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The Easter break's special Victorian auction treat - a bathing box on the Rosebud foreshore - went wanting, when it failed to sell with just the one bidder at its onsite weekend auction.
"You could start with a bid of $1 million if you like, but I won't move it to Sorrento," the Mornington Peninsula auctioneer Stephen Wilson told the crowd.
There was a $200,000 opening bid.
"It's the best boatshed and position in Rosebud," Wilson said.
Then the auctioneer placed a $225,000 vendor bid.
"You can go fishing ..you can go swimming, but here you don't need to even get sand in your feet," he said.
Just the one higher offer took the top bid to $230,000 when <a id="LPlnk30240" href="https://www.realestate.com.au/property-house-vic-rosebud-129412790" target="_blank">boatshed 82A</a> was put to auction on Saturday afternoon.
Post-auction the top bidder was told there was a $280,000 reserve price.
Some years ago it had a $345,000 asking price.
Located at the beach end of Rosebud Parade, not far from the busy cafes on Point Nepean Highway, <a id="LPlnk250717" href="https://www.norrisre.com.au/index.cfm?pagecall=property&amp;propertyID=3311136" target="_blank">boatshed 82a</a> is the closest bathing box to the pier.
With the leasehold holding is a 8m x 4m boat shed constructed of brick and a colourbond roof that dates back at least 70 years.
The smaller Rosebud boat sheds for sale start from $85,000.
<img src="https://www.urban.com.au/images/2019/4/18/Boat%20shed%202.JPG" alt="">
It was the quietest Easter since 2012 with just 378 homes taken to auction across the combined capitals, according to CoreLogic.
There were limited city auctions over Easter, but coastal agents across the country endeavoured to find buyers ahead of the upcoming winter hibernation.
A newly constructed four bedroom Blairgowrie home didn't find its weekend buyer either on Melbourne's Mornington Peninsula.
<div>It was passed in on a $2 million vendor bid with the marketing having sought $2.2 million.</div>
<div>Set on a 688 sqm, the residence at <a id="LPlnk878221" href="https://www.melbournesothebysrealty.com/property/blairgowrie-34-charles-street" target="_blank">34 Charles Street</a> with 61 squares of space has views across Port Philip Bay.</div>
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It was designed by siblings, architect Elise Ross and construction by local luxury builder Simon Ross with plenty of use of timber, American Oak flooring, Silvertop Ash panelling and Blackbutt decking.
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"It is a family passion-project by the Ross family," Peninsula Sotheby's International Realty listing agent Hamish Opray said, noting there was a "sophisticated Scandinavian-inspired aesthetic throughout."
The three level floorplan incorporates distinct, self-contained living zones serviced by an Italian imported hydraulic lift.
There is a solar-heated glass tiled pool.
Sydney had the priciest weekend auction offering which was a vacant block at <a id="LPlnk949594" href="https://djwproperty.com.au/property/20-macintyre-crescent-sylvania-waters-nsw-2224/" target="_blank">20 Macintyre Crescent, Sylvania Waters</a>, billed as having the potential to be a holiday home.
It was an 808 sqm building block with approved plans for a luxury residence with an extra wide 30m water frontage with deep water mooring facility to accommodate vessels up to 28mertes in length plus dry dock and jet ski facilities.
The house plans have been designed by Rabi Moussawel of RM Designers.
“The vision was to design a house which made the owner feel like he was on holidays every day of the year," Moussawel said in the marketing.
"From the moment you enter the house you experience the luxurious double height ceiling space like a hotel foyer.
"This luxury home is alive with ocean drama, swaying palm trees, quiet sunrises, and flamboyant sunsets.
"It is a rare architectural masterpiece, connecting outside with inside and enjoying spectacular, unobstructed views of the water.
"Fish in the morning, swim during the day and jet ski in the afternoon.... why travel when you are already on holidays.”
DJW Property agent John Basa said it was it was passed in at $3,965,000, below its reserve price of $4.1 million.
Its last sale was in 2009 when the 1965 home was bought for $2,315,000, having sold pre GFC at $2.9 million in 2004.
Realestate.com.au advised the NSW clearance rate, based on 97 auction results over the past week, sat at 59 percent.
South Australia also secured a 59 percent success rate over the past week from 29 results.
Queensland had a 33 perecent clearance rate from 39 results.
There were two offerings at 1770, the small town promoted as the gateway to the Southern Great Barrier Reef, near Gladstone where explorer Captain James Cook briefly landed in May 1770.
A detached architect-designed duplex at <a id="LPlnk616864" href="https://www.realestate.com.au/property-house-qld-seventeen+seventy-130810014" target="_blank">4a/4b Orton Court </a>failed to sell.
With ocean views over Bustard Bay, the duplex offering was the winner of 2014 Queensland Master Builders Association award after being constructed in 2014 by Gibson Homes.
"No expense was spared in construction using corrosion resistant materials to ensure low maintenance," its PRDnationwide marketing advised.
"The properties were passed in," PRD agent James White said. They have been $3000 a week peak season asking rentals.
Orton Court is named after Captain Cook's clerk Richard Orton whose earlobes were slashed during the drunken night when Cook's crew anchored in Bustard Bay. 
A 1770 entry level home set amid tropical gardens also did not sell at <a id="LPlnk45130" href="https://www.realestateview.com.au/real-estate/628-captain-cook-drive-seventeen-seventy-qld/property-details-buy-residential-11083832/" target="_blank">628 Captain Cook Drive</a> though PRD. 
The classic holiday home comprised two bedrooms, open plan kitchen and living room with a large sunroom and balcony area, to capture the views. 
It last sold at $210,000 in 1991.
Victoria's success rate was put at 58 percent with just 26 results.
Rosebud was among the busiest auction locations.
A three bedroom one bathroom house, listed through Paul Cunnington and Tullie Roberts of Barry Plant, was sold at an undisclosed price.
Situated at <a id="LPlnk852269" href="https://www.barryplant.com.au/property/599338/79-first-avenue-rosebud/" target="_blank">79 First Avenue</a>, the home had come with a price guide of $520,000 to $570,000.
Set on 385 sqm, the renovated home last sold in 2008 for $290,000.
Another Rosebud property, marketed as a "grand weatherboard ready for a makeover" was pulled from auction.
The four bedroom one bathroom house set on 760 sqm, had a price guide of $520,000 to $550,000 through Barry Plant.
Situated at <a id="LPlnk782957" href="https://www.barryplant.com.au/property/599619/14-hayes-avenue-rosebud/" target="_blank">14 Hayes Avenue</a>, the listing noted the property had the potential to be subdivided or become a two unit site.
The median price for a home in Rosebud is $605,000, according to CoreLogic, with the median days on market before a sale at 32 days. 
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jchancellor-FAypfDUnLy

