<html><body>
Written by Holly Westcott, Senior New Development Specialist at Netstrata, and Robert Monteath, Director at Monteath &amp; Powys.

INTRODUCTION 

It is very common in the industry today for <a href="/developments">new development</a> projects to incorporate a variety of different components such as residential apartments, retail shops, food and beverage stores, commercial offices and even local council purpose-built spaces such as youth centres and libraries. 

In the past these entities were often kept separate, however, it is now common practice to have a mix of different uses within the same building and the interests of all those uses must be considered during the subdivision of the building. 

It is therefore important that developers and their teams have a basic understanding of how the development will operate and function after its completion. It is paramount that the interests of all of the different users of the building are equally safeguarded. 

The first step in the right direction is to engage specialist strata consultants, lawyers and a surveyor to address the question “how can I best subdivide my project to ensure everyone is happy?” To answer this question, it is necessary to consider the two most common ways in which the building can be subdivided. They are: 

1. Mixed-use single strata scheme; and 
2. A stratum subdivision of the building with then one or more strata schemes. 

<a href="/news/how-living-in-a-mixed-use-precinct-can-benefit-you">MIXED-USE</a> SINGLE STRATA SCHEME 

To subdivide a building into strata units has been possible for many years. In the past buildings built for a sole purpose be it residential, commercial or industrial have been subdivided by a single strata plan. Under certain circumstances, it is possible to successfully subdivide a mixed-use building by a single strata plan. 

Such circumstances are when a predominantly residential building contains one or two small commercial or retail tenancies. See Diagram No 1. 

In such a building, the interests of the residential and commercial occupiers can be addressed in the strata by-laws. These interests include: 

<ul>
<li>For the commercial owner to use some of the outdoor common property for seating. </li>
	<li>The commercial owners right to affix signage to the exterior of the building. </li>
	<li>For the separation of costs: </li>
	<li class="rteindent1">For the kitchen exhaust or grease arrestor for the commercial operator to be maintained solely by the commercial operator. </li>
	<li class="rteindent1">If the ground floor commercial operator does not use the lift, then that operator is not required to pay for the operation and maintenance of the lift. </li>
	<li>The common property facilities provided for the residential occupiers such as barbecue area, swimming pool and gymnasium are only to be used by the residential occupiers. </li>
</ul>
If the by-laws are drafted properly, then the operational concerns and cost separation can be effectively mitigated for both residential and retail / commercial purchasers. 

Such by-laws can be drafted by very experienced strata consultants and specialist strata lawyers. Due to the current conveyancing disclosure laws, it is imperative that a developer engages with these professionals prior to marketing the development. <a href="/guides/how-to-make-strata-fees-work-in-your-favour">The strata consultant</a> can review the architectural plans for the building and determine the appropriate by-laws to be drafted so that all owners and occupiers of the building have their rights protected. 

The strata scheme is then governed by the Owners Corporation in accordance with the Strata Schemes Management Act 2015 and the schemes by-laws, once registered. 

STRATUM SUBDIVISION THEN STRATA SUBDIVISION OF A BUILDING 

The other method of subdividing a building includes a stratum subdivision of the building followed by subsequent strata subdivisions of parts of the building. This method of subdivision is typically used where a building has a large residential component as well as a large commercial or retail component. These buildings may contain a shopping centre with a food court and / or several floors of offices. This type of building is likely to have a loading dock. Diagram No 2 is a cross-section of such a building. A stratum subdivision can also be used for smaller developments or developments with smaller commercial or retail components, however a developer should seek the advice from their specialist team when weighing up the pros and cons. 

To enable the different needs of the various occupants to be accommodated, a large mixed-use building can be subdivided into stratum lots, each of which can be sold or further subdivided by a strata scheme. Diagram No 2 is a multi-storey building on a city block containing a car park with two underground levels, retail outlets at ground level, followed by four levels of office space and finally, 11 floors of residential units at the top of the building. The residential units and some of the car park may form a separate strata scheme subdividing one of the stratum lots while leases may be created for the commercial offices and / or shops comprising the other stratum lots. 

As mentioned above, the ongoing operation of a strata plan is governed by the <a href="/expert-insights/buying/an-owners-corporation-s-response-to-dealing-with-covid-19">Owners Corporation, the Strata Schemes Managemen</a>t Act 2015 and the schemes registered by-laws. 

When a building is subdivided by a stratum plan (then strata plans), the overall building is governed by a Building Management Committee and the Strata Management Statement which is registered at NSW Land Registry Services. Each owner of a stratum lot is a member of the Building Management Committee which manages the building in accordance with the Strata Management Statement. 

