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Not all business is good business – and not all property managers are the same.
For years now we have seen the decrease in management fees for property managers. When i first started in the industry, the market hadn’t been de-regulated and the fee structure was set, there was no negotiation. Deregulation gave people the opportunity to increase fees, provide additional services and be the professionals that they are – but somehow, everything has gone the other way.
The average management fee in Victoria has decreased, and clients want more access to their property managers. Much more than ever before. We all have smartphones, but really that’s the wrong name for them. They should be called “being on call 24/7” phones. I personally love the calls on a Monday morning that begin with, “I rang you yesterday, but you didn’t answer or you haven’t returned my call.” No, I didn’t answer, I was busy with my children. They too are entitled to have a piece of me.
While I am all for building relationships with clients, because it’s both rewarding and beneficial, sometimes the expectation is a little out of whack!
I remember growing up my parents taught me that you never made a telephone call after 8.30pm or 9, yet now our mobiles continue to ring until late into the night, on weekends and even on Christmas Day. So when is it too late to make a call?  When does it become rude or an invasion of your personal time?
With all that being said, how has the management fee we earn per property decreased when we do so much more work and are more accessible than ever before?
So how can things change?
Property managers and directors need to stand up and say enough is enough. If you want more of me than the average property manager, then you have to pay a little more. This means I will no longer be prepared to agree to low management fees. I will no longer be agreeable to providing my services time and time again and not be paid accordingly.  We are professionals, so if we don’t make a stand, we can never expect to be paid what we deserve.
Now with all that being said, there will always be someone cheaper. And that’s when you have to remember that not all business is good business. Sooner or later clients realise cheap is not always best.
I recently lost some business to a new client who elected to have their property managed by someone else. The other manager offered lower fees than we did. The funny part is, when it came to transferring the management, the new agent asked one of my team, “So what information do I need to obtain from you to take over this property?”. A perfect example of what cheap buys you. Unfortunately for that client, it will probably result in a continual change in property managers (which is an owner’s pet hate) or the rent roll being sold as that agent can no longer afford to be in business. I suppose only time will tell.
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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Property managers should not have to be on call 24/7

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So Christmas has come and gone for another year.  This year again our office remained open for business between the Christmas and New Year period, and prior to Christmas we scheduled open for inspection times each day to allow prospective tenants plenty of notice to attend some inspections during that time.
Over the four days, we ran 70 inspection times and had more than 145 prospective tenants attend our properties. On January 3, we had received 35 applications, and we conducted another 17 inspections during this week and received a further five applications during the first week of January.
I wanted to share this information with everyone because I found several things fascinating over the past 10 days.
Firstly, the majority of agents close between Christmas and New Year.  And yes as a business owner, I would love to have the luxury to close and enjoy the break like everyone else, however as an investor with a vacant property, I want to know everything possible is being done to secure a tenant for me during this period that will minimise both the vacancy period and my stress levels at this time of the year.
While processing applications we found agents who simply closed their front doors.  There was no message on the main telephone line to say they were closed, no information on any of the team’s mobile numbers and nothing on their website to advise of different hours during the festive season.  One of the agents was a Mornington Pennisula agent – surely at this time of the year, wouldn’t business be booming for them?
Other agents closed before Christmas and somehow forgot to tell their tradespeople.  So what happened to those tenants who experienced the terrible storm on Christmas night or on Boxing Day? Well, they rang the plumber and he did what he could do until the agency re-opened days later.  And I while I acknowledge we all have our own way of running a business, I have to ask: how are some of these agencies still in business?
And what about rent received during this period?  Tenants continue to pay electronically and the money still comes through to the agents trust account. But the money still needs to be transferred to the owner.  So what is a reasonable timeframe for an owner to wait until they receive their money?
I have another example of a Melbourne agent who closed on December 23, 2011 and re-opens on January 9, 2012. That’s 16 days!!  How can this be correct?  What about the lost income to both the business and the owners whom have had vacant properties during this time?  If this agent managed my property, let’s just say I would be making some changes immediately as part of my 2012 resolutions.
For me, this highlights that some agents really don’t consider what’s best for their clients at this time of the year, and furthermore agents are really not all the same.
Leah Calnan is the director of <a target="_blank" title="Metro Property Management homepage" href="https://www.metropm.com.au/">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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Christmas estate agency closures leave tenants and landlords high and dry

