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Once you have made the decision to sell your property, the next step is to determine whether you wish to hire a real estate agent to act on your behalf. An increasing number of sellers are choosing to go the ‘DIY’ route, also known as ‘for sale by owner’.
Both approaches have merits and require careful consideration. Regardless of which approach you choose, there are common pitfalls for all property sellers.
1. Hiring the wrong agent
One of the most critical decisions early in the process is the selection of agent (if you choose to have one). Not selecting the right agent can significantly affect the outcome of the sale.
Be careful not to select an agent based on commission alone. Afterall, the cheapest agent is the one who can get you the highest net selling price.
Sellers should also be wary of selecting an agent based on an inflated appraisal of the property. This practice is commonly known in the industry as ‘buying a listing’. Another common mistake sellers make is to select an agent who is out-of-area, usually due to a personal relationship or recommendation. Property markets vary greatly and out-of-area agents often lack local knowledge and the ability to interpret market nuances.
Look for an experienced agent who has a proven track record of selling properties in your neighbourhood. Ask for and personally verify references from past clients. Find out how many listings the agent will have in addition to yours and who will be present for the open inspections.
You must pick a selling agent you can trust and can communicate openly with. They are your representative and should work in your best interest at all times. If you don’t trust your agent, any negotiation with a buyer will be a three-way one and won’t lead to an optimal outcome.
2. Unrealistic price expectations
All properties can be sold. It is just a matter of price. Too often, sellers are fixated on a target price based on the net proceeds. This pricing strategy often leads to an overly ambitious price expectations. While a seller can have whatever asking price they want, buyers reserve the right to disagree. At the end of the day, the market value for a property comes down to what the buyer is willing and able to pay today – not yesterday and not tomorrow.
3. Not understanding your rights and obligations as a vendor
It is important that all sellers are educated about their rights as well as their obligations as vendors. Be thorough in reading the fine print in legal documents (such as the Agency Agreement) and don’t hesitate to seek advice from the Office of Fair Trading, or your legal representative if necessary.
4. Not selecting the appropriate method of sale
There are two main methods of sale: private treaty or auction. All sellers will have to make a decision on whether to put a sticker price on the property and sell it via private treaty or take the property to auction. Both methods have pros and cons and neither are foolproof. Much depends on the prevailing market dynamics, which may favour auction in a sellers’ market and private treaty during a buyers’ market, for example. Whether you choose to sell by private treaty or Auction also depends on the type of property being sold. Agents often have a preference for one method of sale over another and sellers should discuss both options with the appointed agent. At the end of the day, sellers need to make an informed choice and be comfortable with the chosen method of sale.
5. Not doing own research and homework
At every step of the process, sellers need to invest time and effort to do their own research. Prior to selecting an agent, go around to nearby open inspections and auctions and see how the agents conduct themselves. Interview at least three agents and be strategic with the questions you ask them. Throughout the selling process, attend as many open inspections and auctions as possible in your neighbourhood. This will help you to get timely first-hand information on market sentiment as well as enable you to analyse competing properties.
6. Not taking presentation seriously enough
When you are selling a property, you are not merely selling bricks and mortar. You are also selling a dream. Therefore, the property needs to be presented in such a way as to appeal to the targeted buyers (be they owner-occupiers or investors). While staging or styling is increasingly common and can be very effective, it is still possible to present a property nicely without a substantial budget. Some of the best return-on-investment can come from de-cluttering, mowing the lawn, improving the curb appeal of the property, painting, etc. Investing in strategic cosmetic fixes can also be rewarding. Be careful, though, not to over-capitalise on any pre-sale renovation.
7. Poor marketing
You can't sell a property if nobody knows about it. Marketing (of which advertising is one key component) is essential to getting people through the door and needs to be managed strategically according to your budget. The amount of money spent on advertising can often be indicative of how motivated the vendor is to sell. The more a vendor spends out-of-pocket on advertising, the more invested they are in the selling process.
Due to the costs, vendor-paid advertising can be a controversial issue as some sellers feel they are paying to promote the branding of the agent/agency. As advertising outcome can also be difficult to track accurately, many sellers are not convinced of the return on investment. The good news is that more and more people are searching for properties online and internet advertising is a cost-effective option.
Irrespective of whether you have a mansion, a unit, a renovator’s delight or just a piece of land, invest in professional photography to make sure your asset is shown in the best light.
8. Getting too emotional and not listening to market feedback
Every home owner thinks their property is better than their neighbours’. Sometimes the emotional attachment to the property can cloud your judgement as a seller and prevent you from listening to genuine market feedback. A property ceases to be a ‘home’ and becomes a commodity as soon as it is placed in the marketplace. It needs to be marketed as a commodity and priced relative to competing properties to be attractive to buyers.
While it is not possible to be entirely objective, sellers need to try to take a step back and assess their situation in a business-like manner and take into account opportunity costs involved with a drawn-out sale. Time is money and there can be significant costs if a property lingers on the market.
9. Not timing the sale
Many sellers want to sell their property when it is looking its best. Hence spring and summer often see more listings than winter. However, timing the sale is not just about picking the nicest season. Sellers also need to consider the level of competition for their property at any given time. Keep in mind that in peak selling periods, your agent is likely to have more listings to look after and may not be able to focus 100% on your property.
10. Not having a Plan B
Sellers are optimists and often make the mistake of not having a Plan B. Make sure you know what your options are if your property does not sell. Having a Plan B is all about control and can prevent you from getting too emotional and from making knee-jerk decisions.
Oliver J. Stier is the director of <a title="OH Property Group" target="_blank" href="https://www.ohpropertygroup.com/">OH Property Group</a>. In addition to being a licensed real estate agent, he is also a chartered financial analyst. You can follow Oliver on Twitter at <a target="_blank" href="https://www.twitter.com/ohproperty">www.twitter.com/ohproperty</a>.
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oliverstier-Cu9aF99VRm