Just as an Owners Corporation looks after the common property within a strata scheme, a Building Management Committee looks after the shared facilities within a stratum subdivided building. 

Shared facilities are those parts of the building which are used by most, if not all, of the owners and occupiers in the building. For example, if there is a basement car park containing the car parks for all of the stratum lot owners, then the entrance and access down to the basement car parks would be classified as a shared facility. Other examples of shared facilities would be the integrated fire security system for the building, the insurance of the entire building, the disposal of waste, the main electrical switchboard, the main telecommunication room etc. 

The drafting of the <a href="/news/taking-an-active-approach-to-strata-services">Strata Management</a> Statement and its schedule of shared facilities requires a great deal of care and involvement of specialist strata consultants and lawyers. 

Before such a project is marketed, it is essential that these consultants are called upon to review the architectural design plans in order to make recommendations as to: 

<ul>
<li>How many stratum lots are required in the building and the boundaries of these stratum lots. </li>
	<li>Determine the shared facilities for the building and allocate the percentage of costs that each lot will contribute for the operation of those shared facilities. </li>
	<li>Prepare the Strata Management Statement. </li>
	<li>Prepare the subsequent strata plans and strata by-laws for each of the stratum lots to be subdivided by strata plans. </li>
</ul>
CONCLUSION 

Every project is different. In determining what is best for you or your client, you must consider a cost benefit analysis, taking into consideration the nature of your project and what outcomes you are hoping to achieve. 

Some considerations include: 

<ul>
<li>Flexibility – is it important to have the option to sell your commercial or retail lots together in one line or individually? Do you have any major anchor tenants who have specific requirements as part of their operations which need to be addressed? </li>
	<li>Timing – is it important to you to be able to deliver your development in different stages and to make changes within those stages? </li>
	<li>Cost – what allowances have you made within your budget for the required consultants and documentation required? You may need to weigh up the different costs of engaging the right consultants to prepare the various management documents and the ongoing management costs once complete. </li>
	<li>Disclosure – have you already marketed your project? Under the new disclosure requirements in the <a href="/guides/2019/06/17/urbans-first-home-buyer-guide">Conveyancing</a> Act, it is important to assess what has already been disclosed to the market and what implications there may be for changes to your titling strategy which may result in a perceived ‘material change’. </li>
</ul>
The end user or customer must be considered when deciding your titling strategy, and it is very important that you have engaged the right consultancy team to ensure that the considerations of these important stakeholders are adequately thought through early, to ensure the ongoing success of your project upon completion.
</body></html>

Nick Dante

Subdividing a Mixed-Use Building – Key considerations for Developers & Project teams

<html><body>
If you're looking for an investment property which will appeal to families, choosing the type of property in the right suburb will make a difference in the long run.

The question is what are the key elements that make a family friendly suburb appealing to <a href="/developments/wa">Western Australians?</a> And what are some top considerations that families look for when they evaluate buying into a suburb? 

Schools (and childcare)

Proximity and catchment areas of well reputed schools with education facilities from kindergarten, primary and secondary schools is a key factor when a family decides to purchase a home. This also includes child-care facilities available nearby. Suburbs with top performing schools often fetch higher priced properties. 

Closeness to Natural Recreation Areas e.g. Water Bodies/ Reserves

Affordable beach-side living is one of the <a href="/developments/perth-wa">many things that Perth</a> is just blessed with. Suburbs closest to the beach or Swan River often fetch the best prices. There are also lakes and ponds that provide the perfect family play and picnic areas. 

One of the main reasons that families prefer residential areas with a water body is the number of water activities that are provided. From young children to adults, beaches, rivers and lakes provide active fun as well as a great lifestyle e.g. surfing, body boarding, wake boarding, waddling, snorkelling, canoeing, swimming, beach volley and so much more.

Another popular feature is being close to bushland or reserves where families can go for long walks or bicycle rides and explore nature.

Community Facilities

Shopping Centres, Post Offices, Libraries and a Community Centre – all these play an important role in the consideration of suburb to live in. These conveniences will help support the busy needs of families. 

Community centres also provide a way for local families to connect and there are activities promoted by local councils which give social involvement opportunities for the young and elderly alike.

Suburbs which host functions at the local council centre allows for opportunities for families from the neighbourhood to meet and get to know one another. Some popular activities include reading groups for young children, children Lego clubs, local farmers markets, fetes, fairs and other functions as well. Some libraries host book clubs, art classes, writing classes and basic computer classes for free to help their community.

Another added bonus would be having Hospitals and Medical Centres located close by in the event of necessity. 