Rosebud bathing box fails to sell at Easter auction

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The new Bakehouse Quarter commercial precinct North Strathfield, Western Sydney, has been acquired by Yuhu Group Australia.
The Bakehouse Quarter provides a vibrant village environment in the heart of Sydney’s Inner West with cobble stoned streets, leafy parks, a selection of retail outlets and an array of restaurants, gyms, childcare, bars and cafes.
The purchase from Kirela Development Unit Trust, associated with the listed fund manager BlackWall. was settled on April 18, 2019.
The 60,000 square metre commercial and retail precinct is located in the surrounds of the refurbished Arnott’s biscuit factory.
The precinct will be anchored by Aldi supermarket, Arnott’s, Kingpin, Fitness First and WOTSO WorkSpace, with 70 tenancies in total.
Yuhu Group chairman Jimmy Huang said that the acquisition of the Bakehouse Quarter landmark site is in line with the company’s long-term strategy of identifying and investing in prime assets with well-established income streams.
“The hundred-year-old site together with its iconic architecture and relaxing ambience creates this incredible blend of rich history and culture that just tastes distinctively Bakehouse Quarter,” said Huang.
“Millions of us grew up with Arnott’s biscuits, and the emotional attachment associated with the precinct will carry on in the fabric of the area. With further support from the well-established modern-day transportation infrastructure and precinct facilities, the unique Bakehouse Quarter will go on to sew new memories for local families and beyond.
“We at Yuhu Group Australia are proud of the experience offerings that we are able to provide with our expertise in asset management, and even more so for the local jobs that we are continuously creating and supporting.”
Yuhu Group Australia is a private property investment company that was founded in Sydney in 2012.
Among its portfolio are One Circular Quay in Sydney and The Jewel towers in Surfers Paradise.
The Kirela trust was established in 1996 to acquire the site that until December 1996 served as a production facility for Arnott’s Biscuits Limited.
In 2017 Blackwall told its unit holders it would be  sold in late 2018 for $380 million under a call option arrangement. 
Blackwall is directed by Richard Hill, Joseph (Seph) Glew, Robin Tedder, with Stuart Brown, as its chief executive officer.
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Bakehouse Quarter in North Strathfield bought by Yuhu Group