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Recently I spent a few weeks in America and attended the annual National Association of Realtors (NAR). NAR is the largest real estate conference in the world and had more than 19,000 people attend.  The delegates come from far and wide and whilst there were only a few Aussie', I met delegates from Canada, Brazil, Asia and England. 
When you think the largest Australian real estate conference has been 2,000 and 3,000 delegates – this is one mammoth event! 
As this was my first time of attending the conference, I wanted to look at how other countries ran and operate their property management companies and departments. Along with seeking new ideas that could be implemented within the Australian market, to see how they have implemented technology into their businesses and hear about what hasn't worked during the past 12 months. 
The American realtors have had an enormously tough market in the past few years, however did you know that up until the end of October there have been more than 4.1 million sales so far for the year? That equates to 13,452 per day and is an increase of 11.3% from the same time last year. Furthermore, in 2012 they expect real estate sales to be in excess of 6 million. 
What I found amazing about these figures was the media fails to share this.  Surely this information is a good sign of a country working albeit slowly to a recovery in the real estate market? 
Property management is undertaken very differently throughout America. Similarly to Australia, every state of America has different legislation to abide by. In some states, the property manager isn't legally allowed to attend court to claim a tenant’s bond, or take action for rent arrears. The property manager prepares the file but the owners must employ an attorney (or solicitor as we know it) to present the case. 
Some of the other differences I noted were: many companies still only disburse monies to owners once a month. Tenants all pay their rent on a common due date, the agency management fee is somewhere between 8% and 10%, and most of the agencies own the maintenance businesses that undertake the repairs for the owners. 
Over the past 10 years in Australia we have seen the growth of stand-alone property management businesses. They specialise and are seen as experts in their field – yet in the States, many of the businesses are struggling to grasp the technology available, have systems and procedures to follow or to be seen as a true expert! 
I am very proud to say property managers in Australia are certainly well ahead of the rest of the world.
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
 
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Australia is a world leader in property management 

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As the end of 2011 is fast approaching and Santa is less than two months away, owners and property managers should take a moment to think about the pros and cons of tenancy agreements expiring in December.  Now while in Victoria our legislation doesn’t allow us to enforce the re-signing of tenancy agreements, after the initial fixed period has expired and sometimes a tenant will be on a periodic lease or monthly tenancy and may in fact choose to vacate in December.
Having been a property manager for many years, I know we will never fully stop the above scenario from occurring or lease breaks happening or the execution of warrants during this time, but we can do something to reduce it happening.
Within my business it has always been our company policy that we don’t have fixed-lease agreements expiring in December and by that I mean, during the month of December when a property is leased, the tenancy agreement signed by the tenant and owner/agent will either be an 11- or 13-month lease.
So with my team, if the tenancy agreement is due to start anywhere between December 1 and December 10, we will prepare an 11-month lease.  Any time after December 11 will always result in a 13-month lease.  It just makes so much more sense to run a lease from the December 20 to the January 19, rather than from the December 20 to the December 19.
You will also need to consider what will happen in June each year – a six-month renewal could easily result in a vacant property just before Christmas.
So remember, December and especially Christmas time is crazy for all of us. So by implementing something so simple it will reduce any potential stress to owners and tenants alike. In my house, my husband’s motto is “happy wife, happy life!” so in business one of my motto’s is “Happy Owners = A Happy Team”! A win, win for everyone.
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
 
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Tenants leaving in December a bad Christmas present