Top 10 mistakes property sellers make

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Despite all the good intention, many buyers often make crucial and costly mistakes when buying a property. Based on years of experience as a buyers’ agent, the following are the top 10 mistakes that I see property buyers make on a regular basis, irrespective of whether it is a buyers’ or sellers’ market.

1. Not enough research

Buyers need to do their homework. Unless you have physically inspected 50-100 properties in the target area, you will not be able to accurately gauge what is a “good price”’. Merely browsing through photos and floor plans on the Internet is simply not sufficient and cannot compare with a physical walk-through. Likewise, many buyers rely heavily on data and statistics, which tend to be historical in nature. The only way to accurately gauge the market sentiment at any given point in time is to see as many properties and attend as many Auctions as you can. No report you buy can be a substitute for this legwork.

2. Too much research 

For most people, a property is the single largest purchase and investment they will ever make in their lifetime. So it is understandable that you would want to be as thorough in your research as possible. However, if the research takes too long, you could well miss some really good buying opportunities and end up chasing a market that no longer exists.

3. Spread too thin

It is important to condense the search process to a specific geographical area and time frame. Otherwise you could end up searching across 10 different suburbs over a 12- to 18-month period – which would give you neither an accurate nor reliable picture of the market.

4. Lack of confidence

Some buyers are paralysed by the fear of making such a large purchase decision that they end up not being able to commit to any property. For most buyers, there is also an element of “fear of missing out”, which is driven by the fear that something better may be out there. This fear of making a mistake is a reflection of a lack of confidence, and renders buyers unable to analyse all the information they have gathered in a decisive manner.

5. Not seeing the big picture

With more and more properties being styled for sale, it is easy to fall for the presentation rather than the product being sold. Buyers need to pay attention to details and focus on the important but less glamorous things such as where the sewer is located, whether there are any easements, whether the property is in bushfire- or flood-prone land, the zoning of the property, whether there are any planned developments in the area, etc. Likewise, many buyers get fixated on small issues that are easily fixed instead of looking at the big picture. Focus on the things which cannot be changed (such as the location, position, aspect, etc.) and not on cosmetic flaws (such as an old kitchen or bathroom).