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The upmarket Ikon apartment block in Potts Point is the latest Sydney apartment block to find it has dangerous combustible cladding.
The building is spending $420,000 on rectification 15 years after its construction by Mirvac.
The report lodged seeking permission with Sydney City Council notes, based on the risk assessment and inspection by Red Fire Engineers, suggests certain sections of aluminium composite panelling must be removed and replaced with non-combustible panelling.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/17/Ikon3.jpg" alt="">
"These remediation works are necessary as the currently installed panels present an undue risk of fire spread via the external façade, which do not meet the requirements of the BCA for attachments to an external wall."
Apartments prices recently peaked at $16 million.
<div title="Page 3">
<a href="/news/potts-point-one-bedder-fetches-2-15-million">A one bedder was sold</a> at a record $2.15 million last July, although no settlement paperwork has yet to emerge at the LTO on the third floor apartment that was recently up for $850 a week rental.
The results from the testing presented in the report by CSIRO, indicate that the core materials in all ACPs would be deemed combustible if tested to AS 1530.1- 1994.
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"It is concluded that the ACP is combustible and present an undue risk of fire spread via the external façade, which does not meet the requirements of BCA Clause 2.4 in Specification C1.1 for attachments to an external wall achieving an FRL.
"In our opinion, The Ikon Apartments building presents a high risk of undue fire spread via the façade. This is because:
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The external façade system contains combustible components extending the full height of the building.
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<li>
A fire involving the façade could spread to multiple levels of the building through the windows and other openings.
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The cladding is installed near the exits, including wrapping around the south stair, therefore a fire has the potential to block exits."
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The report suggested, while low, there was a risk of a fire catastrophe.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/17/Ikon5.jpg" alt="">
Ikon Apartments is an 18 storey Mirvac built high-rise developed in on the site on what once stood the Chevron.
There are 185 residential spaces with an indoor heated pool, spa, sauna and gym.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/17/Ikon2.jpg" alt="">
Many of the open-plan residences have been curated by acclaimed interior designers and feature sun-catching outdoor areas, with balcony views.
Ikon has gone from being 60 percent investors to 80 percent owner-occupied.
The bulk of the risky cladding is on its southside, with the top four storeys having openings into bedrooms.
The cladding installed on the northeast corner of the building is in close proximity to an adjacent building, Rockwall Apartments.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/17/Ikon6.jpg" alt="">
The risky cladding is even at its street front lobby entrance where the body corporate plan a more "subtle" than the exisiting bright red cladding currently in place.
It is understood Mirvac claim the Macleay Street building's cladding complied with relevant rules at the time it was built.
News.com.au reported last December that residents of The Quay in Sydney’s Haymarket were considering legal action in the Supreme Court of NSW against builder Parkview Constructions and Chinese developer Ausbao.
The Quay, a 282-unit, mixed-use development built on the site of the old poultry section of Paddy’s Market in Chinatown, was one of 435 identified as “potentially high-risk” by the NSW government’s Cladding Taskforce earlier last year.
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Fire catastrophe risk at Mirvac's Ikon, Potts Point apartment complex

