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Make the most of your <a href="https://www.smartcompany.com.au/superannuation/055744-smsfs-continue-to-grow-reaching-22-billion">self-managed super fund</a> by preparing for the end of financial year with these tips:
<h3>1. Remember, there’s no ban on off-market transfers</h3>
In May, the government decided to <a href="https://www.smartcompany.com.au/superannuation/055815-smsfs-claim-victory-as-government-abandons-off-market-transfer-amendment-passes-loss-carry-back-scheme">scrap its proposed ban on off-market transfers</a>, which was set to take place on July 1.
Rivkin Super manager Charity Bru says “in specie” share contributions continue to exist.
“From July 1 if you have shares you want to contribute directly to your super fund you are free to do so,” she says.
SMSF Professionals’ Association of Australia’s Graeme Colley says if you are considering transferring shares as an “in specie” or non-cash transfer make sure you don’t exceed contribution caps. It’s also important to confirm the acquisition of the listed securities is consistent with your fund’s investment strategy.
Colley says it’s important to keep in mind the change to the law, which occurred on July 1, 2012, that states all records for the fund and reporting relating to the fund must be kept on a market value.
<h3>2. Take advantage of co-contribution</h3>
If you have earned under $31,920 this financial year you may be eligible for the super co-contribution, where the government matches 50 cents for every dollar of non-concessional super contributions made for up to $500.
The $500 amount is scaled down when earnings are between $31,920 and $46,920. If you earn more than $46,920 you are not eligible for this scheme.
To estimate your super co-contribution entitlement and eligibility use the <a href="https://calculators.ato.gov.au/scripts/axos/axos.asp?CONTEXT=&amp;KBS=superc_calc.xr4&amp;go=ok" rel="nofollow">ATO’s co-contribution calculator.</a>
<h3>3. Make the most of contribution limits</h3>
Concessional contributions are employer contributions, including those made under a salary sacrifice arrangement or, for people who are self-employed, personal contributions claimed as a tax deduction. The limit for concessional contributions is $25,000 per person, while the non-concessional limit is $150,000 per person.
Colley says if you’re under 65 you can make a non-concessional contribution of up to $450,000 over a three-year period.
If you’re older than 50, remember, the concessional contribution has been reduced to $25,000.
Colley says over 50s may need to take action before the end of the financial year to make sure the cap is not exceeded to avoid being hit with an excess contributions tax.
From July 1, the amount goes to $35,000 for anyone who is 60 or over, if you turn 60 during the 2014 financial year.
Bru says if you haven’t yet reached your limit, top up in June before it’s too late.
“Do that extra salary sacrifice if you can. The limits are ‘use them or lose them’ – you can’t carry forward the unused portion from year to year,” she says.
 
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<h3>4. Find out if you claim a tax deduction for your personal super contributions</h3>
You can claim a tax deduction for your super contributions if you are eligible.
If you are self-employed or don’t work at all but contribute to your super, you may be able to claim a tax deduction for your super contributions.
To be considered eligible you have to satisfy the maximum earnings as an employee condition, which means you earn less than 10% of the total of your assessable income, reportable fringe benefits and the total of your reportable super income contributions for the financial year.
If you are 75 or over, you can claim only claim reductions for 28 days of the month following the month you turned 75.
Colley recommends ensuring you are eligible to claim the deduction.
“Pro-actively seek advice if you are unsure,” he says. “Also ensure you keep all relevant paperwork to save stress when it is time to claim a benefit or a deduction.”
<h3>5. Don’t be caught out by excess contributions tax</h3>
Exercise extreme care when making large super contributions. Colley says investors can be hit with excess contribution penalties depending on the amount and type of contribution made.
“Any type of contribution made during the two preceding financial years may impact on the contributions that can be made this financial year,” he says.
Fund deductions aren’t usually significant for SMSF members in the accumulation phase, just remember expenses have to be incurred or paid before June 30 to be deducted in that year.
Those drawing a pension from their SMSF need to make sure they have received the required minimum pension by June 30, says Colley.
“Otherwise the investment income derived from the assets supporting that pension may impact on the contributions that can be made this financial year.
“You’ve really got to make sure your minimum pension payment is made from the fund of that year. If not, the income on your pension investment in the fund gets taxed at 15%. If you meet the rules it’s tax free,” he says.
<h3>6. Revalue your assets</h3>
If you own property, unlisted shares, units or artwork through your SMSF, remember to revalue these assets at least every three years.
Bru says valuing for SMSF financial accounts and statements doesn’t have to be conducted by an independent and qualified valuer.
“But the valuation must be based upon objective and supportable data,” she says.
But you still have to conduct the valuation objectively. For instance if you have a property, if you are going to do the valuation you need to check prices in the area for properties that have sold. The easiest process is to ask.
If you’re unsure, check out the <a href="https://www.ato.gov.au/superfunds/content.aspx?doc=/content/00328213.htm" rel="nofollow">valuation guidelines for SMSF on the ATO website</a>.
<h3>And don’t forget…</h3>
The end of financial year is a great time to give your SMSF an overall review. Make sure you’ve updated your investment strategy, your death benefit nominations are still valid and consider taking out life insurance if you don’t have it.
“It’s good to take time once a year to take stock of what you’ve got,” says Bru. “Now is a good time to check all of these things to ensure you enter the new financial year with all of your SMSF housekeeping in order.”
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/">SmartCompany</a>.
 