Especially important for young families are the playground infrastructure. How many playgrounds are there in the suburb? How accessible are they from the residence? Children love to play at playgrounds and or hit balls at parks - this is a necessity for healthy growth. Parents can catch up for chats or go for a beautiful leisurely walk in the park, then catch up for a coffee nearby. 

Crime Activity - Is the suburb safe? 

Safety and security are key features of a family-friendly suburb. In reference to the crime statistics (<a href="https://www.police.wa.gov.au/Crime">https://www.police.wa.gov.au/Crime</a>), you can find out what the person/ property crime rate ratios are and choose investing in certain safer neighbourhoods. As safety is of paramount importance, this list gives you access to specific neighbourhoods (<a href="https://www.perthcrimemap.com/">https://www.perthcrimemap.com</a>/) and how safe it is.

Public Transport

Although this may not be top on the list at first glance but rises in importance as children become teenagers and gain independence by travelling to school by busses and trains. Connectivity to major transportation line should always be considered.

Finally, it is important to bear in mind, the community itself is an important factor of consideration. 

If you would like to know more about the top choices for family suburbs in Perth, feel free to contact us for more information.

<h2>Properties for sale in Perth:</h2>

[smartcode_project:default project_id=7854]

[smartcode_project:default project_id=7836]

[smartcode_project:default project_id=26734]
</body></html>

How to locate the right family suburb in Perth

<html><body>
If you’ve been ordering more Uber Eats and doing extra online shopping during isolation, you’re not alone. But did you know that this could impact your ability to secure a home loan in the future? Following the Banking Royal Commission, mortgage lenders have been more closely scrutising home loan applications to ensure applicants would be able to make their monthly repayments without impacting their lifestyle negatively. Lenders are analysing the use of buy now, pay later services such as Afterpay, and the spending habits on platforms including eBay and Uber Eats accounts, as well as Netflix, Stan and other online streaming subscriptions. All services that have surged in popularity since social distancing measures were introduced as a result of the COVID-19 pandemic.

Aussies who regularly order takeaway on a Friday night may want to reassess their habits, as frequency of transactions is one aspect lenders consider when assessing home loan eligibility. Recent survey data reveals that 43% of Aussies don’t like cooking at home, with only half saying they cook at home on a daily basis. This is concerning, as banks are able to access and share consumer-approved digital banking data and transaction records under the new open data system that was introduced last July. While lenders traditionally analysed our income, savings, credit score, debts, assets and liabilities when considering mortgage applications, our regular spending and recurring payments – such as gym memberships and streaming services – will now come into play.

<a href="/news/the-difference-between-offset-and-redraw-mortgage-loans-that-are-right-for-you">Mortgage brokers</a> are keeping an extra close eye on discretionary spending, which encompass even small weekly indulgences, such as takeaway coffee, a visit to the beautician and work lunches. These can quickly add up over time, with Aussies who buy a medium takeaway coffee each work day racking up more than $1000 a year. Additionally, the average person also spends about $1000 each year on fitness activities. 

With every aspect under scrutiny when applying for a mortgage, even education debt in the form of Higher Education Loan Program (HELP) repayments will be under the microscope, as these can bring down a person’s income from anywhere between 1-10%. 

With all of this in mind, how then can Aussies improve their chances of getting an <a href="/expert-insights/buying/how-our-spending-habits-during-self-isolation-will-influence-our-ability-to-secure-a-home-loan">approved home loan</a>? Having a positive credit history – such as a car loan, credit card, or mobile phone contract – makes it easier to get a home loan, as it demonstrates to the lender how diligent you are with repayments. Being able to show banks and lenders that you can stick to a budget and live within your means is also extremely valuable when it comes to securing a home loan. 

For those who may want to take out a home loan in the future but are concerned about their Uber Eats and Afterpay habits, consider creating a weekly budget to help reduce unnecessary spending. There are a number of free online resources that can assist with crunching the numbers, such as the comparethemarket.com.au’s budget planner. 
</body></html>

How your Uber Eats and Afterpay habits could derail your home loan application

<html><body>
Urban's own Jie Yee Ong interviews Stuart Biggs of Buildcap to discuss their recent collaboration with GCB Constructions, on their project, Marine Quarter. To date, Marine Quarter is the only approved development on the Eastern side of Marine Parade. Why do you think the city council approved of this project? What does Marine Quarter have to offer that other development projects don’t? 
While only speculating, the council's approval of <a href="/buildings/marine-quarter-scenic-tower-165-marine-parade-southport">Marine Quarter</a> certainly signifies a vote of confidence in both the unique project offering and the wider Gold Coast property market. 
With a project value of $72 million, Marine Quarter will become a hero building project within the area, offering uninterrupted views and perfectly positioned to benefit from its close proximity to the waterfront lifestyle, cultural amenity and major infrastructure.

