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With the amount of popularity renovation shows multiplying over the last decade, many people now chose to go down the DIY path to spruce up their homes and investments.
Last year the value of alterations and additions to residential buildings was estimated to be over $500 million, according to the Australian Bureau of Statistics.
All up, investors are claiming $25 billion worth of rental reductions every year.
With the help of Tyron Hyde and his book, <a href="https://www.claim-it.com.au/" target="_blank">Claim It! A Property Investor’s and Developers Guide to Depreciation</a>, Property Observer takes a look at 10 depreciation considerations for every renovator.
<img src="/images/2014/07/04/yellow-one.jpg" alt="" style="float: left;">What you are claiming?
Around June every year the Australian Taxation Office (ATO) issues a warning to property investors to be careful about what they claim. Their major warning is aimed at people who are claiming repairs. Investors often claim repairs that are illegitimate. Things such as renovations or replacing broken features are not repairs; rather they are capital improvements, something that an investor cannot claim. This can be a gray area and can get quite confusing.
Consider these questions before deciding whether you can claim the work as a repair or whether you need to depreciate the work over time:
<ul>
<li>Was the work related to the wear and tear of the property while it was an income producing asset for you?</li>
<li>Were the repairs carried out when you initially brought the property? If so, these are defined as ‘initial repairs’ and cannot be claimed as an outright deduction.</li>
<li>Did you replace a whole item in its entirety? If so this is not a repair</li>
<li>Did you improve the material when you carried out the work? If so, this is called a capital improvement, not a repair, and is to be depreciated. </li>
</ul>
Source: Tyron Hyde, Claim It!
<img src="/images/2014/07/04/yellow-two.jpg" alt="" style="float: left;">There is more to making a profit than just a good renovation
One of the major mistakes investors make is having a mindset of: “The faster the completion, the sooner the returns”. Although in some cases this is true, at other times investors are so fixated on improving their properties that they miss out on gains that they could have been getting even while they are still planning out their renovations.
The point is to always be on the lookout for things that can turn a profit.
<img src="/images/2014/07/04/yellow-three.jpg" alt="" style="float: left;">What are you getting rid of?
Throwing away items that can later be claimed as depreciation assets is a mistake that investors commonly make. When renovating a property, its old unusable features (e.g. an old dishwasher) can still be claimed as a tax deduction. In the situation where the item cannot be recovered after being thrown out, with photographic proof and the help of a quantity surveyor it can still result in you gaining some return on the item.
It is important to note that the property must have been earning income for some time before the purchase was made in order to claim any residual or scrapping value. 
<img src="/images/2014/07/04/yellow-four.jpg" alt="" style="float: left;">Identify the values of your items
The values of old items in your property are the basis of the tax deductions you can get at the end of the first year of ownership. Without these values no tax deduction can initially be calculated.
So before throwing away old items in your income producing property identify the original values of these items by holding an inspection with a quantity surveyor.
<img src="/images/2014/07/04/yellow-five.jpg" alt="" style="float: left;">Finishing a depreciation schedule in time
The depreciation schedule you get on your property before renovation starts backs up your depreciation claims on old assets. It doesn’t back up any new assets put in once the house has been renovated. In order to claim these new assets a new depreciation schedule must be conducted before renovation finishes.
Article continues on the next page. Please click below.
 