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Processing tenancy applications must be one of the most important aspects of the property manager’s role.  Although things can always go pear-shaped, securing the right tenant is paramount to having a tenancy that runs well and without too many hiccups.
So often when a management is changed to another agent, you can see how poorly some agents treat this aspect of their role.
Things to check include the applicant’s current employment and previous employment and ask questions such as:
<ul>
<li>How long have they been there? </li>
<li>Are they reliable?</li>
<li>Why did they leave?</li>
<li>Would their boss rent to them if he or she had a rental property? </li>
</ul>
In relation to their current rental history and previous rental history, your questions should include:
<ul>
<li>What date is/was their rent due? </li>
<li>When were the payments made?</li>
<li>How did they look after the property? </li>
<li>Would you rent to them again?</li>
</ul>
It’s important to be very clear with your questions and take the time to speak to everyone in person.  So often I see a summary arrive on our fax asking for a reference for a tenant.  How can another property manager make a true assessment on a potential tenant when they haven’t taken the time to speak with the property manager or landlord/owner?  So often there is more to the story, but you won’t find that out if you rely on your fax summary.
I have to say I am astonished the amount of times I have heard from my team members (past and current), family and friends that they have been approved to rent a property and no one called their employment or the property manager for a reference.  How is this possible?
If your property manager / real estate agent include character references as part of the application form, then they too should be called.  Otherwise what’s the point of having it on the application form??
Make sure any attachments you ask for continue to tell the story. Are the payslips from the current employer and are the wage earnings as per the application form? What about the drivers licence – does the address match their current residence?  If not, why not?
Finally, remember in some ways the processing of a rental application is no different to the steps you would take if you were employing that person to work in your organisation.  So spend the time to get it right!
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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Checking references is paramount to securing a good tenant

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As the rental market changes and the demand for properties reduces in some parts of the country, there must be consideration given to both the price and the presentation of the property. 
Price is always important for most investors, but what is sometimes overlooked is how much money an owner looses during a vacancy period when owners refuse to listen to the property manager and review (and reduce) the asking rent of the property. 
If the property is being marketed at $400 per week and has been vacant for four weeks with minimal enquiry or applications, isn’t it a smarter choice to reduce the asking rent to $380 per week.  As an owner of investment properties I know the $20 per week may feel like a loss, but isn’t it better to receive $380 per week rather than zero per week? 
The rental market changes from month to month , year to year and from suburb to suburb. So while you may have received $400 per week last year and the neighbour’s property is achieving a rent of $410 per week most owners would assume that their property MUST be worth between those two figures. 
Right? 
Well, no. 
It’s actually irrelevant what you achieved last year or what the house next door is achieving or because of CPI you believe you should receive a 5% rent increase this year.  What is important is what the market is doing today and what the market is telling you your property is worth today. 
We always want to believe our property is worth more.  However, when the market changes both the owner and property managers need to work together and change with it.  Together they must face the truth and yes it may hurt a little but again I ask you – isn’t some money better than no money? 
So what should you do? 
Here are some ideas:
<ul>
<li>Review your asking rent within 72 hours after the property is placed on the market and continue to review the asking rent at least once a week.</li>
<li>Have a minimum of five photographs as part of your marketing (and make sure they are current and correct).</li>
<li>Look at what demographic is best suited for your property and sell those features within your marketing description. </li>
<li>If you cannot inspect the property, ask your property manager to email you some current photographs.  Then you need to ask yourself what you can do to make your property stand out.</li>
<li>What improvements can you do? </li>
<li>Could the property do with a fresh coat of paint?  What about a feature wall?  How is the carpet?  Do the window coverings need updating? </li>
<li>What about the garden – when was the last time the lawns were cut or tided up? </li>
</ul>
So remember, be proactive and good luck!
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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You must meet the current rental market, or your property will sit empty

