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Conveyancing is the legal transfer of a property’s title from the seller to the buyer. It is important that buyers research who they wish to use for conveyancing when they have a contract of sale on a property.
The Real Estate Institute of Queensland recommends the use of a qualified solicitor to undertake the conveyancing process.
Using a solicitor is important as they understand the laws and procedures involved with facilitating a property transfer including, payment of stamp duty, conducting searches and attending to mortgage related matters.  Using a solicitor who understands the process provides peace of mind when making what may be the largest single financial transaction of your life.
Costs associated with conveyancing include title searches, transfer duty, registration fees and solicitor’s professional fees.
Searches undertaken as part of the conveyancing process will usually include zoning, rates and outgoings and body corporates record searches where the property is a unit.
Local government searches have become important in the conveyancing process to determine how an area will develop in the years to come. They ensure major changes like new freeways and major road upgrades are not planned for the backyard of the property you are purchasing.
Searches for zoning and titles can also determine whether the property has any restrictions such as adverse planning, demolition orders, outstanding taxes or encumbrances on the title (for example, easements or caveats).
Most of these searches are standard in the conveyancing process but are often overlooked when buyers elect to do the conveyancing themselves.
It is important to understand the different roles that real estate agents and solicitors play in a residential real estate transaction.
A real estate agent, as the agent of the seller not the buyer, is responsible for obtaining the best possible price and contractual terms for the seller. The agent will receive a commission from the seller when the property is sold.
A solicitor will advise on the fairness of the proposed contract and whether or not to sign the contract as it stands. A solicitor may also suggest the inclusion of special conditions in the contract.
The REIQ always recommends that buyers contact the Queensland Law Society for details of qualified solicitors to conduct the conveyancing for their property purchase.
Pamela Bennett is chair of the <a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;cad=rja&amp;ved=0CD8QFjAA&amp;url=http%3A%2F%2Fwww.reiq.com%2F&amp;ei=XiesUbi2D-6jigfV_YGYCw&amp;usg=AFQjCNHYDAxb-XTUgP3_VCgg96FpGRR9gw&amp;bvm=bv.47244034,d.aGc" target="_blank">Real Estate Institute of Queensland</a>.
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The ins and outs of conveyancing: Pamela Bennett

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The Real Estate Institute of Queensland recently sent a detailed submission into the split and review of the Property Agents and Motor Dealers Act 2000 (PAMD Act) to the Queensland government.
In our submission, we expressed strong support for the <a target="_blank" title="REIQ TV – PAMD Act split" href="https://reiqblog.com/2013/02/reiq-tv-pamd-act-split/">split of the PAMD Act</a> into industry-specific legislation.
Having consulted extensively with membership and the broader industry, the REIQ outlined a series of recommendations for legislative change.
Predominantly, the recommendations aimed towards increasing the professionalism of the industry, reducing regulatory and administrative burden, and simplifying processes associated with real estate transactions.
Some of the REIQ’s key recommendations were that the proposed amendment to abolish the PAMD 30c warning statement be implemented to eliminate the administrative burden and risks associated with this document.
Multiple appointment PAMD appointment forms (regardless of the nature of the services to be performed) be abolished and replaced with a single simplified appointment form containing only ‘key legislative criteria’.
This would simplify the appointment process and deliver time-saving benefits. It would also ensure agents are not deprived of their right to remuneration and reimbursement on the basis of minor and technical omissions which result in no real consumer detriment.
Also, appointment processes and procedures should be simplified. The current provisions about appointments are unreasonably onerous and put agents at risk of not being remunerated on the basis of technical and minor omissions.
The REIQ also recommended that a seller and landlord disclosure regime be implemented to establish required disclosures related to the sale and rental of property in Queensland.
At a minimum, we recommended the existing information and disclosure requirements relating to property sale contracts be incorporated into one single document.
Existing legislative provisions which apply to price representations and guides in relation to auction properties and properties to be sold without a price be clarified in the new legislation. The REIQ expressed the view that no price guides or price representations should be permissible when marketing and/or promoting residential property that is to be sold by auction or with no price.
The REIQ also recommended that the maximum 60-day statutory limit relating to sole and exclusive agency appointments be extended to 90 days.  The current limit is too short and reappointments are regularly required. This causes inconvenience for both the agent and consumer.  An extension of the limit to 90 days better reflects current market conditions.
The REIQ was extensively consulted by the state government during this legislative review process and we look forward to again working closely with the government as this new much-improved legislation starts to take shape.
I would also like to take this opportunity to acknowledge the Attorney-General and Minister for Justice, Jarrod Bleijie, for the open and collaborative nature in which he and his department have so far handled the review of this key piece of real estate legislation.
Pamela Bennett is chair of the <a target="_blank" href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;cad=rja&amp;ved=0CC4QFjAA&amp;url=http%3A%2F%2Fwww.reiq.com%2F&amp;ei=-OqJUdqqGaKsiAem3YDYDA&amp;usg=AFQjCNHYDAxb-XTUgP3_VCgg96FpGRR9gw&amp;bvm=bv.46226182,d.aGc">Real Estate Institute of Queensland</a>.
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REIQ supports greater industry professionalism and reduced administrative burden: Pamela Bennett