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<img src="/images/2014/07/04/yellow-six.jpg" alt="" style="float: left;">Know what can be written off
Once renovations have been completed many investors think they can start writing off any newly installed assets, but this is not the case. A new item has to depreciate over its useful lifetime or the time frame specified for that item to last, before it needs replacing. As mentioned earlier you can run into many problems with the ATO when trying to claim something that is not a repair.  
<img src="/images/2014/07/04/yellow-seven.jpg" alt="" style="float: left;">Items you can’t depreciate
Although we can claim the depreciation of a property investment as a tax deduction not all construction costs are eligible to be claimed.
Here are some of the things that don’t qualify:
<ul>
<li>Demolition costs</li>
<li>Site clearing- It is important to note that excavating the site for a basement can be claimed as that’s considered part of the new basement </li>
<li>Landscaping- Landscaping elements such as retaining walls and concrete elements can be claimed. Plants don’t qualify- If it grows, you can’t claim it.</li>
<li>Developers profit</li>
</ul>
Source: Tyron Hyde, Claim It!
<img src="/images/2014/07/04/yellow-eight.jpg" alt="" style="float: left;">Depreciation on older properties
For properties built before July 1985 you cannot claim any building depreciations. But if a property built before this time is then later renovated you can, in most instances claim depreciation on the renovation. As long as the renovation took place after 1985, you are entitled to depreciate them.
A renovation on an older property that includes carpets, new blinds, a new bathroom and a new kitchen could cost up to $25,000. These assets can have big depreciation returns because the items being replaced have a relatively low effective life, this is the reason they needed replacing in the first place. Depreciation benefits like this can be up to $5,000 to $7,000 in just one year.  
Source: Tyron Hyde, Claim It!
<img src="/images/2014/07/04/yellow-nine.jpg" alt="" style="float: left;">Factors that the ATO use to categorise items under building or plant allowance
You can choose the effective lifetime or depreciation rate of an item that comes under the plant allowance. But for items that come under the building allowance category they must be claimed at 2.5 percent per annum. By knowing how the ATO choose what assets go into what category you can get a better understanding of what claims you can get on your assets.
The ATO determines which items go into each category based on factors such as:
<ul>
<li>The degree of affixation to the property</li>
<li>The physical life of the asset</li>
<li>Manufacturing specifications</li>
<li>Industry standards</li>
<li>The level of repairs by users of the asset</li>
<li>If the asset is leased</li>
</ul>
Source: Tyron Hyde, Claim It!
<img src="/images/2014/07/04/yellow-ten.jpg" alt="" style="float: left;">The Tax Commissioner believes the “manufacturing life” doesn’t necessarily equal the effective life
This is important to consider because the Tax Commissioner determines many assets to last for 40 years when they might not necessarily last that long.
Here is a list of items that the Tax Commissioner believes will last for 40 years but most likely won’t:
<ul>
<li>Kitchen cupboards</li>
<li>Light fittings</li>
<li>Shower Screens</li>
<li>Taps</li>
<li>Vanities</li>
<li>Floor and wall tilings in wet areas</li>
<li>Wet areas ceilings</li>
<li>Painting</li>
</ul>
Source: Tyron Hyde, Claim It!
What the tax commissioner fails to understand is that not only do some of these items fail to be effective for 40 years but also, in many cases these items need to be updated for style reasons as investors need modern assets to attract new tenants. 
It’s good to know what you’re entitled to and if you don’t find someone who does who can help you.  
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About to renovate? The 10 depreciation considerations for every investor

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A retail store in Sydney’s newest economic precinct, The Quay, has been sold for $2.95 million to a Hong Kong investor.
Shop 7, at 61 to 79 Quay Street is 82 square metres and is located near Central Station, Darling Harbour and Chinatown. It is currently being leased by the Chinese noodle bar- Two Sticks, on a new five year lease with two five year options. Two Sticks became popular in Sydney after opening a store in George Street earlier in the year.
The space will receive $180,000 per annum in gross rental income and comes with a fixed four percent annual increase. 
The property was sold by Andy Hu of Knight Frank, on behalf of Connoisseur Investment. Hu said properties such as these are rarely put on the market.
"We have seen a large number of offshore investors especially from Hong Kong, actively searching for quality prime strata retail investment opportunities and the investment yield has tightened further due to limited supply on the market," Hu says. 
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Hong Kong investor snaps up retail store in Sydney's The Quay

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Colliers International is selling a 285 square metre floor space on the corner of Exhibition Street and Flinders Lane and expects prices upward of $2.2 million.
The property is on level 11, 41 Exhibition Street in one of the cities newly designed buildings, located in the Paris end of Melbourne’s CBD.
It is within walking distance of Parliament Station and Flinders Street Station and also has several public car parks within a close distance.
Colliers International says that it is a 5 Star Green Star building and the first carbon neutral commercial building in Melbourne.   
The floor is being sold by International Colliers’ Jeremy Gruzewski, National Director Metro Sales, Daniel Wolman, Senior Executive Melbourne City Sales and Oliver Hay, Executive Melbourne City Sales.
They are currently offering the sale via expressions of interest closing 3 December.
<img src="/images/2014/11/19/41X%20Hero%20-%20Mark%20Up%20no%20number.jpg" alt="">
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Melbourne CBD office floor tipped to fetch $2.2 million plus

