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You can tantalize your tastebuds this weekend at the “great truck round up” at the grand opening of the new Mason Point display suite in South Morang.
Running on Saturday November 16 from 11am to 3pm, six of Melbourne’s most popular food trucks will be on site to serve you.
The variety of food ranges from Thai, Vietnames, Laotian, Mexican and Indian cuisine, as well as mini-burgers, frozen yoghurt and deep south US-style roasted and smoked meats.
There will be more than 100 food vouchers offering discounts for those who get in early.
The “<a href="https://www.propertyobserver.com.au/news/mason-point-releases-stage-two-as-part-of-south-morang-s-420m-residential-pipeline/2013101565727" target="_blank">Urbane</a>” Release Two, released in October, features 48 two- and three-bedroom apartments ranging from $323,000 upwards. There are also 16 two-bedroom townhouses from $409,000.
Construction will begin in early-2014, with completion for 2015.
Charles Gibson, director of GPC, said that the display will also include architectural plans and pricing, a full showcase of the kitchen, bathroom and timber flooring and a fully interactive touchscreen.
“Representatives from the award-winning Jackson Clements Burrows Architects – the design team behind Mason Point - will also be on hand to meet with buyers and discuss elements of the apartments and town homes’ functional yet stylish, modern design,” says Gibson.
Food Trucks there on the day are White Guy Cooks Thai, Dos Diablos, Sliders on Tyres, Dhaba, Smokin’ Barry’s and Yogurrdiction.
<a href="mailto:ntrotman@propertyobserver.com.au" target="_blank">ntrotman@propertyobserver.com.au</a>
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ntrotman-Et3xWpamVh

Tantalise your tastebuds at Mason Point this weekend

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A 2.96-hectare Cannington site adjacent to one of Western Australia’s largest shopping centre, Westfield Carousel, is on the market for over $16 million.
Located on the corner of Carousel Road and Grose Avenue, the site is advertised as being ideal for a mixed-use redevelopment.
<img src="/images/stories/2013/11/15/cannington-nov-15-one.jpg" width="470" height="177" alt="cannington-nov-15-one">
Australian-owned furniture manufacturer and wholesaler DIM Furniture currently leases 18,000-square-metre of older style office and warehouse space, returning approximately $1.3 million annual.
DIM hold a lease until June 2015, plus a five-year option.
“The site is zoned commercial but the Town of Cannington has indicated it would ultimately prefer a mixed use development on the site with a combination of commercial and residential components,” says John Corbett Knight Frank managing director.
“There is development potential to five levels based on council design guidelines and it has the potential for significant development density,” says Corbett.
Tom Shaffer of Knight Frank expects interest from a broad range of local and national investors and syndicators and well as overseas buyers.
<a target="_blank" href="mailto:ntrotman@propertyobserver.com.au">ntrotman@propertyobserver.com.au</a>
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Cannington site with development potential seeks $16m plus