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Richmond ranked as the busiest suburb for weekend auctions with the Melbourne suburb having 21 homes offered under the hammer.
Richmond's weekend sales included the three bedroom cottage of former Melbourne Victory captain Adrian Leijer (above and below).
His property, which passed in at auction at $1.505 million, sold post auction for an undisclosed price.
The three-bedroom home, renovated by the star centre back and his architect wife Ashlee, had pre-auction $1.4 million to $1.54 million price guidance through Jellis Craig agent Trent Stewart.
The Herald Sun reported a Mornington Peninsula based family will use it as a city pad, the keenest of around 80 groups who had gone through the property at <a id="LPlnk120665" class="x_OWAAutoLink" href="https://www.propertyobserver.com.au/https://www.jelliscraig.com.au/property-details-118-Richmond-Terrace-Richmond-3121/772918" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">118 Richmond Terrace, Richmond</a> which was bought in 2011 for $615,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/15/Rich2.jpg" alt="">
The preliminary Real Estate Insititute of Victoria results for Richmond had 10 homes sold with seven passed in, with four yet to be reported.
According to CoreLogic, the next busiest suburbs were Sydney’s Leichhardt, which had 16 auctions scheduled, followed by Maroubra (15) and Mosman (14), also in Sydney.
But auction listings are low across the capital cities.
And the auction volumes are set to be interrupted over coming weeks the school holidays, the Easter break, then Anzac Day, and the May 18 Federal election.
The REIV calculated 970 Melbourne auctions, then next weekend (20/21 April) there will be just 60 auctions given the Easter slowdown.
Auctions will rise on the 27/28 April weekend to around 410 Melbourne auctions and then in early May to 550 auctions.
There were 2,268 homes taken to auction across the combined capital cities, up from 1,976 over the previous week.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/15/CL-Apr15.jpg" alt="">
But there was not the traditional huge pre-Easter weekend surge. 
CoreLogic noted auction volumes were significantly lower than the week prior to Easter 2018 when some 3,990 homes were taken to auction.
"Although the number of auctions remain well below the week prior to Easter last year, the number of auctions held was the second highest so far this year," Kevin Brogan, the CoreLogic auction analyst noted.
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Preliminary results show an auction clearance rate of 58.2 per cent across the capitals, although Brogan added: "keep in mind that this will revise lower as the remaining results are collected."
The previous week saw the final clearance rate dip from the 57.2 percent preliminary figure, but hold above 50 per cent for the fourth consecutive week at 52.6 per cent.
<div class="x_column">
Across the smaller auction markets, Perth saw a fall in auction volumes week-on-week.
The nation's cheapest weekend auction result was just $212,000 in Brisbane.
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The three bedroom 1970s two storey house sat on an 800 sam holding at <a id="LPlnk643334" class="x_OWAAutoLink" href="https://www.propertyobserver.com.au/https://raywhitelogancity.com.au/properties/residential-for-sale/qld/kingston-4114/house/2079786" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">116 Bardon Rd, Kingston</a> (below), just outside of Brisbane.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/15/Kingston1.jpg" alt="">
It last sold at $55,000 in 2000.
"As you enter you will see this home could do with a little TLC, a coat of paint certainly wouldn't hurt however you will be impressed with this solid home offering a large fantastic layout both upstairs and downstairs," the selling agent's marketing suggested.
The accomodation downstairs could be used by "the savvy investor looking to maximise rental returns," Sam Fuller, the Ray White Logan City agent said.
Adelaide had the next cheapest when $257,000 secured another three bedroom home.
It was <a id="LPlnk411532" class="x_OWAAutoLink" href="https://www.propertyobserver.com.au/https://raywhiteparahills.com.au/properties/residential-for-sale/sa/para-hills-5096/house/2077263" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">10 Warrigal St, Para Hills</a> which sold pre-auction, marketed as offering "an excellent subdivision opportunity for the savvy investor."
</div>
<div class="x_column">
In Melbourne, the 970 homes taken to auction was up on the 900 in the prior week.
But the week prior to Easter last year saw a surge with some 2,070 homes taken to auction across Melbourrne.
Melbourne's preliminary weekend auction clearance rate came in at 54.9 per cent.
Melbourne's most expensive weekend sale was at <a id="LPlnk765143" class="x_OWAAutoLink" href="https://www.rtedgar.com.au/property/732026/9-mernda-road-kooyong/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">9 Mernda Road, Kooyong </a>(below) for $4.72 million after being passed in.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/15/Kooy1.jpg" alt="">
When listed last June it had a guide of between $5.5 million and $6 million.
Sydney was host to 927 auctions with preliminary results returning a 62.9 per cent clearance rate across 577 results.
The week prior to Easter 2018 saw 1,383 Sydney homes taken to auction across the city.
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Sydney has the priciest sale when $6.22 million was paid for <a id="LPlnk980275" class="x_OWAAutoLink" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house/nsw/eastern-suburbs/south-coogee/402455" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">15 Cairo Street, South Coogee</a> (below).
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/15/South-C.jpg" alt="">
The four bedroom house was a contemporary design by MKD Architects.
The resort-style three-level residence came with 10-metre pool.
It had ocean views over Wedding Cake Island, its McGrath selling agent Marnie Senior said.
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No traditional huge pre-Easter surge in auction offerings