6. Comparing apples and oranges

No two properties are ever alike. At the most basic level, property value is determined by the size of the property (land size and number of bedrooms, etc.) But beyond this, there are so many variables that can even cause two properties with same land size on the same street to vary greatly in price. For example, even-numbered houses on one particular street may be worth more than similar houses on the same street that are odd-numbered. The reason could be that one side of the street may be the high side or may fall into a highly sought-after school catchment. One side of the street may have the highly desired north-facing backyards whereas the houses on the opposite side have south-facing backyards. Or one side may be in bushfire-prone land but the other side is not.

Since most buyers cast a wide net when searching for their dream property, many do end up making the mistake of comparing apples with oranges. This typically happens when buyers compare properties in adjacent or neighbouring suburbs without taking into proper account the subtle differences in demand vs. supply, capital growth and rental potential etc.

7. Not having a good auction strategy

It is always surprising how many buyers show up to an auction with either poor or no strategy at all. Just knowing what your maximum limit is going to be is not sufficient as a strategy. Among others, you will need to have a strategy for dealing with other bidders, the auctioneer, as well as the selling agent who will no doubt be there to put the pressure on. There is no single “ideal” auction strategy. Every auction is different and requires a different approach depending on who the players are on the day and whether the auction will be in-room or on-site. Buyers should not be bidding at an auction unless they have attended and watched at least 15-20 other auctions (both in-room and on-site) to see the myriad of ways it can unfold.

8. Overly focused on getting a bargain

It is always better to pay a fair price for a premium property than to get a bargain for a sub-par property. In the current buyers’ market, too many buyers are focused on getting a bargain rather than on securing the best property possible within their budget. It is not uncommon for a buyers’ ego to get in the way of securing a great property! Holding out on that $5,000 to $10,000 may end up costing you a terrific property that will generate much more return in the long run than any savings you might make in the purchase price.

9. Not asking for help

The most dangerous property buyers are the ones who think they know it all and do not seek appropriate advice. An example would be bidding at an auction. One single mis-bid could cost you much more than the fee to hire a professional to bid on your behalf.

10. Herd mentality

Property buyers are generally cautious about acting when no one else is. At auctions, there is often silence as the auctioneer tries to coax the first bid. It is only when others start bidding that some buyers feel confident enough to join in. Likewise, many buyers are hesitant to submit offers until the selling agent puts the pressure on by saying that there are other interested parties. Savvy buyers are accurately educated, confident, decisive, able to see the big picture and do not subscribe to the herd mentality which is holding back many buyers.

Oliver J. Stier is the director of <a href="https://www.ohpropertygroup.com/" title="OH Property Group" target="_blank" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">OH Property Group</a>. In addition to being a licensed real estate agent, Oliver is also a chartered financial analyst. You can follow Oliver on Twitter at <a target="_blank" href="https://www.twitter.com/ohproperty" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">www.twitter.com/ohproperty</a>.
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Top 10 mistakes buyers make

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Properties are still selling. It just takes longer, and more are selling prior to or post auction. Sellers with sensible offers prior are more willing to accept them, and buyers are less willing to bid up at auction (and will often negotiate to closure post auction).

The property market has weakened in 2011, with RP Data figures showing a quarterly decline of 2.2% nationally for the March quarter. For Sydney we registered a decline of 1.1%. More specifically, Sydney auction clearance rates have hovered around the 52% to 58% mark in the past few months.

Understandably, many opportunistic buyers are making lowball offers, citing declining market conditions. Vendors who need to sell may choose to accept below-market prices, thereby negatively affecting the prices of neighbouring properties. However, vendors who are able to wait will either hold out for a higher offer or simply take their property off the market. Not surprisingly, the time-on-market for properties right now is longer than a year ago. Many selling agents are now also advising their vendors to sell by private treaty rather than auction.

The data may seem ominous, but is in my opinion a necessary consolidation on the above-average (and unsustainable) gains of 2010. It comes at the same time that Australia has experienced its biggest quarterly contraction since the early 1990s recession, with gross domestic product (GDP) falling 1.2% in the March quarter. This macro data can be attributed largely to the flood impact on Queensland, and it is believed by many that the data indicates it should be a one-off fall in GDP.

So property markets are down in line with GDP, which is expected to rebound shortly. I would expect the same of the property market. Keep in mind also that winter also tends to be a slower season for the property market. As the weather warms up, property action also tends to follow.