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Continued professional development (CPD) should be mandatory for all real estate professionals.
Under COAG’s proposed national licensing model, CPD would no longer be guaranteed for real estate agents. Currently half the states and territories have mandatory CPD.
Agents need to know the various conduct laws for different jurisdictions, specific laws that are relevant to selling or managing a property and appropriate national legislation.
Continuing education ensures up-skilling and development of individuals. Abolishing mandatory CPD would leave the consumer at risk.
The proof is in the pudding. Since Western Australia introduced mandatory CPD in 2007, written complaints across all categories of real estate activity have dropped by around two-thirds.
The National Occupational Licensing Authority (NOLA) is proposing to abolish mandatory CPD but hase the power to require it be irregularly done at times of major changes to real estate laws.
REIA rejected the proposal put forward by NOLA at the Occupational Licensing Advisory Committee (OLAC) meeting.
The proposal shows a lack of knowledge of the profession and creates a bottleneck of centralised decision making. There are many more issues that an agent needs to be aware of.
Agents need to be across a great number of constantly changing laws regarding issues such as smoke detectors, swimming pools, GST implications, environmental protection guidelines, equal opportunity legislation, OH&amp;S, privacy and many more.
Pamela Bennett is president of the <a href="https://www.reia.com.au/" target="_blank">Real Estate Institute of Australia.</a>
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Continued professional development should be mandatory for all real estate agents: REIA

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The Real Estate Institute of Australia (REIA) says consumers will suffer if Council of Australian Governments’ (COAG) proposed changes to qualifications for Auctioneers under National Licensing, is allowed to go ahead.
Auctioneers don’t just call the numbers at the front of an auction. They’re not ‘trained actors’. They play a significant role in the sale of a property.
The COAG regulation impact statement (RIS) proposes that auctioneers only require three units of qualification. REIA is calling for a minimum of 12 units to be completed from the nationally accredited property services training package.
In many cases, auctioneers review the contract and disclosure statement prior to auction to ensure that any inclusions and exclusions are announced. They receive instructions from the vendor, and if the property is not sold under the hammer, they may be involved in negotiations to facilitate a post auction sale.
Under the RIS proposal, auctioneers miss out on vital learning including minimisation of consumer and agency risk and interpreting legislation.
In some states, auctioneers have the authority to sign the contract on behalf of the purchaser. These are important tasks, carrying high levels of responsibility and professionalism, when we are talking about someone’s home in which their life savings are tied up.
Why would the government dumb down the credentials of the person handling the sale of your biggest asset? It’s madness, the consumer would be at risk for minimal savings, with the RIS stating that the expected average cost saving of COAG’s proposal would be around $74, 000 per state/territory per annum.
The Real Estate Institute of Australia urges the government to support the highest levels of qualifications for all real estate professionals.
Pamela Bennett is president of the <a href="https://www.reia.com.au/" target="_blank">Real Estate Institute of Australia.</a>
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Consumers will suffer if auctioneer licensing requirements are changed: REIA