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Negative gearing is a topic that brings out heightened emotions during discussions since opinions about it tend to be very polarized – either strongly critical or overly enthusiastic. However, there is very little academic research on the effects of negative gearing, hence there is lack of indisputable evidence in support of either point of view.
Commentators criticising negative gearing just assume that since there is a tax deduction involved, the whole scheme must be “a tax rort, benefiting rich and driving property prices to extreme levels”. The opposite side argues that without negative gearing “property investors would lose interest in buying properties for rental accommodation”, or even “sell what they currently own”, which will inevitably “lead to hikes in the cost of renting”.
Let’s explore a few basic but very little understood facts about negative gearing to put those views into perspective. These facts challenge common wisdom about negative gearing. The intention here is not to take sides but rather to highlight the need for proper research, so the impacts of negative gearing on the property market in Australia can be properly assessed - for long term tax and social policy purposes as well as for investment decisions by individuals. If that research is not undertaken, the risk is that, without the proper understanding of the implications, important and far reaching decisions will be made based on totally incorrect assumptions and therefore anticipated outcomes will not materialise.
Fact one: Negative gearing benefits investors with fewer economic resources more than the rich
One benefit of negative gearing is that it reduces the amount of accumulated losses in the initial years of the investment and therefore it lowers the costs of carrying those losses for the investor. It leads directly to the second benefit, a benefit with an important social dimension: negative gearing allows people with fewer economic resources to participate in this class of investment.
In particular, it is often overlooked that a property investor has to have a capacity to carry real cash losses for several years. That is, in the first few years of the investment those losses accumulate and then are gradually reduced by profits generated in subsequent years. Negative gearing reduces the total amount of accumulated loses by as much as 30-40% (equivalent to the taxpayer marginal tax rate). True, rich investors benefit from this reduction as well but they have a better capacity to fund such loses. Therefore, the benefit of negative gearing goes directly to those less fortunate, who may not have the financial resources to carry higher losses if negative gearing is not allowed.
Whether property investment by a wider community should be actively encouraged through lowering barriers to entry is a topic for a separate debate however, the fact is that negative gearing benefits investors with lower incomes more than the rich. One could even risk a thesis that removal of negative gearing could be to a great advantage of the rich because the pool of potential property investors would be reduced. However, it does not necessarily equate to falling prices – rather, that investment properties would be concentrated in fewer hands over time. This and similar not totally impossible scenarios should be given a serious consideration and should be research in depth before drawing hasty conclusions.
Next page: Negative gearing and tax payments 
 
<hr class="system-pagebreak">
Fact two: Negative gearing alters timing of tax payments but not the overall amount of tax paid by investors and received by the tax office.
In case you wonder, yes you read it correctly – negative gearing is tax neutral for investors and the tax office. There is a very simple explanation for this. You often hear "negative gearing" and "tax saving" mentioned in one sentence so it is easy to jump to a conclusion that one equals the other. However, the reality is that there is “no tax saving” for property investors or “cost to taxpayers” if property is held over many years – through loss making years until it starts generating profit in the later years.
Let’s consider a couple of scenarios, mind you very simplified, for the purpose of explaining this concept:
<img src="https://www.urban.com.au/images/stories/2013/11/13/Table-one-nov-13.gif" alt="Table-one-nov-13" width="470" height="463">
In both scenarios, investor’s net after tax cash position at the end of year three equals $0 (then profit year after year from rent plus bonus from any capital gain - which is taxable on sale of the property). Similarly, net tax paid to the government is the same under both scenarios (ie. case one: -2.5+0+2.5=0; case two: 0+0+0=0). Thereafter, the same amount under both scenarios. The only thing that is different under each scenario is timing of tax payments. That is, under negative gearing scenario tax office takings are reduced by 2.5 in year one (as investor offsets loss against other income) then increased by 2.5 in year three. Under no negative gearing scenario, tax office will not receive any tax payments until year four.
The above example clearly demonstrates that negative gearing affects only cash flow of the investor and the tax office and not the overall amount of tax paid or received over time. It is simply because under the negative gearing scenario investors can claim rental losses against other income streams in early, loss making years but it also means they have to start paying tax on profits much earlier than would be the case under no negative gearing scenario, since there are no accumulated losses from previous years to claim against. Therefore, negative gearing is not a tax rort and it doesn’t mean that taxpayers “subsidise speculators”.
For the completeness of information, it has to be acknowledged that, under the negative gearing scenario, if marginal tax rate of an investor changes over time (that is, either increases due to career advancement or government increasing taxes, or decreases due to reduced income or government lowering taxes) there will be some discrepancy in the amounts of tax deductions claimed in the initial phase of the investment and tax paid in the future years. This simplified analysis also does not take into account the fact that “a thousand” dollars now is worth more than a thousand dollars in 10 years time. However, in aggregate, the differences will be relatively insignificant.
Another point worth mentioning is that there will be cases of investors liquidating their property holdings while still within the loss making period. This can happen for a variety of reasons but generally, there is no incentive for investors to "cash in" very often just to "save on tax" due to significant cost of transactions (buying and selling). There would have to be a very substantial capital appreciation of the property to cover from net sales proceeds all those expenses as well as net loses carried from previous years and capital gain tax. So, such cases are exceptions rather than the norm.
Next page: Looking at the financial benefit of negative gearing
 