Marine Quarter is the first collaboration between <a href="/developers/buildcap">Buildcap</a> and local Queensland family-owned business GCB Constructions. Why GCB? How important is it for developers to communicate and work with local businesses? 
GCB is a local family-owned construction group with an innate understanding of the Gold Coast market. Combined with their willingness to collaborate and their mission to invest back into the community through local resources — sustaining local economies and jobs — they are certainly a company we can get behind to help us bring our project to life. 
Aligning with local businesses and providing several years of work to associated sub-contractors and suppliers is a key value for all of our projects and something that is very valuable given the current economic climate.

Marine Quarter’s unbeatable seaside views make it one of the highly sought after townhouses in Queensland. Seeing the demand for projects like Marine Quarter, will Buildcap continue with developments of this nature in the future? 
We are certainly in the process of exploring similar opportunities within the Queensland market, and if the opportunity presents itself we would love to establish a project of this nature again in the future. As it stands, Marine Quarter is the biggest project currently under development for the Buildcap team, with most of our energy currently focused on delivering smaller-scale developments that range between 15-100 residences. 
A key priority for Buildcap when looking to launch a new project is ensuring the location and lifestyle offering is key. With all of our projects centred around providing residents with the ultimate in low-maintenance luxury living.

Will Buildcap expand projects like this to other major cities around Australia to replicate the success of Marine Quarter?

While our energy is currently focused on exploring opportunities within the Queensland and Victorian market, we do pride ourselves on our keen eye for noticing market trends ahead of time and therefore wouldn’t shy away from an exciting opportunity elsewhere, should one present itself.

How has COVID-19 affected buyers’ interest in Marine Quarter or any other projects by Buildcap? 
Undoubtedly, <a href="/expert-insights/buying/covid-19-a-little-bit-of-positivity-goes-a-long-way">COVID-19 is reshaping</a> the way our world is interconnected from how we do business to how we live our lives, and the property industry is no exception. 
However, as the economy and our society adapt to this new normal, we have continued to experience a high volume of sales enquiries, suggesting that<a href="/news/first-home-buyers-snap-up-property-due-to-fear-of-missing-out"> buyers who are financially sound</a> and possess job security have the ability to remain active in the housing market through this period.  They may, in fact, find themselves in a stronger position, using this as an opportunity to secure properties at a competitive price with ultra-low interest rates.
</body></html>

Urban Q&A for Buildcap Managing Director, Stuart Biggs

<html><body>
Identifying underutilised land and rejuvenating new life into the area is a familiar game in property development. However, the specific category of urban renewal projects within the development industry take this process a few steps beyond the ordinary. Defined as “clearing out blighted areas and urban decay to create more opportunities for housing, businesses, and more”, urban renewal can often be risky. However, it is with this risk developers can seek out greater pay off and reward when successful.

One of the most challenging and rewarding projects I have worked on during my career at <a href="/news/icd-propertys-matt-khoo-discusses-the-cost-of-sustainability-in-property-development-urban-tv">ICD Property</a> has been our urban renewal estate, Gen Fyansford. Located 10 minutes from Geelong and 50 minutes from Melbourne’s CBD, Gen Fyansford is surrounded by beautiful nature escapes such as the Barwon and Moorabool River trails, amazing legacies crafted by skilled pioneers are still standing proud today such as the Monier Bridge, as well as many of <a href="/developments/geelong-vic-3220">Geelong’s</a> best schools, cafes, and restaurants. A great development opportunity due to its incredible location in proximity to so much rich amenity.

However, the site was previously used as an old cement works facility and basalt quarry. Leaving behind significantly contaminated earth, that required substantial remediation before we could ever develop our shared vision with joint-venture partners Suplai, of a circa 1,200-lot neighbourhood community with parks, playgrounds, recreational facilities, and a town centre. To date, the successful environmental remediation of Gen Fyansford’s early stages has been one of the estate’s most significant achievements.

One of the toughest challenges <a href="/developers/icd-property">ICD Property</a> faced in the project’s beginnings was convincing the market to believe in our vision for the site and recognise the same potential we saw. Not only did we face the usual hurdles of alluring purchasers to a brand-new estate with little existing neighbourhood, but <a href="/new-townhouses/fyansford-vic-3218">Gen Fyansford</a> particularly faced the additional challenge of rebranding an area of Geelong that was previously known as industrial land. Yet we remained committed to our vision and passionate about uplifting the site to its highest use, engaging tier-one consultants to assist us. Although there is still a way to go, the risk has certainly paid off as we have now settled approximately 400 lots within Gen Fyansford and have built up a great reputation as one of Geelong’s premium estates. 