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The Real Estate Institute of Australia (REIA) rejects outright claims made by Milton Cockburn of the Shopping Centre Council of Australia that it is trying to “torpedo” COAG’s national licensing plan for real estate professionals.
With all due respect, <a target="_blank" href="https://www.propertyobserver.com.au/industry-news/dont-let-the-reias-self-interested-assertions-torpedo-important-agent-licensing-changes-milton-cockburn/2012091856640">Cockburn is misinformed, pure and simple.</a>  We do support national licensing, but we are determined to look after Australian property consumers by fighting for the highest possible standards across the board.
The REIA representatives involved in the Property Occupations Interim Advisory Committee (POIAC), prior to the release of the regulation impact statement (RIS) on national licensing, argued for diploma-level qualifications.  The rest of POIAC settled for lower qualifications.  The REIA argued for compulsory professional development to keep the profession up to date but again, the rest of POIAC did not.  The steering committee, compiled of state and Commonwealth regulators, not POIAC, made the final decision.
Diploma-level qualifications, currently in four states and territories, are desired by our members nationwide.  Real estate agents are proud of their profession and the important service they provide to the Australian public, and they want to grow their reputations, not go backwards.  Real estate institutes do not think it is “silly” to be highly qualified.
With regards to commercial property, agents are currently licensed, but the proposed regulations would strip that away.   This leaves the consumer completely vulnerable.  Quite literally, anyone could sell commercial property.  Yes, even a 16-year-old.
POIAC did support licensing of commercial property agents.  A hurdle of $100 million was suggested at the time, but again, the steering committee made the final decision to deregulate commercial property transactions.
Contrary to what some may think, most commercial property sales are under $500,000. In Victoria 51% are under $500,000, so we are not talking the big end of town.  We are talking about “mum and dad” investors who invest in commercial property, either directly or through superannuation funds, and they should have the security and peace-of-mind of having a licensed agent manage their transaction.
For example, the owner of a family sandwich bar in the food hall of a shopping centre wants to sell. In the absence of a licensing regime for commercial sales that provides the consumer with information as to who has the appropriate qualifications and insurance coverage to handle such a complex transaction, the vendor would be vulnerable to anyone who wants to deal in commercial transactions without any qualifications.  On top of this, both parties would take a huge financial risk with their life savings.
I’m quite stunned at how the consumer point of view has been left out of the calculations in the RIS and that the process has been driven by regulators who are not experts on the real estate profession. Their proposals, if implemented, will be detrimental to consumers. The RIS on national licensing states that deregulating commercial property will save a comparatively small $2.37 million.  What this figure does not take into account are consumer costs.
The REIA is also concerned with the proposed deregulation of rural property.  Not all rural property is like Cubbie Station.  In Victoria in 2011, 76% of farms were sold for under $500,000.
The Real Estate Institute of Australia will continue in its endeavours to achieve outcomes that will provide for a national licensing system that supports high standards and not those of the lowest common denominator.
Pamela Bennett is president of the <a href="https://www.reia.com.au/" target="_blank">Real Estate Institute of Australia.</a>
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Skilled agents key to consumer confidence in real estate

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The housing figures released today by the Australian Bureau of Statistics (ABS) show there’s been no response to the interest rate cuts of May and June.
Housing finance figures for July 2012 show, in trend terms, that the number of finance commitments has remained flat after six consecutive months of decreases.
In trend terms, increases were recorded in Victoria, Tasmania and the Northern Territory, however all other states and territories recorded decreases. The largest decrease was in Queensland (down 1% in trend terms) while the largest increase was in Tasmania (up 1.9% in trend terms.
Increases were evident for the construction of new dwellings (up 1% per cent in trend terms) and the number of commitments for the purchase of new dwellings (up 1.8% in trend terms). The commitments for the purchase of established dwellings fell by 0.2% (in trend terms).
The number of first-home buyers as a percentage of total owner-occupied housing commitments increased to 19.2% in July 2012, compared with 18.5% in June 2012. The long-run average proportion is 20.2%.
The value of investment housing commitments was also flat, in trend terms, in July after four consecutive months of declines.
These housing finance data figures indicate the RBA should have reduced interest rates again in September, as the market has not responded to the two previous cuts. With inflation within the RBA’s target zone and a more subdued international outlook, the message for next month’s RBA meeting is abundantly clear.
Pamela Bennett is president of the <a href="https://www.reia.com.au/" target="_blank">Real Estate Institute of Australia.</a>
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RBA should have cut rates in September to boost housing market