 
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Six steps to prepare your SMSF for EOFY

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This is the last weekend the $7000 first home owner grant will apply for established property purchases in Victoria so first time buyers may be out in force.
From July 1, 2013 buyers of existing property will receive no government grant, although while purchasers of a new house or apartment priced up to $750,000 will receive a $10,000 grant.
From Monday the state government's discount on stamp duty increases from 30% to 40% for all property sold under $600,000.
 
 
VICTORIA
June 30, 2013
The date the Victorian government ends its $7,000 first-home owner grant. The grant is available if the price of the property or construction of the home does not exceed $750,000. An exception to this requirement is where the contract relates to a home that is on, or to be built on, primary production land.
July 1, 2013
From this date eligibility for the First Home Owner Grant will be limited to FHB of new homes and will be increased from $7,000 to $10,000. To qualify for the Grant, the price of the property or construction of the home must not exceed $750,000.
July 1 2013
The land transfer duty discount for eligible first home buyers purchasing a principal place of residence (PPR) valued at not more than $600,000 increases from 30% to 40%. To be eligible for the duty reduction, the FHB must have received or be entitled to receive the FHOG and must also reside in the property for a continuous period of 12 months commencing within 12 months of settlement.
September 1 2014
The land transfer duty discount for eligible FHBs purchasing a principal place of residence (PPR) valued at not more than $600,000 increases from 40% to 50%.
 
More information: <a target="_blank" rel="nofollow" href="https://www.sro.vic.gov.au/sro/sronav.nsf/LinkView/B82157FB72EC77C8CA2575CA00826CDD6BF180369BCB3975CA2575A1004420CF">Victoria State Revenue Office website</a>.
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Victorian first home owners grant ends this weekend