Rental yields are now rising (largely due to undersupply of housing). Sydney’s gross rental yield for units is now 5.01% (2.3% quarter-on-quarter growth) and houses 4.38% (2.7% quarter-on-quarter growth) according to March 2011 APM data. We can expect this to continue, and it will bring more investors into the market as the negative cashflow burden (net carrying cost) on property investment lessens.
 While I do not expect on average 10+% capital returns to property ownership over the medium term, I think we can count on a more moderate 6% to 8%, which can be added on top of rental yields of 1% to 2% higher than they have been in the recent past. The cash rate at 4.75% has not been raised by the RBA since November 2010, and recent GDP figures are likely to postpone any rise for a bit longer. This combined return on property investment will be attractive to leveraged property investors and will no doubt pull them back into the market. As a reflection of this, the level of inquiry we have received from investors has increased considerably in recent months.
Despite media reports, what we are experiencing right now is far from a crisis. The only crisis I am seeing is a crisis of confidence as buyers are more risk-averse than before. The herd mentality of buyers also means that many are hesitant to make a move for fear of buying during a downturn (no matter how mild). Many buyers therefore choose to simply sit on the sideline and watch what unfolds. Unfortunately, by the time the market does bounce back, it may well be too late for many buyers, who would have missed out on some genuinely good opportunities.

In a changing market, it is important to stay rational. For example, there have been several news articles on homes that have been heavily discounted (some by nearly $1 million, apparently). One might interpret this as the market going into a total collapse. But a more likely reason behind such heavy discounting is that the property was seriously over-priced to begin with.

Ultimately, if you believe in Australia’s fundamentals, then the current property consolidation phase should be taken as a positive. Nobody likes a bubble that bursts. It is better that we have a pause now and robust growth in the future.



Oliver J. Stier is the director of <a href="https://www.ohpropertygroup.com/" title="OH Property Group" target="_blank">OH Property Group</a>. In addition to being a licensed real estate agent, Oliver is also a chartered financial analyst. You can follow Oliver on Twitter at <a target="_blank" href="https://www.twitter.com/ohproperty">www.twitter.com/ohproperty</a>.
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The market is not falling, it is correcting

Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

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[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<a href="https://www.apartments.com.au/developers/hg-developments">HG Developments</a> is doubling down on Maud Street in Newstead, filing plans for a new apartment tower just a few doors down from its under-construction Aire Newstead development.

Recently submitted to Brisbane City Council, the proposal is for an 18-storey building designed by bureau^proberts, which has drawn heavily on Brisbane's subtropical design principles while referencing the suburb's industrial heritage.

A total of 64 apartments are planned for the amalgamated 1,518 sqm site at <a href="https://www.apartments.com.au/new-apartments/17-21-maud-street-newstead-qld-4006">17–21 Maud Street</a>, a short walk from the Brisbane River and Newstead Riverwalk.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="a400c7fd-bd15-48f8-a63b-10ede92efe00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20bldg.png?VersionId=.0vPmjpbC7CNP7kqGWa6L7rGIwsNExaw" />

"The building is defined by a series of vaulted motifs that reinterpret the arches, colonnades and layered facades evident throughout Newstead's historic built fabric," the Urban Design Report states.

"Combined with recessed glazing and generous balconies, these elements create a layered building envelope that provides shade, weather protection and opportunities for natural ventilation whilst establishing a distinctive architectural identity."

The proposal comprises 64 two, three and four-bedroom apartments across 18 residential levels, positioning it alongside a growing number of taller residential projects transforming Newstead's northern precinct. The tower incorporates extensive subtropical landscaping, with cascading planter boxes, deep planting at street level and a landscaped rooftop recreation area.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="1d8140f4-8b98-45cd-b1b8-1efe8c8e266b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20podium.png?VersionId=VAZtbCoD44YCJ57N99fQCAKeSJx7ldZs" />

Bureau Proberts has prioritised passive environmental design throughout the project, with generous balconies, recessed glazing and operable façades helping reduce solar heat gain while maximising natural ventilation. River views become available from the upper levels, while the building has been orientated to capture prevailing breezes from both the Brisbane River and the west.