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Confusion with capital works is costing tenants and landlords thousands of dollars on legal fees that can easily be avoided, according to Opteon Property Group.
Confusion often comes after a rent review, especially if a tenant has made changes to the property, such as installing a lift or painting the outside of the building. When a rent review is conducted these new capital works are taken into account and rent can therefore rise.
“Even though landlords are obligated to undertake capital works on a tenant’s behalf, tenants often decide to undertake capital work themselves, and it is this scenario that disputations can arise,” says David Tunbridge, head of Opteon Victoria Hospitality Department. 
According to the Retail Leases Act (2003) the landlord is responsible to undertake any capital works, which are classified as structural works that will end up becoming the property of the landlord after the lease expires, should they be required. However, a tenant’s responsibility to add features to the property only covers things such as installing air conditioners and sometimes kitchen and bathroom amenities.
Tunbridge recently made a property valuation where the landlord leased a former church building with the intention of converting it into a restaurant.
“The prospective tenant has committed to a lease and will be undertaking a significant internal fit out, as well as making substantial capital works to the premises,” he said.
“The lease provides for an initial one-year term together with three further terms of five years with a market rent review to apply at the commencement of each further option term.
“In this instance we can see that clearly the tenant is exposed, as the capital works will need to be assessed in determining the market rent should the tenant exercise its option to renew the lease.
“If the tenant’s business fails, and the tenant vacates after the initial one year term, then the landlord stands to make significant gains by receiving an improved and upgraded building.
“Alternatively if the tenant renews the lease for a further 5 years, then the market rent will be increased to reflect the works undertaken by the tenant as there is nothing written in the lease to the contrary.
“This is an unfortunate situation whereby only one side can benefit and is clearly unfair to the tenant.”
However, Tunbridge believes there is a simple solution to this problem. If capital works are going to be undertaken by a tenant, he believes that a written agreement between tenant and landlord would give both parties an understanding of what capital works will do to the rent value come rent review time.
“If both parties meet, talk and agree on how best to share the cost of capital works before they are undertaken, it can be a win-win for both sides,” he said.
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Capital works confusion costing tenants and landlords

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Real estate group Raine and Horne have raised more than $21,000 towards cancer awareness and research throughout 2014, donating portions of their fees for every house sold in South Australia to the Cancer Council South Australia.
Over the third quarter of this year alone they have raised $7,000. 
But it’s not only cash that the group has donated. Raine and Horne’s 150 current South Australians employees have also devoted hours of their own time to vital Cancer Council initiatives such as the Be SunSmart crusade, Bowel Cancer Screening and Cancer Help Line (13 11 20).   
According to Cancer Council Australia, one in two men and one in three women will be diagnosed with cancer before they turn 85.  
“Every day, 25 South Australians are diagnosed with cancer and these funds will ensure that we can continue to support ongoing research,” says Cancer Council SA Chief Executive, Professor Brendan Wilson. 
One of the biggest advocates for these contributions is Gary Dawe, Co-Principal of Raine and Horne Meadows and Raine and Horne Strathalbyn.
“My father was diagnosed with bowel cancer in his 50s and prostate cancer in his 60s” says Dawe.
After witnessing his father’s battle with cancer and the support he got from the Cancer Council, Dawe has provided a lot of support by helping organise the annual Meadows Country Fair, which financially supports Cancer Council SA.
“He was able to recover from both cancers, although prostate cancer eventually caught up with him – he made it into his 80s and the support of the Cancer Council SA was fantastic,” Dawe said.
Michael McDonald, CEO, Raine and Horne South Australia, says they are contributing to numerous types of cancer research and awareness programs.
“As a primary sponsor of Cancer Council SA, and its Community Action Van, we are committing much more than cash – and have mobilised the substantial resources of our 26 offices in South Australia in support of major events such as Daffodil Day, Girls Night In, Pink Ribbon Day, Biggest Morning Tea and Relay for Life in 2014,” says McDonald.
The Cancer Council’s and Raine and Horne’s partnership started in 2008 and continues to raise money for the research and awareness of cancer throughout South Australia.
“It remains so important that we contribute to raise awareness that through healthy eating, being SunSmart, remaining active and not smoking, people can reduce their risk of cancer,” said Wilson. 
Raine and Horne will continue with their donations in a ‘long-term’ partnership which will see thousands more dollars go towards cancer support.
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Raine and Horne are selling houses to help fight cancer