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GUEST OBSERVATION
It’s Saturday morning in West Brunswick, a suburb in Melbourne’s inner north. From my bedroom window I can see a crowd gathering across the road for a house inspection.
The crowd swells to 60 or so people – couples, couples with school-aged children, couples with small babies and then there are small groups of young people, clearly looking for share housing. Surveying the scene I feel like I can predict who my new neighbours might be.
Or, at least I am fairly sure who they won’t be. This semi-renovated three bedroom house has been up for rent three times in the past three years. At $560 per week the rental price is steep, yet each house inspection has attracted crowds like this one. And each time my new neighbours have been couples with a small baby. Young single people did not get a look in.
This is hardly surprising. The scene played outside my bedroom window reflects broader trends. Landlords <a href="https://www.realestate.com.au/blog/finding-the-right-tenant/" target="_blank">want safe bets</a> – people who can pay the rent, withstand rent increases, won’t trash the property and may even improve it.
And in a tight housing market with national demand outstripping supply – especially at the low end of the <a href="https://www.treasury.gov.au/~/media/Treasury/Publications%20and%20Media/Publications/2012/NHSC/Downloads/PDF/housing_supply_affordability_report.ashx" target="_blank">affordability market</a> – and rental vacancy rates <a href="https://www.ahuri.edu.au/housing_information/review/evrev053" target="_blank">between 1% and 4%</a> in capital cities across Australia, most landlords can afford to be choosy.
Young people find it hard to compete, especially in some segments of the rental market. Recent evidence indicates that young people are more likely to be in precarious housing than other age cohorts. They are more likely to be in unaffordable housing, private rental or overcrowded households, and to have recently experienced a forced move. And compared with couples with children they are almost seven times more likely to dwell in housing that is in poor condition.
<a href="https://www.vichealth.vic.gov.au/~/media/ResourceCentre/PublicationsandResources/Health%20Inequalities/Precarious%20housing/Precarious_Housing_Full_FINAL_2August.ashx" target="_blank">Preliminary evidence</a> is also emerging that like other age groups, young people’s experience of precarious housing also impacts negatively on their health and well-being, especially their mental health.
It’s little wonder, then, that young people are leaving home later than previous generations, typically around 23 or 24, often returning to the family home multiple times following job loss, tenancy breakdown or other life crises, before they settle into <a href="https://aifs.org.au/institute/pubs/diversity/DiversityAndChange.pdf" target="_blank">fully independent adulthood</a>.
This social trend has real consequences: for family finances, parent-child relationships and the way young people themselves imagine their place in the world, their rights and responsibilities, as well as their sense of capability, agency and autonomy.
This trend is only likely to increase if the <a href="https://theconversation.com/young-people-are-now-on-the-edge-of-our-reconfigured-welfare-state-26697" target="_blank">proposed changes</a> to the Youth Allowance and Newstart proceed as outlined in the recent federal budget. In a policy first, 30 is defined as the upper age of youth. And young people who finish their education and are looking for jobs – or those who get a job and lose it – will not be entitled to Youth Allowance (up to to the age of 25) or Newstart Allowance (25 years and older) for six months.
On $207 for <a href="https://www.humanservices.gov.au/customer/enablers/centrelink/youth-allowance/payment-rates" target="_blank">Youth Allowance</a> (living away from home) per week or $255 <a href="https://www.humanservices.gov.au/customer/enablers/centrelink/newstart-allowance/payment-rates-for-newstart-allowance" target="_blank">Newstart Allowance</a>, combined with maximum payment of $63 in <a href="https://www.humanservices.gov.au/customer/services/centrelink/rent-assistance" target="_blank">Commonwealth Rent Assistance</a>, young people currently find it extremely difficult if not impossible to access and maintain affordable housing. This will quite simply be impossible if benefits are, as proposed, suspended for six months.
While difficult for those young people who enjoy the support of their families, it is almost impossible for those who lack such support. These are the 22,000 or more young people estimated to be homeless on census night – a figure recognised by the Australian Bureau of Statistics as an underestimation of the <a href="https://www.aihw.gov.au/WorkArea/DownloadAsset.aspx?id=60129545638" target="_blank">actual population</a>.
This lack of support extends to nearly 3,000 young people nationally who are exiting out-of-home care services. A range of evidence suggests that anywhere between 40-60% of these young people will be homeless within a year of leaving care. Currently, it is estimated that 43,000 young people are receiving the youth allowance and living away from home.
These young people, who typically aspire to nothing less than their home-based peers (a house, job, sense of belonging and money to make a life), are <a href="https://www.vichealth.vic.gov.au/~/media/ResourceCentre/PublicationsandResources/Health%20Inequalities/Precarious%20housing/Precarious_Housing_Full_FINAL_2August.ashx" target="_blank">multiply disadvantaged</a> in the housing market. Without the safety net provided by the family they risk free-falling into long-term poverty and disadvantage. Most have low levels of education, with over half in some studies recording their highest level of education as Year 11 or below. Of those who find their way to services, nearly 90% are unemployed or not in the labour force.
We know that these young people are <a href="https://www.bsl.org.au/Social-exclusion-monitor" target="_blank">three times more likely</a> to experience social exclusion. Also compared to full-time employees, unemployed people are around 15 times more likely to be in <a href="https://www.vichealth.vic.gov.au/~/media/ResourceCentre/PublicationsandResources/Health%20Inequalities/Precarious%20housing/Precarious_Housing_Full_FINAL_2August.ashx" target="_blank">unaffordable housing</a>.
Like other homeless populations, these young people have <a href="https://www.aihw.gov.au/WorkArea/DownloadAsset.aspx?id=60129545051">few other housing options</a>. Most do not qualify for public housing, and when they do many languish on long waiting lists for a housing tenure that is widely recognised by policymakers and young people themselves as unsuitable.
Once homeless, some – depending on what area are living in, be it metropolitan, rural or remote – may find temporary refuge for six to 12 weeks in crisis accommodation. Some of these – if they are lucky – may go on to government-funded transitional accommodation for up to 12 months. A tiny number, and arguably the luckiest of all, end up in youth foyers: housing that is combined with tailored education and employment support.
The rest, however, continue to live rough, couchsurf, or try to make a go of it in rooming houses with shared bathroom and kitchen facilities. Increasingly, some find themselves in unregistered rooming houses: ordinary houses in the suburbs in which unscrupulous landlords sublet bedrooms at a premium price. Here, disadvantage is concentrated and a culture of violence and conflict is common. These are hardly the places to build sustainable, independent lives.
With a generation at risk of being locked out of the housing market and a significant minority of these falling through the gaps of the rental market, the need for a national youth housing policy has never been more pressing.
Oh, I almost forgot. We have new neighbours across the road: a couple with a small baby.
Shelley Mallett is professorial fellow in social policy, School of Social and Political Sciences at <a href="https://www.unimelb.edu.au/" target="_blank" style="line-height: 1.3em;">University of Melbourne</a>.
Shelley Mallett has received ARC and AHURI funding in the past. She is general manager, Research &amp; Policy Centre at the Brotherhood of St Laurence.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
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Crowded housing market gives youth little chance for independence