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The Melbourne suburb of Richmond is set to be the busiest place for auctions this weekend with 21 homes expected to go under the hammer, according to CoreLogic.
Next busiest are Sydney’s Leichhardt, which has 16 auctions scheduled, followed by Maroubra (15) and Mosman (14), also in Sydney.
The weekend auction markets are likely to be interrupted over coming weeks by the school holidays, Easter, and Anzac Day, plus the May 18 Federal election.
Many vendors will schedule either side of the May 18 weekend.
The REIV have noted this weekend (13/14 April) there are 970 Melbourne auctions, then next weekend (20/21 April): 60 auctions. It rises for 27/28 April to 410 Melbourne auctions and again in three weeks’ time (4/5 May) to 550 auctions.
<img src="https://www.urban.com.au/images/2019/4/11/CL%20Auction%20Preview%2012-4-19.JPG" alt="">
Auction volumes are expected to rise across the combined capital cities this week with CoreLogic currently tracking 2,166 auctions, increasing from both last week (1,976) and this time last year (1,915).
This week is the last week of auctions before the Easter weekend where auctions drop significantly.
Although volumes have increased over the week, they are significantly lower than the week prior to Easter in 2018 when CoreLogic recorded the highest volume of auctions on record (3,990).
Melbourne is expecting to see around 900 homes taken to auction this week, similar to both last week (892) and last year (873).
In comparison, the week prior to Easter 2018 saw 2,071 auctions held across the city.
<img src="https://www.urban.com.au/images/2019/4/11/Auctions%20this%20week%20Apr%2011.JPG" alt="">
Sydney is also expecting around 900 auctions this week, increasing from both last week (742) and last year (795). The lead up to Easter 2018 saw 1,383 Sydney homes taken to auction.
Across the smaller auction markets, Adelaide and Brisbane are expecting to see an increase in auction volumes week-on-week, while activity is set to be slightly lower in Canberra and Perth.
Tasmania is not expecting to see a change in auction volumes week-on-week.
The busy auction weekend in Richmond sees <a href="https://www.realestate.com.au/property-house-vic-richmond-130789890" target="_blank">12 Burgess Street</a> (pictured in title) offered.
The property going under the hammer is a three bedroom one bathroom house. 
It comes with a price guide of $1,350,000 - $1,450,000.
<img src="https://www.urban.com.au/images/2019/4/11/Richmond%20Auction%203.JPG" alt="">
Another example of the breadth of auctions taking place in Richmond this week is <a href="https://www.realestate.com.au/property-apartment-vic-richmond-130777098" target="_blank">107/47 Murphy Street</a> (pictured above).
The property going under the hammer is a two bedroom two bathroom apartment.
It comes with a price guide of $700,000 - $750,000.
<img src="https://www.urban.com.au/images/2019/4/11/Richmond%20Auction%202.JPG" alt="">
A third property in Richmond is going to auction <a href="https://www.realestate.com.au/property-townhouse-vic-richmond-130796334" target="_blank">56 Lambert Street</a> (pictured above).
The three storey property going under the hammer is a three bedroom two bathroom house with it's own street frontage.
It comes with a price guide of $1,095,000 - $1,130,000.
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Richmond set to be busiest weekend auction hotspot

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Bisley, an impressive 4ha English-inspired mature parkland at Mount Wilson, has been sold two years after hitting the market. 
It's been sold by Graham and Beverly Thompson to an Otford couple, who have a small weekender in the Blue Mountains.
The most recent price guidance for the showpiece garden was $2 million to $2.2 million.
Now in autumnal colours, its first disclosed asking price was $2.75 million.
<div id="attachment_18418" class="wp-caption alignright">Bisley is landscaped in the style of an English country park with two lakes, clipped hedges, sweeping lawns and avenues of trees.</div>
<div class="wp-caption alignright"> </div>
<div class="wp-caption alignright"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/11/Bisley1.jpg" alt=""></div>
<div class="wp-caption alignright"> </div>
<div class="wp-caption alignright">Among the many elements of this superb estate are two natural rock gardens at the location, 4-10 Beowang Road.</div>
<div class="wp-caption alignright"> </div>
<div class="wp-caption alignright">Thee is a 2m tall sandstone sculpture, Motherhood, by Blue Mountains sculptor Tom Coley.</div>
The trees are a feature, especially in autumn.
Gardening critics have suggested there’s a dense backdrop of stringybarks along the boundary and stands of other tall eucalypts by the large lake, creating mesmerising reflections on the water.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/11/Bis5.jpg" alt="">
The tulip trees and gingko dazzle yellow at this time, and nyssas, liquidambers , claret ash, Japanese maples among others wear their brilliant red cloaks.
"Without peer Bisley is Mount Wilson's finest garden property to be offered to the market in recent years," <a href="https://www.realestate.com.au/property-house-nsw-mount+wilson-126031122" target="_blank">selling agent Martin Schoedderrt said</a>.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/11/Bis4.jpg" alt="">
"Showing remarkable depth of insight into garden planning and a no-expense spared approach to it's execution, the current owners have transformed this thorn covered paddock into one of NSW's premier properties with over 30 years of love and toil," he said.
The first major plantings commenced in 1984 and have continued ever since, on a grand scale with excellent positioning and emphasis on the art of colour blending. 
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Bisley, Mount Wilson trophy garden estate sold after almost two years on market