We are currently working to rehabilitate the quarry and fill the land’s significant deficit in order to level the ground, unlocking its development potential. In order to increase the developable area and decrease the deficit of fill, we have had to change the landform completely, blasting large portions of the eastern and southern spurs, utilising the blasted material as fill throughout the quarry. Minimising the number of off-site materials needed to be introduced and promoting sustainable development practices by repurposing the site’s native materials. 

Stakeholder management has been essential to Gen Fyansford’s development over the years with dialogue regularly undertaken with authorities and expert consultants. Further to this, ICD Property and Suplai continue to roll out a comprehensive community engagement process to ensure that all works are appropriately planned and communicated with development stakeholders, existing neighbouring houses and families, and local authorities. Activities such as community drop-in sessions, media releases, electronic direct mailing, and numerous meetings with authorities are a big element of Gen Fyansford’s development process. Follow-up communication and ongoing updates via text messages, dedicated website updates, and emails, continue to be an initiative to further reinforce the controlled process undertaken.

Although urban renewal projects are common in the property landscape, I truly believe <a href="/new-townhouses/fyansford-vic-3218">Gen Fyansford’s</a> setting is one in a million and totally unique to any other land subdivision project in Australia.

On top of the estate’s environmental considerations, the site is also recognised as having indigenous significance to the Wathaurung people and heritage importance due to its closeness to Moorabool Bridge, Swan Inn, and the old Geelong Orphanage. We have therefore undertaken additional processes to uphold the significance of the land and have worked closely with Heritage Victoria to ensure the site’s heritage significance is appreciated now and into the future.

After years of remediation, careful earthworks, and a long journey of rehabilitating the 100 plus hectare site, Gen Fyansford, is now approximately halfway through its delivery schedule and has become one of ICD Property’s proudest developments. Providing several distinct residential offerings to the area with each stage release.

For instance, in Stages 1 and 2, we sold lots right along the Moorabool River, offering views of the water and unparalleled access to nearby walking and biking paths. Then in Stage 4, we offered expansive views to the west and in Stage 6 released luxury lots atop Herne Hill with stunning panoramic views of Queens Park that set records for the most expensive land lots ever sold in Geelong at $900,000. 

Upon completion, Gen Fyansford will provide residents and the local community with a new bike and walking paths, parks, playgrounds, and a town centre to service the entire neighbourhood with much-needed amenities such as a potential grocery store and other specialist retail stores. 

Although the journey has been long and hard, and with much more still lying ahead, Gen Fyansford to me is the perfect example of a successful urban renewal. A unique case study that tells the story of how a developer saw <a href="/news/industrial-west-melbourne-the-latest-urban-renewal-contender">potential in a land</a> that was not well-integrated with its community, took on the risks of laborious remediation and rehabilitation, but are ultimately succeeded in creating an incredible outcome for the developer, neighbourhood, and wider city that has been received with overwhelming positivity by locals and commercial success.
</body></html>

The journey of one of Victoria’s most significant urban renewal projects.

<html><body>
People could not see and believe what we are about to face. A massive downturn of Real Estate valuation will be the biggest shock to everyone. It is going to break the long-lasting uptrend property market in a century. 

Currently there is one million vacant properties and 250,000 new units <a href="/developments/melbourne-vic">currently being built</a>. 

The rich are waiting to buy a property and holding their cash from 2020 to 2022 for the 50% discount of all ranges from residential, commercial, industrial, farming, and land banking. 

Residential <a href="/guides/5-key-tips-to-buying-an-off-market-property">Real Estate 30%</a> discount in September 2020 – November 2020 Apartment Real Estate 50% discount in November 2020 – January 2021 Commercial Real Estate 28% discount in April 2021 – June 2021 

We will reach 20% of Unemployment / High Debt with Banks / Farming Failing / Shortage of Foods. This is going to impact everywhere globally, especially real estate downturn. 

Our baby boomers are ageing for the next 10 years, and we will need to attract most of South East Asia nationalities such as Chinese, Vietnamese, Indians, and Thailand to support our operation of economic internally and externally. 

We do need to bring the property back to the right valuation and that is going to hurt people that owned a lot of assets. 

I understand that we are all in this crisis together and we do not like to hear the property market bubble crash, and the truth does hurt, we will get angry as it is going down, we are in a recession right now, socially violent and will go into depression. 

Most important that you can do right now is to keep your job and keep your business, you need to keep your income coming, and if you can make a side job or side business, please do it. 