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GUEST OBSERVATION
The Reserve Bank of Australia’s (RBA) announcement to hold the cash rate for April at 2.25 percentage points could ease the increase in house and unit values over the next month. A market slowdown would allow greater purchasing power for first time home buyers in unaffordable housing markets.
The number of first time homebuyers taking out home loans has declined as a result of the recent housing boom, which saw more investors enter the market. This is supported by ABS data, which shows that home loans taken out by first time homebuyers have steadily decreased from 18.8% in 2012 to 14.9% in 2015.
Furthermore, according to ABS data, the size of the average home loan increased 1.07% between December 2014 and January 2015, to $346,600.
The decision to hold rates is partly attributable to Australia’s two-tiered housing market. According to <a href="https://Onthehouse.com.au" target="_blank">Onthehouse.com.au</a> data, at February 2015, Sydney experienced quarterly growth of 3.55% for houses, and 2.83% in units. These are down from the January quarter of 4.10% for houses and 3.04% in units, although they still reflect strong investor demand.
Despite Sydney’s strong performance, other markets, including Melbourne and Brisbane, saw contraction in property values at the end of the February quarter.
On the supply side of the housing market, February housing approvals were almost at a five-year high. In NSW, approvals for February 2014 totalled 4,692 dwellings, approximately 2,600 of which were units. Dwelling commencements in NSW, as last recorded in September 2014, were at a high of 14,063, which is a 43% increase in commencements from the previous quarter, and is 49% higher than the five-year average of commencements.
Dwelling commencements also increased in QLD and VIC, but at a lower rate. Nationwide, commencements hit a record high of 54,436, despite migration currently sitting below the five-year average. A further cut in the cash rate could have seen funds misallocated in a market where migrant and first homebuyer demand is in decline.
Overall, despite the benefits to first time homebuyers, the rate hold decision does come within a tricky economic climate for the RBA, where economic indicators have remained virtually unchanged for the previous period.
Some notable indicators include:
<ul>
<li>The unemployment rate decreased from 6.4% in January to 6.3% in February. However, this was coupled with a decrease in the participation rate from 64.7% to 64.6%, suggesting that the unemployment rate fell as people came out of the labour force, rather than finding work.</li>
<li>Annual wage price growth was at a five year low in the quarter ending December 2014, at just 2.5%. The December quarter also saw low inflation, which was last recorded at 1.7%.</li>
<li>Iron ore is currently at a 10 year low, at $US46.7 a tonne. Iron ore is expected to fall further as competitors amplify supply to win greater market share.</li>
<li>Oil prices seem to be stabilising following a significant decline since July 2014. Oil rose marginally in the latest trading session to $US53 per barrel. While the price is stabilising at approximately half the five-year average, Australians may no longer enjoy further discounts in the oil price. </li>
</ul>
Though the above factors call for a further cut in the cash rate, the hold is more about timing than tightening monetary policy. This month will reveal new quarterly inflation figures and employment data, which would allow more insight into the impact of February rate cuts. 
Eliza Owen is a market analyst at <a href="https://Onthehouse.com.au" target="_blank">Onthehouse.com.au</a>.
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The RBA April rate hold will benefit first time home buyers: Eliza Owen