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Selling before auction has been a marked trend this autumn as a consequence of the new listings landscape across Sydney.
In fact, on many Saturdays this year, the number of sold before auction outcomes has exceeded the number of property that have sold under the hammer on the day.
It makes good practice to for both vendors and buyers, and their agents, to give consideration to doing the deal ahead of auction.
The trend is an emerging response to the fact that there are fewer buyers in the market, and the lack of their urgency, but it is not necessarily a reflection of desolate buyer interest.
It also reflects the anxiousness of agents and vendors prepared to take the likely best offer when it's presented rather than the risk of the auction falling flat and facing an extended period on market.
The pre-auction sale trend also turns up in the heat of the boom when long suffering, would-be buyers put in bullish offers that likely exceeded anything from rivals at auction.
But most auctioneers now report that there's typically been one or possibly two registered bidders at auctions. 
As always, it is important for the vendor and agent to monitor and discuss any pre-auction interest to ensure the likely best outcome is achieved.
The agent ought be be in regular contact with the vendor on the depth of buyer interest, and in these tougher credit times, on the state of the buyer financial preparedness.
There's no point giving too much credence to an offer if the buyers hasn't been through the rigours of getting bank approval. 
Of course, the smart buyer is going to try to find out the vendor's motivation for selling and how much competitive interest there is in the property.
It is possible an agent can engineer a Dutch auction in the days before the auction, where potential purchasers end up making blind bids prior to the property going to auction. But these are not that common in the current market.
Time can be another key factor that makes vendors rethink going all the way through to auction.
Some vendors may have already found another property, and will be keen to sell quickly.
A typical four-week auction marketing campaign - and sometimes they are five weeks given the lending landscape - can seem an eternity.
Buyers who demonstrate to the vendor and the agent that they’re interested, i.e. attending several of the open inspections and doing a building and pest inspection report, are signals that set them apart from the rest.
Putting a decent offer in writing then forces the vendor to focus on the offer. It is doubtful buyers are going to accomplish a pre-auction deal with a lowball offer.
And making it more enticing might include offering a short settlement period; a bigger deposit and waiving the cooling-off period that comes with private treaty deals.
Sydney currently has 30,000 listings, according to CoreLogic, although the bumper list reflects more unsold stock than fresh offerings.
Fresh offerings are down 18% on the same time last year.
Private treaty listings are needing to be discounted by around eight percent to secure a sale, with its typically taking 40 days.
This time last year there were 27,000 listings, taking 31 days to find a buyer at a six percent discount.
Auctions therefore remain a viable proposition for many vendors despite the prevailing gloomier than necessary headlines.
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Selling before auction has been a marked Sydney trend

