essential for people to engage and participate in planning and policy decisions that have an impact on their lives.
Such statements are a good starting point – and should probably become central to Australia’s implementation efforts. A lot of knowledge has been collected over the past decade from successful and failed smart cities experiments all over the world; reflecting on them could provide useful information for the Australian government as it launches its national plan.
<h2>What is a smart city?</h2>
But, before embarking on such review, it would help to start from a definition of “smart city”.
The term has been used and abused in recent years, so much so that today it has lost meaning. It is often used to encompass disparate applications: we hear people talk and write about “smart city” when they refer to anything from citizen engagement to Zipcar, from open data to Airbnb, from smart biking to broadband.
Where to start with a definition? It is a truism to say the internet has transformed our lives over the past 20 years. Everything in the way we work, meet, mate and so on is very different today than it was just a few decades ago, thanks to a network of connectivity that now encompasses most people on the planet.
In a similar way, we are today at the beginning of a new technological revolution: the internet is entering physical space – the very space of our cities – and is becoming the Internet of Things; it is opening the door to a new world of applications that, as with the first wave of the internet, can incorporate many domains.
From a more philosophical point of view, one could refer to the great Xerox-Park computer scientist Mark Weiser, and his idea of non-intrusive – or “calm” – technology. Weiser wrote:
Ubiquitous computing names the third wave in computing, just now beginning. First were mainframes, each shared by lots of people. Now we are in the personal computing era, person and machine staring uneasily at each other across the desktop. Next comes ubiquitous computing, or the age of calm technology, when technology recedes into the background of our lives.
<h2>What should governments do?</h2>
In the above technological context, what should governments do? Over the past few years, the first wave of smart city applications followed technological excitement.
For instance, some of Korea’s early experiments such as Songdo City were engineered by the likes of Cisco, with technology deployment assisted by top-down policy directives.
In a similar way, in 2010, Rio de Janeiro launched the Integrated Centre of Command and Control, engineered by IBM. It’s a large control room for the city, which collects real-time information from cameras and myriad sensors suffused in the urban fabric.
Such approaches revealed many shortcomings, most notably the lack of civic engagement. It is as if they thought of the city simply as a “computer in open air”. These approaches led to several backlashes in the research and academic community.
A more interesting lesson can come from the US, where the focus is more on developing a rich Internet of Things innovation ecosystem. There are many initiatives fostering spaces – digital and physical – for people to come together and collaborate on urban and civic innovations.
In the US, the general idea of smart urban space has been central to the current generation of successful start-ups. One of the latest examples is Uber: a smartphone app that lets anyone call a cab or be a driver. The company’s operations are polarising – Uber has been the subject of protests and strikes around the world (mainly in Europe) – yet it was recently valued at a stratospheric US$50 billion.
Beyond Uber, the Nest learning thermostat, the apartment-sharing website Airbnb and the recently announced “home operating system” by Apple, to name a few, attest to the new frontiers of digital information when it inhabits physical space.
Similar approaches now promise to revolutionise most aspects of urban life – from commuting to energy consumption to personal health. As such, they are receiving eager support from venture capital funds.
In such a context, governments could use their funds to develop an organic innovation ecosystem geared toward smart cities, similar to the one that is growing in the US. It is more about bottom-up innovation than top-down schemas.
This must go beyond supporting traditional incubators and aim to produce and nurture the regulatory frameworks that allow innovations to thrive. Considering the legal hurdles that continuously plague applications like Uber or Airbnb, this level of support is sorely needed.
<h2>So, any active smart city role for Canberra?</h2>
That isn’t to say that governments should take a completely hands-off approach to urban development. Governments certainly have an important role to play. This includes supporting academic research and promoting applications in fields that might be less appealing to venture capital – unglamorous but nonetheless crucial domains such as municipal waste or water services.
The public sector can also promote the use of open platforms and standards in such projects, which would speed up adoption in cities worldwide.
Still, the overarching goal should always be to focus on citizens. They are in the best position to determine how to transform their cities and to make decisions that will have – as the Australian Smart Cities Plan puts it – “an impact on their lives”.
Carlo Ratti is director of MIT Senseable City Laboratory, Massachusetts Institute of Technology and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/carlo-ratti-260160" target="_blank">here</a>.
 
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Smart cities: while governments talks, it's citizens who create them

Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

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Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Joel Robinson

Apartment design is adapting to the way Australians shop

While school holidays and trips to Europe tend to define the winter property market, there's been no cold snap at <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> in North Sydney.

Developer-builder&nbsp;<a href="https://www.apartments.com.au/developers/aland">ALAND</a> sold more than $35 million worth of apartments throughout June, including a $6.8 million apartment that now ranks among the highest apartment sales ever recorded in North Sydney.

SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.

"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.

"Many recognise the opportunity to secure an apartment in an iconic building and premium location while values remain attractive. They may initially lease the property, but the intention is to eventually move in themselves, rather than purchasing purely as an investment."

[smartcode_project:default project_id=134323 project_image_fid=367129]

Located at 177 Walker Street, The Walden will deliver 161 one, two, three and four-bedroom residences across a 30-storey tower designed by Rothelowman. Every apartment occupies a corner position, maximising natural light, cross ventilation and views across Sydney Harbour, the Opera House, Sydney Heads and the northern districts.

Rather than a traditional balcony, the residences feature winter gardens that seamlessly extend the open plan living areas, creating versatile spaces for relaxing or entertaining throughout the year. Floor-to-ceiling glazing draws in natural light while showcasing sweeping views from the building's elevated Walker Street position.

Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.

The larger residences have been planned with distinct entertaining and private zones, with many master suites positioned on corners to capture natural light and harbour views. Walk-in dressing rooms, freestanding baths and refined stone finishes reinforce the house-like feel that has resonated with downsizers and owner-occupiers.

[smartcode_project:default project_id=134323 project_image_fid=6393]

Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.

"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.

"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."

Residents will also have exclusive access to The Pavilion, a dedicated amenity building featuring a rooftop pool, wellness studio, gymnasium, sauna, concierge service, residents' lounge, private dining spaces and work-from-home facilities.

[smartcode_project:default project_id=134323 project_image_fid=6402]

The project marks ALAND's first major luxury apartment development in Sydney's inner-city market after more than two decades delivering residential communities across Greater Sydney.

Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.

"This is a rare opportunity to bring a truly exceptional project to life in one of Sydney's most iconic locations, and to showcase our craftsmanship and design expertise at a world-class level," Hrsto said.

[smartcode_project:default project_id=134323 project_image_fid=6383]

The Walden has been introduced to the market at a time when demand for living in North Sydney is at an all-time high. Billions of dollars have been invested in infrastructure, including the recently opened Victoria Cross Metro station, located just 300 metres from The Walden, providing residents with direct access to the Sydney CBD in just minutes.

Private investment has also transformed the area through the arrival of new retail and dining destinations, elevating the lifestyle offering in what was once considered primarily a commercial precinct rather than an aspirational residential address.

The Walden is currently under construction and is scheduled for completion in 2028.

[smartcode_project_cta:default project_id=134323]

ALAND records $35 million in sales in North Sydney as The Walden bucks quiet winter selling season

The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

&nbsp;

Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

First look: ‘Far more than replacing a shopping centre’ as Conquest unveils 736-home Eastlakes redevelopment

Abadeen has lodged a State Significant Development Application (SSDA) for one of Mosman's largest apartment developments in recent years, seeking approval to transform the former Honeysuckle Garden and Midas site on Military Road into a 100-apartment mixed-use development.

The SSDA, lodged with investment partner Phoenix Property Investors, proposes around $230 million worth of new housing on the prominent <a href="https://www.apartments.com.au/new-apartments/494-516-military-road-mosman-nsw-2088">494-516 Military Road</a> site.

The proposal comes as Mosman Council continues to progress its recently endorsed Masterplan, which identifies the precinct for increased housing density while maintaining the suburb's established character.

Designed by DKO Architecture, the development would comprise 100 apartments above ground-floor retail, with a rooftop wellness precinct including a gym, sauna, entertaining areas and landscaped communal spaces.

Rather than pushing to the full 12-storey height identified in Council's Masterplan, the proposal ranges between five and nine storeys, stepping down towards Hale Road. A tenth level would accommodate resident amenities rather than additional apartments.

The project has been designed to appeal to a broad range of buyers, from first home buyers and young professionals through to families and local downsizers looking to remain on the Lower North Shore.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="5dada03f-5b4c-43ba-ba62-2868add31440" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.57.55%E2%80%AFAM.png?VersionId=7LBy0B.Jo8_iWAFJsClcV7Q3UnXrv49r" />

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock.

"The apartments have been designed as genuine long-term homes, with efficient floorplans that maximise usable living areas, generous storage, natural light and strong connections between indoor and outdoor spaces," Brown says."

"We've focused on creating homes for a broad range of buyers, from first home buyers and growing families through to downsizers who want to remain in Mosman."