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SPONSORED POST
While Australia’s property market remains a safe haven, limited stock is a significant obstacle for overseas investors, Napier &amp; Blakeley’s managing director Alastair Walker.
“There is still a substantial amount of investment funds under management looking for a home – and the volatility in other markets serves as a reminder that Australia remains a safe haven,” says Walker, who oversees the independent property, development and sustainability consultancy.
The latest investment intentions survey from the Asian Association for Investors in Non-listed Real Estate Vehicles (ANREV) reports around AU$82.4 billion is expected to be poured into property in 2016, with the top three investment destinations in the regions of Tokyo, Sydney and Melbourne.
“Opportunity is now the great conundrum facing investors,” Walker recently blogged.
“Australia presents a transparent market with a good yield to debt ratio, but a shortage of stock is limiting investment opportunity.
“The local property investment groups who have righted their ships in the last seven years after the Global Financial Crisis are now heavily challenged by offshore investors, some with very deep pockets.”
“Our chairman, Peter Mitchell, is based in Singapore, and travels around Asia talking to investors and we get reports back every day, especially from Chinese investors wanting to get into the Australian market. These aren’t just big global funds, but a range of investors who see Australia, and particularly Sydney, as an attractive destination,” he adds.
While Sydney and Melbourne remain the “first choice” for offshore investors, Walker says they are increasingly looking further afield – and are looking beyond traditional shiny new offices.
“Expect retrofitting of existing assets – something that has been slow off the mark – to become a bigger thing in 2016,” Walker says.
Established in 1985, Napier &amp; Blakeley is an independent and privately-owned, international, integrated, property services consulting organisation. 
Contact one of our specialists for <a href="https://nbtax.com.au/" target="_blank">further information</a>.
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Opportunity is the great conundrum for commercial property investors

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SPONSORED POST
Retail centres form the backbone of many communities. More than simply places to shop, they can enrich the communities they serve as destinations for socialising, culture and education.
There’s a growing focus in retail design on “lifestyle shopping centres”, says Frasers Property Australia general manager of sustainability Paolo Bevilacqua. 
“Sustainability was about the environmental aspects. Now there’s a shift back to the people,” he says. 
“Buildings are for people so the impact of health-related initiatives such as improving air quality and access to day light, are being considered much more closely.”
Gardens and “green walls”– with vertical plantings – are increasingly being integrated into shopping centres’ designs. Facilities that encourage people to commute by bicycle, public transport and on foot are also gaining popularity.
“Now we’re starting to see urban agriculture within shopping centres as a way to connect people to nature,” Bevilacqua says. “These types of features have been shown to make people feel better in a space and stay there longer.”
The World Green Building Council found in its Health, Wellbeing &amp; Productivity in Retail report, released in February, that beyond improving customers’ experiences, retailers can boost profits by providing greener, healthier stores.
The concept of sustainable development is not new but Stephen Choi, Vice-Chair of the Board for the Living Future Institute of Australia, says there’s still room for improvement. 
“We have to do better than just continuing with more of the same; we have to try to create a built environment where every single act of design and construction made the world a better place,” Choi says.
In line with this aim, the International Living Future InstituteTM coordinates the Living Building Challenge, a design standard for sustainable buildings.
The LBC inspires the creation of buildings that have a positive impact on their environments and communities. Choi says unlike other standards, it uses nature as a benchmark rather than a bare minimum construction code. It is a philosophy and advocacy tool as well as a certification system.
It asks us to imagine a building designed and constructed to function as elegantly and efficiently as a flower: a building informed by its bioregion’s characteristics, that generates all of its own energy with renewable resources, captures and treats all of its water, is toxic free and beautiful.
To become a Living Building®, a new project must meet a stringent set of requirements, not only to be water and energy positive efficient and use sustainable materials, but also to promote health, happiness and equity, and to be beautiful places.
For more information, download our eBook <a href="http://propertyobserver.com.au/forward-planning/tools/ebooks-and-webinars/52152-australia-aspires-to-global-green-leadership-the-living-building-challenge" target="_blank">here</a>.
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What are the future trends in sustainable design for retail centres?