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With the Treasury expected to collect about $3.8 billion from stamp duty this year, nationwide home buyers are in agreement on the call to streamline the greatly disputed tax. State-based stamp duties are widely recognised as a drain on our nation’s productivity and an inefficient and unstable source of revenue for each state.
Currently, home buyers are perplexed by the lack of uniformity in stamp duty rates across the country. On a $400,000 home, first-home buyers in Victoria, South Australia and Tasmania are forking out more than $12,000 in charges while those in New South Wales, Queensland, Western Australia and the Northern Territory pay nothing at all. First-home buyers in the $700,000-plus bracket pay as little as $8,130 in NT compared with a hefty $34,860 charge for a standard purchase in NT. On the extreme end of the scale Victorian’s are forking out $41,530 for a property in this price range.
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To further complicate matters, we are seeing state governments pull back their concessions for first-home buyers. In Queensland, the government has just recently cut its $10,000 first-home buyers’ boost, the Northern Territory ended its $10,000 grant on new properties on New Year’s Eve last year, and South Australia is completely revoking its discount for buyers of established homes mid-2012.
Evidently, state governments are using the tax as a lever to adjust revenue levels. In late October 2011 the government cut back stamp duty payment deadlines from 90 to 30 days after settlement in a bid to bring forward revenue and help meet budget surplus targets for the year.
Further to this, given the level of activity in the housing sector has declined, removing concessions for first-home buyers is also likely to be an attempt to claw back revenue. If this is the case, it highlights the state’s dependence on a volatile and uncertain revenue base.
Stamp duty creates a barrier for those wanting to buy or sell property in a number of ways. The inconsistency of the tax across the country discriminates against those who move where the jobs are. It also discourages those who need to downsize, predominantly the elderly, which in turn affects first-home buyers looking to enter the market.
In the short term it is clear that the tax cannot simply be removed. However, in the interim, a range of reforms to make the current regime fairer could be introduced, including: the removal of GST on stamp duty (tax on tax) in non-residential transactions; limiting higher stamp duty rates for investors; and, most importantly, the indexation of duty rates so the proportion of tax paid does not increase.
We at the Real Estate Institute of Australia are calling for the removal of state-based property taxes and have been actively lobbying to key government bodies for increased harmonisation of the tax across the nation. As a result of our presentation at the 2011 October tax forum, Queensland and New South Wales governments have agreed to examine the harmonisation of payroll tax and possibly other taxes (stamp duty) and present a state tax reform plan to the federal government by the end of 2012.
Pamela Bennett is president of the <a href="https://www.reia.com.au/" target="_blank">Real Estate Institute of Australia.</a>
 
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Stamp duty hurting our national productivity

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The December quarter Consumer Price Index figures show that the Reserve Bank of Australia’s consumer price measures of inflation are within their target zone.
The analytical series of trimmed mean and weighted median increased by 0.6% and 0.5% respectively for the December quarter 2011, compared with 0.4% for both measures in the previous quarter.
The annual change in trimmed mean and weighted median is 2.6% for both measures for the December quarter, compared with 2.4% and 2.7% respectively for the September 2011 quarter
The latest figures are well within the RBA’s target zone of 2% to 3% and should provide a clear message to the RBA to reduce official interest rates at its February meeting.
The housing group showed a slowing down in the quarterly rate – from 1.9% in the September quarter 2011 to 0.4% in December quarter 2011 – the annual rate decreased from 4.2% for the 12 months to September 2011 and to 4% for the 12 months to December 2011.
The main contributor to the December quarter increase for the housing group was rents, which increased 1%.
For the year to December 2011 the biggest increases in the housing group were for electricity (12.2%), water and sewerage (8.6%) and gas and other household fuels (6.7%), with inflation within the RBA’s target zone. Given the latest outlook for the Australian and global economies it is appropriate to have a third consecutive cut in interest rates.
Pamela Bennett is president of the <a target="_blank" href="https://www.reia.com.au/">Real Estate Institute of Australia.</a>
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Inflation data should encourage RBA to cut rates again in February

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.

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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.

Pamela Bennett

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