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Fact 3: Financial benefit of negative gearing is minimal
As demonstrated in the previous section, negative gearing does not "save tax" for investors however, it is not to say that it does not deliver any tangible benefits. The primary benefit is that negative gearing reduces the amount of accumulated losses carried forward in the initial years of the investments.
Since there is a cost of carrying a loss from year to year (equal to interest payment on the cumulated amount), the financial benefit of negative gearing equals the value of savings in interest payments. That is, the cost that the investor does not have to incur. It will become obvious once we examine the following simple example:
<img src="https://www.urban.com.au/images/stories/2013/11/13/table-two-nov-13.gif" alt="table-two-nov-13" width="470" height="320">
In this hypothetical scenario we start with a property generating $10,000 loss in year one of the investment (a typical loss reported to ATO) and that loss reduces by $1,000 a year. Break even on this investment is achieved in year 11 and property generates surplus income in subsequent years (increasing by $1,000 a year).
The key point to note is that in this scenario accumulated loses (that is, the real cash that the investor has to outlay in addition to the initial purchase price to hold the property) peak at $55,000 under no negative gearing scenario and only at $35,750 under the negative gearing scenario. A difference of $19,250 - which equates to real cash saving in non-tax deductible interest payments of $13,475 over 21 years (assuming prevailing interest rate on cash of 5%). Higher interest rates over the period will increase the amount of saving but overall, the amount is relatively insignificant in relation to the original purchase price of the investment property.
This conclusion has far reaching implications. Firstly, since there is no tax saving and the true financial benefit is relatively insignificant, it puts in question a common assumption that negative gearing encourages investors to bid higher prices for properties purchased for investment purposes. True, there may be psychological factors (e.g. based on a false belief that "saving on tax" is possible) that encourage some investors to bid higher prices but nobody really knows how much it is, if at all – is it 1%, 5%, 10%? More studies on this issue are required but clearly, there is not much incentive for informed investors to pay against the odds for the property.
The second important implication is that negative gearing has in effect very little impact on the returns. If this fact was widely known by current property investors there should be no panic-selling of investment properties if, at some stage, negative gearing comes under the threat of removal. And, as the result, there should be no impact on rental prices in the short term either.
This article presented three important but mostly unknown facts about negative gearing. These facts challenge common wisdom. They clearly demonstrate that negative gearing is not a cost to taxpayers, that its impact on property prices is mostly negligible, that negative gearing benefits lower income earners more than the rich and that, if it is abolished, there is no reason for panic-selling of investment properties or altering the approach to property investment.
The intention here is not to judge whether negative gearing is good or bad, or whether it should or should not be retained, but rather to highlight that there is more to negative gearing than just what attention grabbing headlines may imply. We need more academic research into the issue and better education about the true implications of negative gearing so any further debates and decisions (personal as well as those concerning social and economic policies) can be based on facts and not merely on possibly well intended but rather misguided opinions.
 
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 Arek Drozda is an independent analyst who has worked in the public and private sectors for over 20 years in business development, data analysis and in building geographic information systems.
 
 
 
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Negative gearing: The three facts that will challenge your assumptions