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After years and years of the battle, finally we see consumer affairs and the tenant’s union get their own way.
On September 1, 2011, new legislation commenced that has changed the way tenancy databases in Victoria will operate forever. For years now we have seen on media portals such as A Current Affair and Today Tonight all the terrible stories of real estate agents and how they “blacklist” tenants from obtaining another rental property in the future.  When in fact before September 1, 2011, the databases were not “blacklists” – they were actual databases. They contained records of millions of people who have rented over the last 20 years, and the databases allowed a property manager to record one of the following;
<ul>
<li>Current tenants</li>
<li>Previous tenants</li>
<li>Recommended tenants</li>
<li>Judgment / court order</li>
<li>Left owing in excess of the bond</li>
<li>Irregular payments</li>
<li>Broke conditions of lease</li>
<li>Abandonment </li>
<li>Unclaimed monies</li>
</ul>
But now things have changed.
The databases now only allow us to place a listing against a tenant for the following reason:
<ul>
<li>The tenancy has ended AND
</li>
<li>A possession order has been granted OR
</li>
<li>An order of a breach that includes the words “rent arrears” OR
</li>
<li>The person owes the landlord an amount that is more than the bond OR
</li>
<li>An order of a breach that includes the words “damage to premises” or “malicious damage”</li>
</ul>
Furthermore, the listing is only valid for a maximum period of three years.  Previously the listing would remain for seven years.
Like with all new legislation it will be monitored over the next six to 12 months and perhaps reviewed, and in the world of property management we will learn to work with the changes to the legislation accordingly.
I suppose the most disappointing part is for years the media and public have pushed for the removal or banning of these so-called “blacklists”. As property managers we no longer have the opportunity to create a positive listing on a wonderful tenant, or make a listing on someone who made irregular payments throughout their tenancy, or someone broke their lease conditions yet received a full bond refund. This was the whole point of having a tenancy database, yet what has now been created is a database of people who owners and property managers probably won’t want to rent to.
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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New tenancy database laws create real tenant blacklist

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So you bought a brand-new apartment off the plan 18 months ago and now it’s coming up for completion and settlement. Do you know what to do next?  Have you organised your property manager?  What experience has your property manager had with brand-new off-the-plan properties as they can be very different to your traditional brick veneer properties to manage.
Over the years I have had the pleasure to work on many brand-new off-the-plan properties and as a property manager I love nothing more than to see a property come out of the ground at construction time and then finally see the last tradie leave the site and it be ready for occupants.
But what I have learnt over the years is that there can be a lot more work involved from a property manager’s perspective than your average house.
Firstly, who is completing the pre-settlement inspection?  Does the owner even realise he or she needs to complete such an inspection?  What do you look for? Below are some checklist items I always look out for when completing inspections for my owner clients:
<ul>
<li>Grouting and caulking of floor and wall tiles in bathrooms and laundries. What about around the taps and vanities?</li>
<li>Grouting and caulking of kitchen splashbacks and wall tiling. </li>
<li>Do all doors throughout the property open and close freely? Have door stops been fitted where required? What about the kitchen cupboards and drawers?</li>
<li>Paintwork – what is the condition? Are there any areas that require re-painting?</li>
<li>What about the floor covering? Has the carpet been fitted correctly, are there any bubbles? What about floorboards? Do any squeak?</li>
<li>Have all the appliances been fitted?</li>
<li>What about the balcony, has the perimeter been sealed? </li>
<li>Has the property had a final clean?</li>
<li>Do you have a car space? Do you know where it is?</li>
</ul>
So now the property is ready for tenants to move in.  Don’t forget the owner is entitled to complete a maintenance inspection no later than 90 days after settlement takes place.  This inspection is extremely important as it allows general maintenance items to be referred back to the builder for completion.  Failing to do this inspection could result in the owner being responsible to pay.
Also don’t forget to have an understanding of the warranty conditions for the oven, rangehood, dishwasher, taps, hot water service etc.  All products have different warranty periods and conditions – so as a property manager you need to know how they all differ.
Finally don’t forget, like anything new there will be some teething problems. Buying and living in a brand-new property is really no different to buying a brand-new car. Be upfront and let your tenants know this and remember no one has lived there before, so while a thorough inspection has taken place there may be some hiccups during the first few months of the tenancy.
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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Off-the-plan properties present a special challenge for property managers