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<div class="page" title="Page 1">The Queensland estate agency NGU Real Estate is back with their latest marketing gimmick - gifting the future owner of their latest listing with a new Lamborghini Hurricane valued at $460,000.</div>
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<div class="page" title="Page 1">The $8,800,000 Ascot mega-residence was built and developed by Zephyr Industries.</div>
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<div class="page" title="Page 1">"A listing like this needed something special, so I thought we had to give away a Lamborghini with it!" says CEO if NGU Real Estate, Emil Juresic.</div>
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<div class="page" title="Page 1">He adds the house comes with all the bells and whistles synonymous with luxury living, including a temperature-controlled wine cellar stocked with two years' worth of wine.</div>
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<div class="page" title="Page 1">The home features five bedrooms and seven bathrooms and comes equipped with bilingual voice activation, two pools, a cinema, yoga studio, elevator, rooftop terrace and a six-car garage. </div>
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<div class="page" title="Page 1">Located in Brisbane's lavish inner-city at <a href="https://www.realestate.com.au/property-house-qld-ascot-130930470" target="_blank">15 Towers St in Ascot</a>, the four-storey home is set on 1050sqm.</div>
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<div class="page" title="Page 1">The new owner of the Ascot property will be able to drive away in their new metallic green Lamborghini Hurricane from the day they move in.</div>
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<div class="page" title="Page 1">It has the licence plate "Belvedere", although that likely won't be allowed on the streets. </div>
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<div class="page" title="Page 1">"Valued just shy of half a million dollars, this performance vehicle is the ultimate gift with purchase," Juresic adds.</div>
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<div class="page" title="Page 1">Developed by Zephyr Industries and presented by NGU Real Estate, the property sees its first public inspection April 13 between 10am - 12pm. </div>
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<div class="page" title="Page 1">It was built just last year after the former 1920s home traded for $2.5 million in early 2018.</div>
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<div class="page" title="Page 1">NGU faced backlash last year when promoting a Brisbane River home, dubbed Versace of Brisbane, due to its <a href="/news/ngu-real-estate-face-backlash-after-online-property-video-ad-objectifying-women">marketing video objectifying women</a>. </div>
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<div class="page" title="Page 1">Lamborghini's are part and parcel of NGU's marketing.</div>
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<div class="page" title="Page 1">They drive the flashy cars into the luxury houses they list.</div>
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<div class="page" title="Page 1">Two years ago they used a yellow Lambo to sell a Mount Ommaney home (below). </div>
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<div class="page" title="Page 1">The car wasn't part of the sale.</div>
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$8.8 million Ascot, Brisbane home comes with free Lamborghini

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It was dentist Nasser El Hage and his cosmetic surgeon wife Dr Alia Nasser who secured the top weekend sale across the nation.
Their Paddington property at <a id="LPlnk98114" class="x_OWAAutoLink" href="https://theagency.com.au/17824/60-62-caledonia-street-paddington" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">Caledonia Street, Paddington</a> (above) was sold soon after being passed in at its onsite auction.
The Agency’s Ben Collier secured only the one bid of $7.625 million for the 450sqm five bedroom property. 
It was sold at an undisclosed price, reportedly $7.7 million.
The Caledonia Street holding cost $4,779,000 in 2013, along with a further outlay for a one bedroom with car spot across the street.
The highest declared sale price was at <a id="LPlnk723397" class="x_OWAAutoLink" href="https://theagency.com.au/17828/67-wallaroy-road-woollahra" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">67 Wallaroy Road Woollahra</a> (below) where $5.65 million was secured.
The 1930s home had solid 2010 at $4.95 million.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/8/Woollahra1.jpg" alt="">
There was an $8.6 million bid on an unsuccessful Woollahra offering.
Melbourne's top notified price was when Vadlure, at <a id="LPlnk507365" class="x_OWAAutoLink" href="https://www.realestateview.com.au/real-estate/9-kintore-street-camberwell-vic/property-details-sold-residential-12472562/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">9 Kintore Street, Camberwell</a> (below) fetched $3.05 million, just above its $3 million price guidance.
The home sits in gardens designed by landscape architect Anthony Scott on the 693sqm block.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/8/Camb1.jpg" alt="">
Vadlure has high period ceilings, marble open fireplaces, bright Baltic pine floors and stained-glass windows reflecting the Federation-era elegance.
One buyers agent described it as "a ‘B’ grader in signature street with great potential to become an ‘A’ grader."
Another buyers agent, Tim Picken, suggested it was in a great position and with potential "but will require approx $1.5+ to do a good renovation and difficult to do so in the Tara Estate with heritage restrictions, although the building itself has good bones to work with provided it meets regulations."
Last sold at $2.25 million in 2014, Vadlure likely takes its name from a village in the Shetland Islands, famous for craft, fishing, gossamer-fine knitwear and its Nordic-Celtic heritage.
A two-storey brick Toorak was passed in at $4.9 million before selling at an undisclosed higher sale price. 
Melbourne recorded a preliminary clearance rate of 55 percent over the weekend from 775 scheduled auctions just shy of the 57 percent success rate in Sydney from 621 scheduled auctions, according to Domain Group.
The revised clearance rate is expected to fall, according to AMP Capital's chief economist Shane Oliver.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/8/CL-Apr8.jpg" alt=""> CoreLogic's preliminary weekend clearance rate.
Sydney's median house price was $1.26 million and an $825,000 median unit price.
Melbourne had a $940,000 median house price and a $623,000 median unit price, according to Domain.
There were very high numbers of properties being pulled from auction in Sydney.
In Sydney over 110 properties were pulled from auction across Sydney as homeowners are increasingly withdrawing their properties from auction due to lack of competitive buying interest.
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The weekend data put the withdrawn prior to auction property numbers at about 18 percent of auction listings, up from the decade average of about one in 10 homes.
"The rise in sellers willing to pull their home from auction has risen at a greater pace compared to other downturns, indicating the market is under stress," the Domain data analyst Nicola Powell told Domain.
"It suggests particular homes have insufficient bidders to create a competitive auction, rather than an auction not hitting the vendor’s reserve."
A six bedroom Avalon beach home at <a id="LPlnk964902" class="x_OWAAutoLink" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house/nsw/northern-beaches/avalon-beach/402122" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">94 Whale Beach Road, Avalon Beach</a> (below) was among the listings pulled from weekend auction by the ASX listed McGrath Estate Agents.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/8/Avalon1.jpg" alt="">
McGrath agents pulled 12 listings, or 14 percent of their reported weekend offerings.
The Avalon Beach house now has a $3.5 million asking price having last sold at $2,925,000 in 2017.
There had been a $3.5 million price guide.
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There was no trouble selling a freestanding home in Petersham that attracted 22 registered bidders. 
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The four-bedroom freestanding 1900 home at <a id="LPlnk633677" class="x_OWAAutoLink" href="https://www.ch.com.au/107-brighton-street-petersham-nsw-4797970/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">107 Brighton Street Petersham</a> in the inner west Sydney suburb sold for $350,000 above its reserve for $2.25 million through Julie Hatch at Cobden &amp; Hayson.
It last sold in 2001 at $875,000.
Getting 22 bidders at an auction in the current market was "unheard of" in the current market, the auctioneer Damien Cooley said.
However properties with just one or two things wrong with them weren't attracting interest at all, Cooley added.
Adelaide has the nation's cheapest result. 
The three bedroom house at <a id="LPlnk67767" class="x_OWAAutoLink" href="https://harcourts.com.au/Property/783188/STG6003/26-Panorama-Crescent" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">26 Panorama Crescent, Reynella</a> fetched $253,000.
"This once loved family home could do with a little TLC but roll up your sleeves and put in a little effort and you are sure to reap the rewards," the Harcourts selling agent Kelly Eustice said.
The brick house sat on an 860 sqm lot in the Onkaparinga municipality.
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Sydney auctions being pulled at elevated rate as buyers get picky