However, in the last two weeks, we are seeing more buyer enquiries coming through and with Government easing restrictions, <a href="/expert-insights/buying/why-axing-stamp-duty-will-help-everyone">possible scrapping of stamp duty</a>, and low-interest rates, we encourage some light outside the tunnel before the end of the stimulus package ended on 27th September 2020. 

This is the right time that we need to help the communities, develop yourself in education, and meet new friends and associates to keep ourselves mentally active and physically focused. 

Good times will return between 2022 and 2023 onwards.
</body></html>

Opinion - The best time in the near future to buy Property

<html><body>
For some people the mere mention of “due diligence” can cause their eyes to glass over and throw their arms in the air that it's all too hard. We understand, so we have simplified this sometimes arduous, but absolutely necessary process down to 3 simple steps.

Whether you are looking to purchase your first investment, or on the search to add to your already growing property portfolio these three steps will help you buy with confidence. 

Know the location.

We have more online information at our fingertips than ever before, so while we believe this is one of the most important aspects of property investment it can also be the easiest. Below are some great sites that give you a snapshot of your preferred location.

<ul>
<li><a href="https://www.microburbs.com.au/">Microburbs.com.au</a></li>
	<li><a href="https://www.corelogic.com.au/">Corelogic.com.au</a></li>
	<li>Planning.NSW.gov.au ( just swap out the State eg planning.VIC.gov.au)</li>
</ul>
What you are looking for:

<ul>
<li>Demographic: you need to understand what type of people live in this area. This is especially important so you know the type of tenant you are going to attract.</li>
	<li>Infrastructure: what facilities are there? Schools, shops, libraries, parks, green spaces</li>
	<li>Public Transport: is there a train line that you could buy near or would your tenant need to have a car?</li>
	<li>Planned Developments: Is your property about to be inundated with more development which could put downward pressure on your rental income. If you are looking to buy a house it's good to know what applications are surrounding the house as this will be an issue for any tenants in terms of noise and possible disruption to their street if its an inner-city dwelling.</li>
</ul>
Plan for the <a href="/guides/how-to-invest-in-property-in-2020-the-ultimate-guide">best tenant</a> at the highest rate.

Tenants have lots of choices so make sure your property will stand out. It's no good buying a cheap property if you can’t rent it out for a good rent or it attracts the wrong sort of tenants. 

The last ten years of development boom is now putting downward pressure on pricing especially in this COVID19 world, but the strong properties that meet the below criteria hold their rental value and generally rent out quickly.

<ul>
<li>This is what we advise our clients that tenants are looking for:</li>
	<li>Walkable public transportation or has car spot</li>
	<li>Lots of natural light (always know the aspect of the property)</li>
	<li>Good size master bedroom</li>
	<li>Functional floorplan - the flow of the property has to be liveable. If it doesn't make sense to you it probably wont to a potential tenant</li>
	<li>Property outlook - if the property is facing a busy main road, electrical towers, brick walls etc it will be harder to rent</li>
	<li>Sufficient storage</li>
	<li>Preferably with an outdoor space</li>
</ul>
Once you have identified some properties that meet the above criteria then you narrow it down by going through the numbers.

Know your numbers.

Firstly you have to <a href="/guides/how-to-ensure-financial-return-on-your-property-investment-in-15-simple-steps">have a budget</a> and you have to stick to it, always. Then, it's about getting the best value for money. Property investment is about making money, so remove any emotional connection you may have to a certain property or area. Once you have chosen an area and identified properties that could fall into your budget it comes down to the numbers.

There is lots of talk about what capital growth and yield makes a good investment. Capital growth is the increase in an asset's or investment's value over time. It’s measured by comparing the asset's current value with how much it originally cost.

Yield is the earnings generated and realized on an investment over a particular period of time. It's expressed as a percentage based on the invested amount or current market value.

A good indicator is if your investment doubles in value every 7-10 years and you look for a gross yield of above 4%. It’s a balancing act getting these two indicators right and will depend on the area and value of your property.  When you find that property that is in a sound location and has features and benefits that will excite tenants you can begin the negotiation process, just don’t go over your budget.

Happy investing.
</body></html>

Looking to buy an investment property? Top 3 things you must do online first.

<html><body>
High profile cases such as the Mascot and Opal Towers debacles have shone a spotlight on the issue of <a href="/news/australia-called-we-want-our-building-codes-updated-and-regulated">defects in new buildings</a>. A recent study has revealed that a whopping 85% of new Australian buildings in the multi-residential sector have at least one defect. The commercial sector faces similar issues. 

So what recourse do investors have if there are defects in their new <a href="/guides">investment property</a>? It's important to recognise that the laws are different in every state or territory. Here is what you need to know if investing in NSW.