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Suppose you have now decided on your property manager, but in the final discussions you find out that the agency hands out keys to prospective tenants.  This would mean for a $50/$100 deposit and a copy of someone’s driver’s licence, that person is entitled to take a set of keys and inspect the property on their own. 
This process has been around for many, many years.  It was around when I first started my career some 18 years ago, and it’s still around now.  Agencies elect to hand out keys for their own reasons, and I am assuming one would be to free up the property manager to do other things. Furthermore, as agencies have always run this procedure – why would they change?
However, isn’t it part of the role of the leasing specialist or property manager to meet prospective tenants and show them through properties? A leasing specialist is a great advantage to a property manager, as he or she is able to meet and greet prospective tenants on behalf of both the property manager and real estate agency, which is truly a fantastic time saver. Plus it’s all a leasing specialist does, so this alone assists with the reduction of an owner’s vacancy period, which can sometimes be rather stressful for an owner. 
Remember anyone can make themselves look fantastic on a tenancy application form – but isn’t it important to meet people? In my opinion, processing tenancy applications is no different to the interview process that businesses operate.  You want to ensure you do everything possible to secure the right person. 
I can certainly appreciate we all lead busy lives, and many people would appreciate the opportunity to meet someone at the property, whether it’s at a private inspection or a general open for inspection. 
Wouldn’t it be much easier to meet the prospective tenant, rather than have them drive to the agent’s office, collect the keys, drive to the property and then drive back to the agent’s office to return the keys and receive  their money back? A 15-minute inspection could turn into an hour round trip – now who has time for that? 
My advice for owners is to consider the “what ifs” about handing out keys?
<ul>
<li>What happens if the keys are not returned?</li>
<li>Who pays for a change of locks on the entire house? Will insurance cover you?</li>
<li>What happens if the new tenant is broken into after they move in due to the intruder using a set of keys?</li>
<li>Does your landlord insurance cover you to hand out keys?</li>
<li>What happens if <a href="https://www.propertyobserver.com.au/residential/absentee-investor-alert-nigerian-scammers-sell-%24410000-house-they-didnt-own/2011081751195" title="Nigerian scammers sell house they didn't own" target="_blank">Nigerian scammers sell your house and whisk the money away to a Chinese bank account</a>? </li>
</ul>
While handing out keys has always been around, perhaps it’s time to see that procedure disappear.
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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Why you should not hand out keys to prospective tenants

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A property manager should be competent to look after all the day-to-day running of the property, from assisting the owner with the review of a tenancy application and subsequent tenant selection to co-ordinating maintenance. The property manager needs to make suggestions on property improvements and updates, pay the outgoings such as council, water and owner corporation accounts, collect the rent and to transfer rent money to the owner. 
He or she should have a good understanding of what the owner expects and be proactive and responsive with clients, not simply pass the problem onto the owner to make a decision. Owners appoint the services of a property manager for advice, experience and to provide direction and recommendations when it comes to making the tough decisions.  As an owner myself, I love nothing more when my property manager emails me with both the problem and solution relating to one of my investment properties – it provides me with confidence. I lead a crazy busy life, so being presented with such solutions ensures this is one less thing I need to think about in my day. 
An example of a good property manager would be someone who regularly completes routine inspections of the property, not only to see what maintenance is currently required but also to suggest what the owner needs to think about for the future. For example, when the current tenants vacate the carpet will likely need to be replaced, or perhaps the gutters need to be cleaned and window frames need repainting in the future. Forward planning is very important for owners because it allows them to budget and therefore they won’t be surprised when the tenants give their notice to vacate and all of a sudden need to find $3,000 to $5,000 to re-carpet the house. 
When looking for a property manager, I recommend investors take a few minutes to speak with someone they are looking at employing and not to base their decision on fees or location alone. Times have changed, and a property manager no longer needs to be around the corner from the property. If you don’t have the time to call, then email them and review the timeframe it takes for a reply. This will give you an excellent indication on a property manager’s communication and time management skills, which are both very important skill sets. 
In regards to qualifications and experience a property manager needs to know a lot of information – which includes the legislation requirements in your state, assisting owners and tenants with budgeting, insurance policies, an understanding of owner corporations, building requirements (which is especially important with so many people buying off the plan) and how to communicate with tradespeople to address maintenance and/or renovation issues. 
Finally in my experience I don’t believe “x” number of years makes a good property manager, as there are some who have been in the industry for 20 years and haven’t attended any type of training since the dawn of time. So when it comes to appointing a property manager to look after your property, look for someone who can think outside the square, who will go the extra mile for you when things go pear-shaped, has a passion for the industry, someone who regularly updates his or her skills and knowledge and is not afraid of technology or change.
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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What to look for in a property manager

<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

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“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

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[smartcode_project_cta:default project_id=152737]

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Leah Calnan

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