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Sydneysiders will soon be able to shop for homewares and gadgets within an apartment setting at the new Longton Lifestyle Hub in George Street, after its launch last night, on George Street, at 6pm.
The Longton Lifestyle Hub will showcase exclusive homewares, giftwares, accessories, artworks and gadgets from both national and around the world designers.
Scale models and floorplans of Longton’s developments will also be showcased.
“Longton Lifestyle Hub is a holistic way of bringing beauty and innovation to the people of Sydney,” says Mark Dennis director of retail and branding at Longton.
“Our aim is to inspire people to surround themselves with beautiful and innovative objects that will enhance their lifestyle.
“We will also introduce them to technology that will make their lives more secure and give them more leisure time,” says Dennis.
Longton is known for developing innovative technology such as the iButler app for ordering goods and services and iCommunity, an electronic noticeboard displayed in the lobby of Longton’s The Uptown development with neighbourhood information and residents messages.
The chief executive officer of Longton Steven Yu says the company slogan, ‘No respect to status quo’, summed up its desire to be trendsetters in the local market.
“We strive to set trends, not follow them, so we create Australia’s most advanced apartment buildings.
“The last thing we want is to offer a similar style of development to the run-of-the-mill, so we search the world to source the best technology, services and homewares. If we can’t find what we want then we create it ourselves.
"Our clientele is astute, so we have to give them top quality appointments and finishes, which we do at excellent value,” says Yu.
Collections on showcase in the Longton Lifestyle Hub include Lunares from Mexico, Fink from Australia, Eclectic by Tom Dixon, Nasonmoretti from Italy and Utility and Utopia by Pia Wüstenberg, among others.
Longton’s $200 million <a target="_blank" href="https://www.propertyobserver.com.au/news/sydney-s-leafy-suburb-of-roseville-welcomes-technology-smart-the-uptown-development/2013100365492">The Uptown</a> development (pictured below) will feature 213 apartments across six buildings.
With interiors by Archer + Wright, apartment features include marble, broadloom carpet and wide-plank timber floorboards.
{yoogallery src=[images/stories/2013/10/04/rose]}
Each apartment comes with its own iPad to control features from the lighting to the cinematic quality 3D theatre and surround sound system.
The toilets in the apartments include technology features found in a bidet and have been manufactured by Toto in Japan.
The Uptown has a scheduled completion date of 2016.
Longton’s other Sydney developments include Futra and Avantra.
<a href="mailto:ntrotman@propertyobserver.com.au" target="_blank">ntrotman@propertyobserver.com.au</a>
Images are artist impressions.
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Buy your apartment and homewares in one transaction 

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Frasers Property Group’s latest release at its masterplanned residential community in Ryde is following in the successful footsteps of previous releases with over 50% of apartments sold at its weekend launch.
Designed by Cox Richardson architects, The Garden will be a boutique seven-storey building with 63 apartments.
Landscape designer Environmental Partnership has designed the adjoining garden from which the development was named after.
The garden will feature timber-terraced platforms, stone paving, a large water feature, pond and a waterfall.
“The Gardens are designed for everyone who’ll enjoy a daily dose of serenity,” says Frasers Property project director Warwick Dowler.
“We imagine these apartments appealing to young families, empty nesters and professional couples looking for a peaceful home with an easy commute to the CBD,” says Dowler.
Two-bedroom apartments are still available ranging in size from approximately 92 square metres to 150 square metres and ranging in price from $645,000 to $795,000.
Three-bedroom apartments range in price from $1.03 million to $1.155 million and range in size from approximately 142 square metres to 150 square metres in total.
All one-bedroom apartments have been sold.
The Gardens has a scheduled completion date for 2015.
“In the past few months, we have experienced record-breaking sales at Putney Hill,” says Dowler.
“We have brought forward the sale of The Gardens to cater to exceptional demand, and already received strong interest from eager buyers awaiting this next release,” says Dowler.
The <a href="https://www.propertyobserver.com.au/developments/jacara-apartment-putney-hill-sales-boosted-by-nsw-first-home-buyer-scheme/2013090364759" target="_blank">Jacara</a> development is two thirds sold and Palmera has secured over 90% in sales.
A community hall, childcare centre and medical centre are planned for the 13.9-hectare <a href="https://www.putneyhill.com.au/" target="_blank">Putney Hill</a> community on the cusp of Putney and Ryde.
<a target="_blank" href="mailto:ntrotman@propertyobserver.com.au">ntrotman@propertyobserver.com.au</a>
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Putney Hill releases The Gardens following buyer demand