Defects in a residential property 

In NSW, residential property purchases offer few, if any protections to the buyer. While in other countries sellers have obligations to disclose known defects, this is not so in NSW. In the majority of residential real estate contracts in NSW, the buyer must take the initiative to ask questions, insist on inspections and be willing to take a chance. Therefore, the responsibility lies entirely with the buyer to protect themselves against purchasing a substandard property. 

The most prudent action a residential property investor can take is to insist on time to thoroughly inspect and review the property they are considering purchasing. If the seller refuses to allow for any type of inspections, or insists on controlling the choice of inspector, it might be best to move on to another buying option.

Defects in a commercial property

Commercial <a href="/guides/how-to-ensure-financial-return-on-your-property-investment-in-15-simple-steps">property purchases</a> offer a bit more protection to the buyer. The contracts for the sale of large commercial buildings usually will include options for the repair or replacement of defective materials, workmanship or a failure to meet specifications. However, this type of protection is not necessarily standard, so contracts must be reviewed carefully and addendums added to include these types of protections.

First, it is important to define the types of defects you might want included for repair and/or replacement in your contract. Some defects you would want to include might be:

<ul>
<li>Substandard workmanship</li>
	<li>Poor materials quality</li>
	<li>Improper installation of pertinent items</li>
	<li>Non-compliance with building specifications</li>
	<li>Violations of necessary codes and regulations</li>
</ul>
Next it is imperative to understand how a builder can be held responsible for curing the defects that present themselves. Most contracts will include a period of time where the builder will be legally required to cure a defect. This period is called the “defects liability period.” Some of the characteristics of this clause include;

<ul>
<li>Time Frame; how long will the period be in effect for?</li>
	<li>Start Date; when will the period of legally mandated repair start?</li>
	<li>Completion of Repair; will repairs of noted defects have to be finished before legal ownership changes hands or will the builder be allowed back on site to make repairs after the property has closed?</li>
	<li>Responsible party; will the original builder be responsible for curing the defects during the liability period or will the owner need to contract out and seek reimbursement from the original builder?</li>
	<li>Cure Time; how long will the builder have to make a repair once a defect is identified and notice is given?</li>
	<li>Defects Not Anticipated; what will the criteria be to determine and qualify a defect that is not specifically identified in the contract?</li>
</ul>
While this is not an exhaustive list, it does represent some of the more common issues that should be addressed when drafting a liability defects period clause.

Can damages be recovered for defects in property?

This question is a bit more complex. While damages can be recovered for breach of contract, it is likely that the contract will contain language that will define or limit the manner and amount of damages that can be recovered by the purchaser. If the cost of repair for damages exceeds that which was predetermined, and the excess is both reasonable and unexpected, it is possible that the courts will find the liable party responsible for the entirety of the costs.

The most effective way to avoid buying either a <a href="/expert-insights/buying/4-reasons-to-have-faith-in-australia-s-property-market-for-the-long-run">residential or commercial property</a> with defects, is to have the property inspected by a neutral third party. Then, if defects are found, the parties can either contract for the repairs prior to purchase or decide to move on to another venture. In the event that the property is under contract for construction, then it is imperative that the parties come to some contractual agreement as to how future identified defects will be cured.
</body></html>

What are my rights if my investment property has defects?

<html><body>
With construction issues in new developments widespread, it is clear regulations to ensure safe building practices have fallen short of need and expectations. The current state of oversight has left investors, owners, and renters with doubts and growing wariness of the inherent safety of the buildings they are investing in or occupying.

To address the problem, the <a href="/new-apartments/nsw">NSW</a> government is taking steps to put new regulations into place that will increase oversight and accountability of builders. And, while builders may find these new regulations somewhat cumbersome, the need for buildings that comply with safety outweighs the possible inconveniences. In addition, for those builders who are already complying with current regulations and are conscientious about the quality of their work, the new regulations will not force great changes. Instead, the regulations will only raise standards that will ensure everyone’s safety.

What are the proposed reforms?

The proposed reforms would involve a new ratings system for <a href="/builders">builders</a> and developers to protect buyers from purchasing dodgy developments. The tool will assess the amount of risk attached to a project and the track record of the team behind it - from the builder and designer, through to the developer and the certifier. Under the reforms, the NSW government would be able to block occupancy certificates being issued for buildings deemed unsafe or incomplete. 

Initially, to keep the building industry working and thriving, the regulations will have to allow for builders to rest on the quality of their past work. Those who can show that their projects have been properly built, and are in accordance with current building standards, should receive some form of endorsement as safe developers. This will allow these builders to continue to build and provide safe work and living locations for all.