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Vermont South is located in the outer eastern suburbs of Melbourne, 34 minutes’ drive from the CBD.
It is surrounded by <a href="/news">Glen Waverley</a>,<a href="/news"> Wantirna South</a> and <a href="/news">Burwood East</a> and has a population of 11,972 people, according to the Australian Bureau of Statistics.
In 2005, tram route 75 was extended to the Vermont South Shopping Centre, connecting Vermont South to Melbourne’s inner suburbs and the city. There is also a bus transit link which travels to Knox City Shopping Centre.
Vermont South is home to Emmaus College (year seven to 10 campus), Vermont South Special School and primary schools; Weeden Heights and Holy Saviour. The hub of the suburb is the Vermont South Shopping Centre which includes several restaurants and a Coles Supermarket. It is also within five kilometres of major shopping centres; Knox City and The Glen. 
The suburb is also home to 20 parks, covering nearly a third of the suburb.
A famous Vermont South landmark is Pin Oak Court (pictured above), the filming location for ‘Ramsay Street’ from the television show, Neighbours.
RP Data shows that Vermont South’s current median house price is $791,500. This price has seen a steady rise, falling as low as $651,000 in 2013. Over the last 10 years it has risen by more than $300,000. Vermont South’s median price is lower than other suburbs in the area such as Wheelers Hill, which has a median house price of $838,000, and Blackburn, $1,012,500, according to RP Data.
The bulk of dwelling types in Vermont South consists of separate housing with very little flats or semi-detached housing available. Most of the homes in the suburb are occupied by families (79.8%, according to RP Data) with almost half of the properties being fully owned. RP Data says that on average Vermont South families will be repaying $1,800-$2,400 per month on mortgage repayments.
This four bedroom home at <a href="https://www.realestate.com.au/property-house-vic-vermont+south-118286347" target="_blank">2 Yalita Road</a> (pictured below) is currently on the market with a price guide of $800,000 to $880,000. 
<img src="/images/2014/11/14/vermont%20south%20nov%2014%20one.jpg" alt="">
According to RP Data 10.2% of residents in Vermont South are currently renting. The median rent price per week is $465.
This three bedroom property at <a href="https://www.realestate.com.au/property-house-vic-vermont+south-414429135" target="_blank">8 Shearers Court</a> is offering a renting price of $460 per week.
<img src="/images/2014/11/14/vermont%20south%20nov%2014%20two.jpg" alt="">
Andrew Wilson, senior economist for the Domain Group, believes outer east Melbourne offers strong potential growth.
“The whole outer eastern belt of Melbourne is a strong growth region. It’s been Melbourne’s strongest growth region for last two years with 12.7% growth rate, which is equal highest with inner east prices,” Wilson said.
“Vermont South goes under the radar compared to other suburbs such as Blackburn.”
But he says Vermont South is still not cheap.
“The outer east has had Asian buyers in Mount Waverly and Glen Waverley which has helped push prices up” 
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Suburb spotlight: Vermont South, a neighbourly suburb with strong potential growth