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SPONSORED POST
The benefits of living in a sustainable home include a more attractive and healthier environment, and lower costs through savings on energy and water bills.
But encouraging sustainability in the residential building sector has presented challenges.
“The residential sector is in some ways more complex than any other sector in that there are an incredible number of private owners, a pretty average National Construction Code, and huge gaps in knowledge both of residents and house builders,” says Vice-Chair of the Board for the Living Future Institute of Australia, Stephen Choi.
“Housing in general – and particularly our existing homes – is one of the most important and to some extent, ‘untouched’ areas of the built environment when it comes to providing better places to live.”
Despite the barriers, Choi is encouraged by progress in areas such as the ‘fabric first’ approach, which aims to maximise the performance of the components that make up the building fabric itself. Passivhaus is an energy performance standard that uses this approach to set targets for the thermal performance of buildings, including homes.
About 30,000 buildings worldwide have been constructed to the Passivhaus standard. The standard encourages the use of insulation, passive solar design, making a property airtight to minimise unwanted heat loss or gain, and good indoor air quality provided by mechanical ventilation and heat recovery systems.
A home’s thermal performance has a major effect on its energy consumption.
About 40 percent of household energy is used for heating and cooling, according to the Australian Government’s Your Home website.
“This rate could be cut to almost zero in new housing through sound climate responsive design,” the website says.
Energy and water saving measures that reduce utility costs are popular in residential properties but beyond the cost savings it has been difficult to engage consumers’ interests in sustainable development, says Frasers Property Australia’s general manager of sustainability Paolo Bevilacqua.
As such, sustainability in residential developments has tended to focus on initiatives outside of individual apartments or houses.
The residential buildings at Central Park in Sydney share energy and air conditioning facilities rather than each building having its own facility, for
instance. This allows for a more efficient system overall. Residential developments are increasingly providing access to public transport, cycle paths and pedestrian footpaths to ensure residents aren’t restricted to travelling by car.
Some developments include fitness facilities, swimming pools and walking trails to promote residents’ health. Similarly, parks and gardens, including roof top and vertical gardens where space is limited, are becoming more common.
Bevilacqua says the green walls at One Central Park is one example of how green elements can be successfully introduced into an urban development.
“From a visual point of view it has benefits for people living in those buildings. It’s a beautiful outlook and improves air quality,” he says.
Better air purification, access to day light and lighting that works with people’s circadian rhythms are priorities gaining traction in residential developments as people begin to understand the impact on their health and wellbeing, Bevilacqua says.
For more information, download our eBook <a href="http://propertyobserver.com.au/forward-planning/tools/ebooks-and-webinars/52152-australia-aspires-to-global-green-leadership-the-living-building-challenge" target="_blank">here</a>. 
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What are the future trends in sustainable residential development?

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Australia’s first Living Building Challenge design competition will be the first in the world to focus on a retail centre: Frasers Property Australia’s Brickworks retail project in Melbourne’s Burwood East.
The Brickworks Living Building Challenge design competition, run by the Living Future Institute of Australia with Principal Partner Frasers Property Australia, aims to explore the boundaries of sustainable design within the retail environment and redefine ‘best practice’ for the sector.
It is calling for designers, professionals, environmental experts, students and others to submit ideas for the retail centre, which Frasers Property Australia will develop within a wider masterplan for the site in the near future.
For more information, download our eBook <a href="http://propertyobserver.com.au/forward-planning/tools/ebooks-and-webinars/52152-australia-aspires-to-global-green-leadership-the-living-building-challenge" target="_blank">here</a>.
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Australia’s first Living Building Challenge design competition 