The architects say landscape is intended to be integral to the building rather than an applied element.

"Vertical greenery, cascading planter boxes and elevated gardens are woven throughout the architecture, softening the built form and strengthening the connection between residents and the subtropical environment."

"Through the integration of landscape, high-quality materials and passive design principles, the development delivers a refined residential address that celebrates Newstead's heritage character while contributing positively to Brisbane's evolving subtropical identity."

Newstead has remained one of Brisbane's most active apartment markets in recent years, with a number of developers continuing to back the inner-city suburb.

HG Developments is currently delivering the 40-apartment Aire Newstead at 25 Maud Street. Fortis recently launched the 65-apartment <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> on Kyabra Street, while builder-developer BPG and Don O'Rorke's Consolidated Properties are both expected to launch their respective Newstead projects before the end of the year.

HG Developments doubles down in Newstead with second Maud Street apartment development

Walk past a new apartment development promoting its sustainability credentials and it's easy to picture rooftop gardens, mature trees, landscaped courtyards and residents surrounded by nature.

But in many cases, that's not actually what those sustainability ratings guarantee.

Australia's leading environmental rating tools have played a significant role in improving the energy efficiency and environmental performance of buildings. Yet despite their focus on reducing emissions, many don't require developers to include trees, biodiversity or meaningful green space.

In other words, a building can achieve one of the country's highest sustainability ratings while containing little more than concrete, glass and hard landscaping.

That disconnect has led to the emergence of a new movement across Australia's property industry: nature-based cities.

The concept goes beyond designing buildings that consume less energy. Instead, it encourages developers to treat nature as essential infrastructure, integrating biodiversity, tree canopy, living landscapes and green spaces into projects from the earliest stages of planning.

Research has consistently linked access to nature with better physical and mental health, cooler neighbourhoods, improved biodiversity, stronger climate resilience and more connected communities. As Australia's cities continue to become denser, advocates say those outcomes should be considered just as important as energy efficiency.

Nature Based Cities (NBC) was established in 2022 to help accelerate that shift.

Founded by Hamton Executive Chairman Paul Hameister OAM, the not-for-profit was created after research highlighted a significant gap in Australia's sustainability framework. While existing environmental rating tools rewarded energy performance and emissions reductions, they placed little emphasis on the inclusion of living landscapes.

"We've always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren't there," Hameister says.

"In Australia, you can have a five-green-star rated building that's concrete and glass with not a blade of grass.

"The focus is on reducing emissions, which is laudable, but there hasn't been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities."

Since its launch, NBC has developed independent design guidelines and accreditation frameworks that encourage developers to prioritise ecology, biodiversity, tree canopy, walkability and living landscapes alongside traditional sustainability measures. The organisation first focused on medium and high-density residential developments before recently expanding into precinct-scale communities and masterplanned neighbourhoods.

Jan Talacko, founder of sustainability consultancy Ark Resources and a member of the Nature Based Cities Advisory Council, says the initiative addresses an area that has largely been overlooked by the property industry.

"Throughout my 25 years of working collaboratively with all stakeholders in the property sector, I've always favoured a pragmatic approach to sustainable design which encourages initiatives that not only meet environmental expectations but also improve amenity," Talacko says.

"Whilst we are making steady progress in relation to energy and carbon emissions from buildings, there has been much less emphasis on encouraging biodiversity and tackling the urban heat island effect.

"The Nature Based Cities initiative responds to a gap in the suite of tools currently used by the property development sector, which don't provide sufficient incentive, or recognition, for the integration of landscaping and greenery."

For apartment buyers, the shift is also changing the questions worth asking.

Rather than assuming a sustainable building will naturally include abundant green space, buyers are increasingly being encouraged to look beyond environmental ratings and ask what nature is actually being delivered. How much tree canopy will the development create? Has biodiversity been considered? Are landscaped spaces designed for people as well as appearance?

As Australia's cities continue to grow upwards and outwards, the next generation of sustainability may not simply be measured by lower emissions, but by how successfully developments bring nature back into everyday urban life.

Oliver Stier

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