The rooftop wellness offering forms a key part of the proposal, with residents set to have access to a gym, sauna, outdoor entertaining spaces, communal dining areas, landscaped gardens and a multi-use recreation court overlooking Sydney Harbour.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="d37c2d6b-583a-4a0f-b7a9-9f46b893d2f4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.58.06%E2%80%AFAM.png?VersionId=FPoa5FCm2RtzjhAh2w5FTWJbV6GHfY8D" />

DKO drew heavily on the site's natural and cultural history, undertaking a Connecting with Country process with local Aboriginal Elders to inform the architectural and landscape design.

Senior Associate Matthew Ritchard said the design sought to create a building that responded to both the site's landscape and its cultural significance.

"The architectural language of the project is a deep expression of Connecting with Country, where the materiality and colour palette serve as a bridge between the site's geological history and its future as a residential sanctuary."

The proposal also retains the site's established blue gum tree as the centrepiece of the communal landscaped gardens, while introducing activated retail fronting Military Road to strengthen the connection between Mosman and Cremorne villages.

If approved, the project would deliver 100 new homes within walking distance of shops, public transport, schools and local amenities, adding to the limited pipeline of new apartments on the Lower North Shore.

<h2>Project Snapshot</h2>

Project: Honeysuckle Garden Redevelopment

Address: 494-516 Military Road, Mosman

Developer: Abadeen and Phoenix Property Investors

Architect: DKO Architecture

Lead Architect: Matthew Ritchard

Value: $230 million

Residences: 100 apartments

Key features:

<ul>
	<li>
	Ground-floor retail
	</li>
	<li>
	Rooftop wellness precinct
	</li>
	<li>
	Gym and sauna
	</li>
	<li>
	Outdoor entertaining and BBQ areas
	</li>
	<li>
	Landscaped communal gardens
	</li>
	<li>
	Multi-use recreation court
	</li>
	<li>
	Retained mature blue gum tree
	</li>
	<li>
	Connecting with Country design process
	</li>
	<li>
	Harbour, CBD and Balmoral views from upper-level apartments
	</li>
</ul>

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock

First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman

The wave of apartment proposals sweeping through Mosman shows no signs of slowing, with another major residential development lodged through the NSW Government's State Significant Development pathway.

Developer First Quadrant Properties, which recently completed Willoughby Grounds and has several projects in planning across the North Shore, has unveiled plans for <a href="https://www.apartments.com.au/new-apartments/cove-on-ourimbah-40-56-ourimbah-road-mosman-nsw-2088">Cove on Ourimbah</a>, a 63-apartment development on Ourimbah Road, adding to the growing pipeline of projects reshaping one of Sydney's most tightly held harbour suburbs.

The proposal would consolidate nine properties at 40-56 Ourimbah Road into a part eight, part nine-storey apartment building, continuing the momentum created by the NSW Government's accelerated planning pathways that have seen several significant developments emerge across Mosman over the past 12 months.

Designed by Doroch Architects, the project would deliver 63 apartments, resident wellness facilities including a gym, pool and sauna, landscaped communal spaces and basement parking, while using recessed upper levels, generous setbacks and extensive planting to reduce the perceived scale of the building.

<img alt="First look: First Quadrant Properties eyes nine-storey Mosman apartment project under State Significant pathway" data-entity-type="file" data-entity-uuid="32ee68e4-141e-4a10-8f83-48e961a5e71e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Ourimbah%20Road%2C%20Mosman%20a.png?VersionId=CUeILFc6APlwXPc.iplElbxHvREKwjig" />

Doroch Architects said the building had been designed to reinforce Mosman's established character.

"The building's aesthetic is grounded in the existing residential character of Ourimbah Road and the broader Mosman context," the architect noted in the planning documents submitted to the NSW Government.

The design adopts a contemporary material palette of natural stone, textured concrete and brown concave metal cladding, complemented by integrated planters and deep balconies. The podium incorporates softened curved concrete forms, while increased setbacks have been provided adjacent to the heritage-listed property at 60 Ourimbah Road to create a more sympathetic transition.

The site sits around 330 metres from Mosman Town Centre, placing it within the NSW Government's Low and Mid-Rise Housing policy area, where increased residential density is being encouraged close to shops, transport and services.

The proposal follows a string of major apartment projects lodged or declared State Significant in Mosman in recent months, including Abadeen's 100-apartment Honeysuckle Garden redevelopment on Military Road and several other developments across Awaba Street, Redan Street and Muston Street from the likes of Time &amp; Place, HELM and Prosker Property.

&nbsp;

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/time-place-to-take-on-mosman-apartment-market">Time &amp; Place to take on Mosman apartment market</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-abadeen-plans-100-apartments-on-former-honeysuckle-garden-site-in-mosman">First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman</a>

&nbsp;

Jonathan Chancellor

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