In the meantime, the drafters can move forward with quantifying some of the changes that are currently being proposed, including but not limited to;

<ul>
<li>Increasing Transparency; by possibly requiring additional pieces of information and/or allowing for additional inspections of work being performed</li>
	<li>Increasing Accountability; by possibly requiring particular employees to be named as responsible for certain phases of each build</li>
	<li>Increasing the quality of work; by possibly requiring a particular part of projects to have minimum experience or education hour</li>
</ul>
The proposed reforms are part of the <a href="/news/nsw-government-awards-299-million-contract-for-new-waterloo-metro-station-and-integrated-development">Government's Design</a> and Building Practitioners Bill, which is currently being held up in the Upper House. As such the reforms are yet to be formally decided upon and may be amended. 

To implement any of the proposed changes, a great deal of work must still be done. It will be important for those drafting the reforms to take the time to assess and research the following areas of need;

<ul>
<li>Where are building standards falling short?</li>
	<li>What types of checks and balances would need to be implemented to catch the areas that present the greatest dangers</li>
	<li>When during the process of building would inspectors need access to the construction to ensure that the new regulations were being followed</li>
	<li>Who would be responsible for determining a building that is out of compliance with new standards i.e. city, council, state officials</li>
</ul>
Lastly, there are many professionals who are already available to help monitor and implement the <a href="/expert-insights/buying/changes-the-real-estate-industry-will-experience-as-a-result-of-the-coronavirus">proposed new regulations</a>. It will be important for local and state governments to share or combine their resources so that monies are not wasted and available resources are adequately tapped for their services and expertise. By doing so, the changes can be both safe and cost-effective for all involved.
</body></html>

How a proposed ratings system for builders could protect investors from dodgy developments

<html><body>
Among the many changes that may occur in society over the coming months and years is the potential for one of our most inefficient taxes to finally be axed. <a href="/guides/step-by-step-guide-to-placing-an-offer-on-a-house">Stamp duty</a> has long been the bane of most property owner’s existence with buyers having to fork out tens of thousands of additional dollars for the supposed “privilege” of purchasing a piece of real estate. 
Over the decades, as the price of property has increased, the percentage rate of stamp duty has generally stayed the same, which has resulted in the cost of stamp duty soaring. 
In some cases, in exclusive <a href="/developments/sydney-nsw">Sydney</a> suburbs, for example, buyers are stumping up more than $100,000 every time they purchase a home. 
In many other locations, you won’t get much change from $20,000 to $40,000, depending on the property’s price point. 

However, it appears that a new way of tax thinking is potentially on the way.

Time to heave-ho

Stamp duty has been identified by experts as an inefficient tax that needed to go for years, but successive governments failed to listen. 
Perhaps it all seemed a bit hard, with State Governments now overly reliant on stamp duty proceeds to fund their budgets. 
Of course, we’re all currently living through some of the most difficult days of our lives, which has created the ideal conditions for significant changes to how we live, including the taxes we pay. The push to stamp out stamp duty has already begun, with many experts suggesting now is the time to give it the heave-ho. 
The timing is perfect, because stamp duty has always slowed down the market, which we need to be firing to help reignite our economy. What I mean is that stamp duty always prevented more people from buying a property, because they simply couldn’t afford the additional fee to do so. 
Likewise, it stopped many other people from selling, which reduced supply, because they also didn’t want to have to pay stamp duty when they bought somewhere bigger or smaller or just something somewhere else.  
Removing stamp duty will also increase the deposits of investors and home buyers, which will give them more choice of where and what to buy. 
For example, in <a href="/developments/qld">Queensland</a>, the stamp duty on a $500,000 home is about $18,000. 
Say, a would-be buyer had saved $68,000, but no longer needed to pay stamp duty, their purchasing power has increased by a staggering 26 per cent. 
That means they could not only potentially buy a more appropriate property for their needs, but they could also simply buy sooner because they no longer have to stump up nearly $20,000 in tax.  

Of course, you can’t just remove a huge revenue stream and not replace it with something, which is likely to be land tax. 
How that will look in practice is not clear, but it’s likely to include an annual fee of a few hundred dollars for all property owners based on the rateable value of their land. 
That system would ultimately be more equitable whilst also providing the income that government’s need from year to year.  It’s clear that sometimes there needs to be a fresh perspective for big changes to occur, which is usually because of a change in political power. However, that is not the situation today. 
While all of us would prefer that <a href="/expert-insights/buying/changes-the-real-estate-industry-will-experience-as-a-result-of-the-coronavirus">coronavirus</a> never existed, its impact long-term on our society may also include leaving a legacy of a fairer taxation system for everyone.
</body></html>

Why axing stamp duty will help everyone

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

Nicholas Failla

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News