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The conversion of the historic 1888 Beaumaris Hotel into 58 apartments has received the green light from VCAT after a three-year planning battle.
Located at 472 Beach Road, some 60% of the original building is to be restored, including the restoration of the Mansard roof and ornate verandahs.
Developed by Brighton developer Cieran Kayes and designed by architects Ten23, <a href="https://www.kayburton.com.au/property/472-beach-road-beaumaris" target="_blank">the development</a> will feature two- and three-bedroom apartments as well as a café and two shops.
Apartments range in size from 54 square metres to 218 square metres and range in price from $399,000 to $2.4 million.
The Beaumaris Conservation Society was opposed to the development, saying that 75 car spaces with an “unsightly and very busy CBD-style ramp on such a small site would introduce a highly urbanized ambience more appropriate to the Melbourne CBD.”
Some 27 residents also objected to the plans, mainly over traffic and density concerns and the Bayside Council knocked back the plans in March this year.
The hotel has undergone numerous name changes over the last century from The Hotel Beaumaris to The Beaumaris Pavillions and most recently, The Beaumaris.
The development will launch to the public on November 16.
The median apartment price in <a target="_blank" href="/news">Beaumaris</a> is $731,250, a 21.9% change in the past five years, according to RP Data.
ntrotman@propertyobserver.com.au
Images are artist impressions
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Historic Beaumaris Hotel conversion gets green light

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Australian property owners will soon be able to have their listings viewed by Chinese consumers, with REA Group revealing plans for a Chinese language property site myfun.com. 
The term “my fun” translates to “buy property” in mandarin and will feature realestate.com.au’s property listings in Mandarin, from new apartments to house and land packages.
REA Group managing director and chief executive officer Greg Ellis says Australia is experiencing unprecedented levels of demand from Chinese consumers in the residential, commercial and new development property markets.
“We wanted to create a customised user experience for Chinese consumers to ensure they could access relevant information in a format that would suit their property search requirements,” says Ellis.
“All property listings are provided in Mandarin and property enquiries will be directed to a Chinese-based myfun.com representative who will connect potential buyers to the property’s real estate agent.
“Myfun.com will provide agents the opportunity to reach a new and engaged segment of prospective buyers,” says Ellis.
Ellis says the new property site is likely to reduce the number of days on the market and will generate higher sale prices due to competition.
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Chinese buyers to have access to Australian property listings through new website