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With summer heating up, there's few better places in Melbourne to sit and relax then a rooftop or balcony.
While many bars, restaurants and even cinemas are taking advantage of elevated open spaces, many residential offerings provide a personal oasis amongst the heat of summer.
Here are five of Property Observer's five favourite balconies  with great view currently available: 
<img src="/images/2014/07/04/yellow-one.jpg" alt="" style="float: left;"> <a href="https://www.realestate.com.au/property-apartment-vic-south+yarra-118347599" target="_blank">7/20 Airlie Bank Lane, South Yarra, VIC</a>
<img src="/images/2014/11/13/south%20yarra%20nov%2013%20one.jpg" alt="">
First off is a three bedroom apartment with a price range of $2.3 million- $2.8 million. It has a city view which includes a touch of the surrounding botanical gardens.
It won Houses magazine's apartment of the year in 2012.  
The balcony is a major feature of the apartment with a unique view of the city. The terrace also has a great view, overlooking South Yarra.
<img src="/images/2014/11/13/south%20yarra%20nov%2013%20two.jpg" alt="">
<img src="/images/2014/07/04/yellow-two.jpg" alt="" style="float: left;"> <a href="https://www.realestate.com.au/property-apartment-vic-docklands-118081347" target="_blank">2302/1 Point Park Crescent Docklands Vic </a>
<img src="/images/2014/11/13/docklands%20nov%2013%20one.jpg" alt="">
Here we have a balcony with a view of the Docklands and the city.
It is a two bedroom apartment and is priced at $860,000.
The balcony is seven metres swared and is central, expanding the living space outdoors and with floor to ceiling windows it captures views of the water and the city.
With the positioning of the balcony it is possible to create an open flow effect through the apartment with the view being the central feature.
<img src="/images/2014/11/13/docklands%20nov%2013%20two.jpg" alt="">
<img src="/images/2014/07/04/yellow-three.jpg" alt="" style="float: left;"> <a href="https://www.realestate.com.au/property-apartment-vic-st+kilda-118059735" target="_blank">1002/181 St Kilda Road St Kilda Vic 3182</a>
<img src="/images/2014/11/13/st%20kilda%20nov%2013%20one.jpg" alt="">
This St Kilda apartment has views across the bay and out to the city.
Situated in the recently completed Maxx boutique apartment building on the 10th floor, this two bedroom apartment has a panorama view of St Kilda Beach, Albert Park Lake and the city skyline.
It has an open plan living which leads into the balcony.
The apartment is a short walk from Albert Park Lake and public transport to the CBD.
It is currently under contract for $590,000.
<img src="/images/2014/11/13/st%20kilda%20nov%2013%20two.jpg" alt="">
<img src="/images/2014/07/04/yellow-four.jpg" alt="" style="float: left;"> <a href="https://www.realestate.com.au/property-apartment-vic-richmond-118207303" target="_blank">311/253 Bridge Road Richmond Vic 3121</a>
<img src="/images/2014/11/13/richmond%20nov%2013%20one.jpg" alt="">
A smaller apartment compared to the rest on the with a view looking out over Richmond.
Located on Bridge Road in the heart of Richmond, this is a one bedroom apartment on private sale at $459,000.
The floor plan allows an open living style that emphasises the views the balcony has to offer.
<img src="/images/2014/11/13/richmond%20nov%2013%20two.jpg" alt="">
<img src="/images/2014/07/04/yellow-five.jpg" alt="" style="float: left;"> <a href="https://www.realestate.com.au/property-apartment-vic-melbourne-118411639" target="_blank">2508/8 Downie Street Melbourne</a>
<img src="/images/2014/11/13/melbourne%20nov%2013%20one.jpg" alt="">
A balcony that gives you a view of Yarra River, Southbank and Port Phillip Bay.
Located near Etihad Stadium, Southern Cross Complex and the Crown Casino Complex, this two bedroom apartment is selling for $390,000.
<img src="/images/2014/11/13/melbourne%20nov%2013%20two.jpg" alt="">
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Five balconies with fantastic views of Melbourne

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The Ray White Group set a new all-time record for the company in October, recording $3.5 billion worth of sales across Australia and New Zealand.
The New South Wales branch managed to earn $1.1 billion dollars in sales, while the commercial division was up 90% on this time last year.
Group chairman, Brian White said the results reflect “the best property market in memory”.
“We saw commercial markets producing fabulous results in all sectors. The power of the property market in Sydney stood out more than ever this month,” White said.
Ray White’s<a href="/expert-insights/investing/ray-white-secures-record-3-billion-in-wintery-july-2014-property-sales"> last record sales month</a> was back in May of this year, when they posted a $3.2 billion net return.
The best performing Ray White offices in October included Glen Waverley (VIC), Double Bay (NSW), Remuera and Auckland Central Commercial (NZ) as well as New Farm, Surfers Paradise and Ascot (QLD).  
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Ray White achieve new monthly record on the back of soaring commercial returns

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Sydney’s One Central Park has beaten nominees from every continent to be dubbed the ‘Best Tall Building in the World’ by the Council on Tall Buildings and Urban Habitat (CTBUH).
One Central Park was designed by French architecture practice Ateliers Jean Nouvel and Australian firm PTW.
In June, One Central Park was awarded the ‘Best Tall Building in Asia and Australasia’ which put it in the running for the world’s best tall building. It was up against regional winners; Edith Green-Wendell Wyatt Federal Building, Portland, USA (Americas); De Rotterdam, Rotterdam, Netherlands (Europe); and Cayan Tower, Dubai, UAE (Middle East &amp; Africa).
The building has foliage covering some exteriors and is designed to manoeuvre sunlight into fixed positions. It also has a suspended sky garden on the 29th floor.
Juror and executive director of the CTBUH, Antony Wood, said: “Seeing this project for the first time stopped me dead. There have been major advances in the incorporation of greenery in highrise buildings over the past few years – but nothing on the scale of this building has been attempted or achieved.”
The CTBUH received 88 entries for the award, with most coming from Asia and Europe.
Central Park’s development director, Mick Caddey, said: “Sydney can now claim to have the best tall building in the world, which by anyone’s standards is an impressive claim to make.”
Properties within this development have sold for in excess of $1.3 million. Most of the apartments have been sold, but there are still two-storey penthouse apartments available with a price guide of $2.65 million.
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One Central Park named best tall building in the world