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A record $18.85 million has been paid for a house overlooking Wategos Beach at Byron Bay.
It’s the existing longtime record holder on the Marine Parade dress circle at the popular surfing location.
Property developer Danny Goldberg secured the sale in an offmarket deal with Sydney buyer Eli Havas, from the Sydney rag trading family, who bought without any registered mortgage.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/5/Gold2.jpg" alt="">
It has been reported the purchase is associated with F45 gym entrepreneur Adam Gilchrist.
The former Ticor Developments director, Goldberg, who is now chairman of private equity firm, Dakota Capital, bought the home for a record $15.68 million some 13 years ago, reflecting slow annual 1.5 percent price growth.
The latest sale was almost double the highest sale during the interim — $9.5 million in 2015 about 10 houses along.
The home, set diagonally opposite popular Rae's restaurant, became known as Wategos House, a $31,000-a-week peak-season holiday rental.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/5/Gold3.jpg" alt="">
The price didn’t knock Palm Beach off its mantle as priciest beach retreat location in NSW.
<a href="https://byronbaycoastalaccommodation.com.au/accommodation/Byron-Bay/House/604-11-Marine-Parade-Wategos-House/" target="_blank">Wategos House rental marketing </a>suggests the property offers “unbeatable outdoor living spaces”. The six-bedroom beachfront sits on 1500 sqm, and its front terrace overlooks the beach with a custom-made table for 14. 
The $18.85 million confidence-boosting sale comes at a time when there is no shortage of stunning homes on and off the market available for buyers. Like the rest of the housing market downturn, prices in the upper end have been hit by around 12 per cent, according to CoreLogic.
The article was published in the Saturday Daily Telegraph.
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Low price growth for record setting Wategos, Byron Bay trophy home

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.

Joel Robinson

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.

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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]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

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Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

Jonathan Chancellor

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