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A four-bedroom unit in The Allen Interest’s The Point development is this week’s most expensive sale, selling at its November 9 auction for $5.4 million, according to RP Data.
Located in Cremorne Point, the apartment is one of four and occupies an entire 350-square-metre floor.
The interiors include parquetry, Roman blinds, a sauna and gym, three bathrooms and a lift from the garage.
The property last traded in November 2000 for $4.2 million.
Neil Allen of The Allen Interests bought the site at 41 Cremorne Road around 18 years ago and built a luxury apartment complex designed by Peter Mayoh.
Each of the four apartments occupies an entire floor.
The property was sold through Donna Fischer and Richard Corbett of <a href="https://www.firstnationalns.com.au/buy-residential-real-estate/apartment-3-41-cremorne-road-cremorne-point-nsw-11120100031" target="_blank">First National North Sydney</a>.
The median apartment price in <a href="/news">Cremorne Point</a> is $905,000, a 28.8% change in the past five years, according to RP Data.
Most expensive sales:
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/3/41_cremorne_road_cremorne_point_nsw_2090/2003732" target="_blank">3/41 Cremorne Road, Cremorne Point, NSW, 2090</a>, four-bedroom unit, sold at auction on November 9 by First National North Sydney for $5.4 million 
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/21a_albany_road_toorak_vic_3142/16534212" target="_blank">21a Albany Road, Toorak, VIC, 3142,</a> three-bedroom house, sold at auction on November 9 by Kay &amp; Burton South Yarra for $4.55 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/13_weeroona_avenue_woollahra_nsw_2025/7743764" target="_blank">13 Weeroona Avenue, Woollahra, NSW, 2025</a>, four-bedroom house, sold prior to auction on November 6 by 1st City Hasemer &amp; Caldwell.Eyles for $3.7 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/401/20_alfred_street_south_milsons_point_nsw_2061/15445007" target="_blank">401/20 Alfred Street, Milsons Point, NSW, 2061,</a> three-bedroom unit, sold on November 6 by Milson Executive Milsons Point for $3.65 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/24_beatty_street_balgowlah_heights_nsw_2093/1229299" target="_blank">24 Beatty Street, Balgowlah Heights, NSW, 2093,</a> four-bedroom house, sold at auction on November 7 by L J Hooker Seaforth for $3.225 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/43_middle_harbour_road_lindfield_nsw_2070/3771265" target="_blank">43 Middle Harbour Road, Lindfield, NSW, 2070,</a> four-bedroom house, sold prior to auction on November 9 by Belle Property Killara for $3.16 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/3_rostill_court_toorak_vic_3142/13588432" target="_blank">3 Rostill Court, Toorak, VIC, 3142,</a> four-bedroom house, sold at auction on November 9 by Kay &amp; Burton South Yarra for $3.02 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/2_edward_street_woollahra_nsw_2025/7736827" target="_blank">2 Edward Street, Woollahra, NSW, 2025,</a> four-bedroom house, sold prior to auction on November 9 by GoodyerDonnelley Woollahra for $2.9 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/7_bromley_avenue_pymble_nsw_2073/5638919" target="_blank">7 Bromley Avenue, Pymble, NSW, 2073,</a> six-bedroom house, sold at auction on November 9 by Ray White Lindfield for $2.9 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/122_windsor_street_paddington_nsw_2021/5278137" target="_blank">122 Windsor Street, Paddington, NSW, 2021,</a> four-bedroom house, sold at auction on November 9 by Ballard Property for $2.8 million 
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Cremorne Point apartment sells for $5.4 million: RP Data

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The latest mixed-use development to hit Docklands - and possibly one of the last - is the 18-storey $100 million M Docklands designed by award-winning architects Elenberg Fraser.
Located at 677 La Trobe Street, M Docklands will feature 186 apartments, two floors of hotel accommodation and ground floor retail space.
Developed by Capital Alliance Investment Group, some 30% of apartments have sold pre-launch to a mix of investors and owner-occupiers.
Two penthouses have already been snapped up, with two top-floor penthouses still on offer from $1.65 million.
Buyers will be able to design their penthouse from scratch, with the developer footing all the design and consultation costs with Elenberg Fraser.
The four penthouses will have access to an exclusive rooftop terrace on level 19.
One-bedroom apartments range in size from 42 square metres to 52 squares and start from $355,000.
Two-bedroom apartments range in size from 62 square metres to 74 square metres and are priced from $490,000.
Residents will have access to resort style facilities in the Lacrosse development next door, including a pool and gym accessed via and undercover walkway.
Levels two to four of the development will include a 68-room apartment hotel known as Peppers Docklands Melbourne.
Mantra Group is to manage the five star hotel, choosing to operate under the group’s luxury Peppers brand.
“We are very particular about using the Peppers brand on the right property, and this development presents us with an excellent opportunity to secure a presence of appropriate scale and quality for Peppers in a prominent location and we are confident it will be embraced by both locals and visitors to Melbourne,” says Mantra Group chief executive officer Bob East.
The hotel will be part of stage two of the development and will be the first Peppers property in the Melbourne CBD but will accompany four properties in regional Victoria.
Mantra Group will manage an onsite restaurant, pool and gym, with residents of M Docklands having some access to the hotel’s facilities.
Construction on M Docklands is scheduled to commence in June 2014 and has an expected completion date of mid 2016.
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Elenberg Fraser-designed Docklands development to host first Peppers hotel