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The Reserve Banks’s (RBA) decision to keep interest rates on hold earlier this week came as no great surprise.
Of the 33 economists <a href="/expert-insights/finance/rates-tipped-to-start-rising-in-2015-but-how-long-will-the-cycle-continue">surveyed by Finder</a> prior to the meeting, 91% expect rises in 2015, while two tipped 2016 as the earliest date for an increase.
But the lack of interest rate movement, the Bank has now left interest rates on hold for 16 consecutive months, has one property expert scratching his head.
Buyer’s agent and founder of Dream Design Property, Zaki Ameer, says that the RBA’s usual reaction to increasing house prices and unemployment is to raise interest rates.
“However, interest rates have remained unchanged for two years now, and in my opinion, that's because there is still some local uncertainty within our economy, which may be caused by local involvement in international terrorism,” Ameer said.
Ameer said that due to unrest in the Middle East and Ukraine, the RBA is unsure whether they should raise interest rates since, he believes, they are uncertain what is driving current economic conditions.
Eventually, it could be a global event that forces the RBA to act, Ameer told Property Observer.
Despite the continual presence of ominous global threats, Ameer believes that low interest rates are creating a fantastic environment in which to invest.
“Aside from the obvious benefits, which is low interest repayments for those who have fixed, what many people do not realise is that when the Reserve Bank does increase its interest rates, rent prices usually increase too, and this then creates more cash flow for investors,” he said.
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Global events may be shaping RBA's interest rate decisions: Buyer's agent

Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

&nbsp;

&nbsp;

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

Joel Robinson

400 new homes planned for Adelaide's former West End Brewery site

Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.

The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.

Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" />

“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.

The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”

The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" />

The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.

According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.

“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" />

All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.

The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.

Cavcorp unveils wellness-focused Teneriffe House and Teneriffe Lane apartment buildings

Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.

The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.

Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" />

Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.

The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.

The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" />

Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.

Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.

First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Fitzroy apartments

The Gold Coast Planning Committee has supported the preliminary approval for the Benowa Gardens Urban Village project following an extensive community consultation and assessment process.

The proposal will now proceed to a full council vote on June 2.

The application sought approval for a masterplanned urban village on the existing Benowa Gardens Shopping Centre site, combining new housing, retail, dining, health and lifestyle amenities within a walkable, integrated precinct.&nbsp;

The proposed redevelopment includes around 413 apartments integrated above a revitalised mixed-use centre featuring a full-line supermarket of 4,000 sqm, 6,000 sqm of specialty retail and dining space across around 30 retailers, a 7,000 sqm health and wellness precinct, and roughly 9,630 sqm of office and medical suites.&nbsp;

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="fb36ae47-80bc-45f0-9914-31b0c7b6007d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C4%201121%20FI.jpg?VersionId=6mRKk2uU4r67TmTt39DKGUlvFRbTVqWa" />

The broader masterplan also includes very significant traffic and transport improvements, wide pedestrian walkways, upgraded pedestrian and cycle connections, and enhanced public areas designed to create a more connected and walkable community environment.&nbsp;

Centre owner Patrick Lu said the milestone reflected months of detailed planning, technical assessment and ongoing communication with local residents, businesses, schools and stakeholders.

“We appreciate the time, consideration and care Council officers and the Planning Committee have given this proposal throughout the assessment process,” Lu said.

“We also sincerely thank the local community for engaging with us, sharing feedback and participating in the consultation process over many months.

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="32fd1fc3-d0e6-485f-ac57-9916c9bcb818" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C5%201121%20FI_2.jpg?VersionId=fz8qQKDBLQ7MyFRc856Zccfbh9nFwLOe" />

“We understand projects of this scale bring questions and concerns, which is why we have worked hard to listen carefully, provide information transparently and continue refining elements of the proposal where possible.