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We all know that holiday rentals are often in steep competition with each other and that it can be tricky to get tenants in, but some owners have let their creative flare lead the way. Here are some of the most unique (and strange) holiday accommodation ideas from around Australia. 
<a target="_blank" href="https://www.downtoerth.com.au/">Down to Erth Bed and Breakfast</a> is a self-contained underground apartment in Coober Pedy.
This kooky accommodation can host up to five people from $160 per night.
<img src="/images/stories/2013/11/12/4.jpg" width="470" height="313" alt="4">
Photo of Down to Erth Bed and Breakfast courtesy of <a href="https://www.wotif.com/hotels/down-to-erth-b-b" target="_blank">Wotif</a>
 
Or have you ever considered staying in a train carriage? <a target="_blank" href="https://www.laststop.com.au/Last_Stop/Welcome">The Last Stop Ambledown Brooke</a> self-contained train carriages are much more appealing than your average work commute.
Located in Canberra, each train carriage sleeps two guests and is priced from $180 a night.
 <img src="/images/stories/2013/11/12/5.jpg" width="470" height="300" alt="5">
Photo courtesy of Last Stop
 
Located in New South Wale’s Gundagai, Church House Bed and Breakfast offers accommodation in exactly that; a historic church.
Featuring three bedrooms, this historic church can sleep up to six people with rooms starting from $175 a night.
<a href="https://www.tripadvisor.com.au/LocationPhotos-g528959-d1757901-Church_House_B_B-Gundagai_New_South_Wales"><img alt="Photos of Church House B&amp;B, Gundagai" src="https://media-cdn.tripadvisor.com/media/photo-s/03/73/cf/05/front-of-church-house.jpg" width="470"></a>
<a href="https://www.tripadvisor.com.au/LocationPhotos-g528959-d1757901-Church_House_B_B-Gundagai_New_South_Wales"></a>Photo of <a href="https://www.tripadvisor.com.au/Hotel_Review-g528959-d1757901-Reviews-Church_House_B_B-Gundagai_New_South_Wales" target="_blank">Church House B&amp;B</a> is courtesy of TripAdvisor
 
Last but not least, you can accommodate your inner child with this fairytale-like cottage in Coonabarabran, known as <a href="https://www.barkalafarm.com.au/the-old-schoolhouse/" target="_blank">The Old Schoolhouse</a>. 
This octagonal cottage can sleep up to eight and is priced from $130 for two people.
<img src="/images/stories/2013/11/12/coonabarabran-nov-12-two.jpg" width="470" height="594" alt="coonabarabran-nov-12-two">
Photo of The Old Schoolhouse courtesy of Barkala Farm.
<img alt="rp-data-nov-13" height="237" width="403" src="/images/stories/2013/11/13/rp-data-nov-13.gif">
 
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Quirky holiday rentals from train carriages to underground hobbit-style

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Joel Robinson

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

[smartcode_project:default project_id=135546 project_image_fid=367096]

The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363509]

Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363515]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

[smartcode_project_cta:default project_id=135546]

Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Ceerose Founder Edward Doueihi told Apartments.com.au the developer’s long-standing presence in Leichhardt and the Inner West had given it a strong understanding of how the area has evolved and where its future opportunities lie.

“Ceerose has had a long-standing presence in Leichhardt and the Inner West, giving us a unique understanding of the area’s evolution and future potential,” Doueihi said.

“Having delivered projects throughout the region, we have witnessed the suburb’s transformation first-hand and understand the opportunities for its continued growth.”

Doueihi said that understanding also informed the planning process, with a comprehensive Stakeholder Engagement Outcomes Report prepared before the application was lodged.

The report identified the key issues and concerns raised by neighbouring residents and other stakeholders, allowing those matters to be considered and incorporated into the design where appropriate.

He said the delivery of additional housing would also play an important role in supporting the revitalisation of Norton Street and the Italian Forum.

“By increasing the local residential population, the development is expected to strengthen demand for local businesses, encourage further investment, and help restore the vibrancy that made the precinct a thriving destination in the early 2000s.”

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Doueihi founded Ceerose in 1998 and has grown the business to become one of Sydney's more active apartment developers in recent years, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

Nicola Trotman

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