“Our vision has always been to create a well-designed, community-focused urban village that responds to the changing needs of the Gold Coast, while delivering improved amenity, housing diversity, healthcare access and local lifestyle benefits.

“This proposal is about creating a genuine live-work-play environment where residents can access everyday services, schools, healthcare, dining, shopping and green space within walking distance, while also supporting local jobs and economic activity.”

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="50dfbd04-590e-4fc6-983b-766880947867" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Dining%20Day%20Time%20-%20High%20Resolution.jpg?VersionId=BP7ZoKJ0DdL_8iRkkC8VVx99moICV6kg" />

Lu said the proposal had evolved significantly through consultation and technical review, particularly around traffic, pedestrian and student safety and neighbourhood connectivity.&nbsp;

Melissa Griffin, Director at Urbis, said the recommendation recognised the strategic importance of delivering more housing and services within established urban areas already supported by infrastructure.

“This proposal represents the type of thoughtful, integrated growth that planning frameworks across South-East Queensland are encouraging,” Ms Griffin said.

“The project seeks to place housing, retail, healthcare and employment opportunities together in a highly accessible location close to schools, transport and existing services.

“Importantly, the process has involved significant technical assessment and community engagement to ensure local issues and feedback were properly considered throughout the planning pathway.”

$1 billion Benowa Gardens Urban Village heads to council vote following Planning Committee support

Surfers Paradise is officially set for its first new residential development with a 45-storey skybridge connecting the two towers.

John Camilleri’s Celestino Developments has been given the green light by the Gold Coast City Council to develop its major beachfront precinct across its huge 4,000 sqm oceanfront site at <a href="https://www.apartments.com.au/new-apartments/63-79-garfield-terrace-surfers-paradise-qld-4217">63–79 Garfield Terrace</a>, just five months after its <a href="https://www.apartments.com.au/news/qld/first-look-exclusive-billionaire-winx-breeder-s-bold-two-tower-surfers-paradise-play-with-45th-storey-skybridge">submission in late 2025</a>.

The approved scheme will deliver two towers rising 55 and 48 storeys, connected by a skybridge positioned on level 45 that will house a range of resident-only wellness and entertainment spaces.

In its notice of approval, the Gold Coast City Council said the&nbsp;proposed overall built form has been designed to complement the scale, intensity and protect the adjacent amenity and surrounding streets through the use of varied setbacks, site cover and architectural elements.

<img alt="First look exclusive: Billionaire Winx breeder’s bold two-tower Surfers Paradise play with 45th-storey skybridge" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-30%20at%209.53.48%E2%80%AFAM.png?VersionId=ADyPJ_TFbJvSU9wZFOiCBnlPtgF7VWqW" />

Designed by <a href="https://www.apartments.com.au/architects/dbi">DBI</a>, the development will comprise 275 apartments across the two towers, including a mix of two-, three-, and four-bedroom residences, as well as several penthouses. The apartments will sit above a landscaped podium featuring more than 90 metres of beachfront pool frontage, private resident lawns, lounges, and wellness spaces.

DBI said the design draws heavily from the movement and form of the coastal environment, with curving balcony lines and sculpted façades intended to soften the scale of the towers while maximising ocean outlooks and passive shading outcomes.

“The project occupies a rare, uninterrupted oceanfront site and has been shaped by a design philosophy that merges architectural elegance with environmental responsiveness and a carefully curated lifestyle experience,” DBI said in planning documents submitted to the Gold Coast City Council.

The most distinctive element of the approved project is the skybridge linking the two towers at level 45. The elevated communal space is planned to include executive lounges, formal dining areas, wellness facilities, and panoramic ocean-facing outlooks.

“The skybridge enhances the identity of the development, promotes social interaction, and delivers a lifestyle experience not found elsewhere on the Gold Coast,” DBI said.

At podium level, residents will have access to a suite of resort-style amenities, including resident lounges, private dining rooms, a yoga lawn, gymnasium, plunge pools, and treatment spaces. The beachfront pool has been designed with separate lap, lounge, and children’s areas extending across the width of the site.

The project will also introduce new food and beverage offerings along the Enderley Avenue and Oceanway frontages, contributing additional activation to the beachfront precinct.

Oliver Wisniewski

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