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SPONSORED POST
Sustainable retail development doesn’t end when the buildings have been completed. A retail centre’s ongoing operations have as much of an effect on its sustainability as its design and construction.
Buildings account for over 40 percent of the world’s energy usage, according to the United Nations Environment Program Sustainable Buildings and Construction Initiative. Additionally, the built environment consumes about a third of our water, generates 40 percent of our waste, and is the world’s largest contributor to greenhouse gas emissions, according to the Green Building Council of Australia.
Vice-Chair of the Board for the Living Future Institute of Australia Stephen Choi says owners and operators of Australian commercial buildings, including retail centres, have been active in reducing their energy and water consumption as it makes business sense to do so. Forward-thinking centre operators are now looking to contribute more to their communities over the long term.
For example, Central Park in Sydney, which includes retail and residential buildings, has an on-site thermal tri-generation plant and an on-site water recycling plant. These reduce carbon emissions, minimise mains water demand and may allow excess water and electricity to be exported to nearby neighbourhoods.
One of the criteria in the Living Building Challenge performance standard is that a project must supply 105 percent of its energy needs by on-site renewable energy on a net annual basis. Projects must also provide on-site energy storage, which advances in battery technology are helping to make possible.
Frasers Property Australia’s general manager of sustainability Paolo Bevilacqua predicts battery storage will be common in commercial buildings in five years.
“The technology has developed rapidly and feasible to use it on a commercial scale,” he says.
Other ways retail centres are becoming more sustainable concentrate on their interactions with the community and inspiring consumers to act more sustainably.
“Retailers are offering visual examples to the consumer to demonstrate the fact that the energy they use is renewable, that they grow food on site, and sharing that knowledge and data to have a role beyond the centre itself,” Bevilacqua says.
Some retailers are promoting that they use local produce, including food grown on site. Frasers Property has investigated growing mushrooms in retail centre basements, for instance.
Bevilacqua expects to see urban agriculture expand from small scale gardens to commercially operated urban farms over time. There are examples of this in the US and UK, although in Australia urban farming is in its infancy.
In future, shopping centres may run workshops on how to grow food, expanding their role from being places to shop to centres for learning, Bevilacqua says.
Existing examples of retail centres operating this way include Jamie’s Ministry of Food, which runs workshops on healthy cooking in UK shopping malls, (<a href="https://www.jamieoliver.com/jamies-ministry-of-food/" target="_blank">https://www.jamieoliver.com/jamies-ministry-of-food/</a>) and demonstrations held at Westfield Stratford in the UK of Pavegen, a technology that generates energy as people walk over it (<a href="https://pavegen.com/home" target="_blank">https://pavegen.com/brands/generation-green-westfield</a><a href="https://pavegen.com/home" target="_blank">stratford</a>).
For more information, download our eBook <a href="http://propertyobserver.com.au/forward-planning/tools/ebooks-and-webinars/52152-australia-aspires-to-global-green-leadership-the-living-building-challenge" target="_blank">here</a>.
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What are the future trends for operating sustainable retail centres?

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<img src="/images/2016/10/27/capital-bluestone-logo-retina.png" alt="" width="345" height="82">
SPONSORED POST
A new era of integrated living has dawned in Sydney’s north-west with the approval of the $280M Esplanade mixed-use development on Norwest Lake.
The Sydney West Joint Regional Planning Panel has signed off on plans for Esplanade which is Norwest’s first truly integrated development.
Esplanade consists of two 18-storey towers, which will include 247 apartments in a mix of one, two and three bedroom configurations; a range of private resident facilities like pool, gym, open-air cinema and lush landscaped gardens; as well as 6,000sqm of waterfront retail space and three levels of boutique commercial suites.
In a unique offering, Esplanade also includes four-bedroom penthouses called Sky Residences, which allow owners to upgrade to a low-maintenance lifestyle in a spacious home-like apartment.  The distinctive penthouses are expected to be released to the market in early 2017.
Development manager, Capital Corporation, credited with more than 45 projects in the successful Norwest Business Park, reports that all commercial suites and more than 60 percent of the apartments have already sold pre-DA, demonstrating a huge appetite for the convenience and lifestyle that comes with apartment living.
Capital Corporation Managing Director Steve Grant says the sales success of the commercial workspaces is testament to the continued belief in Norwest as a thriving business park which is now evolving into an exciting residential and urban precinct.
 “This approval from the JRPP is great news for the many people who have shown their confidence in what we’ve proposed by purchasing prior to approval. More than 85 percent of buyers are local to the area and keen to stay connected to the community they love but want the change of lifestyle that Esplanade offers,” he says.
 “We’ve had the chance to incorporate feedback from Council and the Norwest Business Association and we’re delighted with the outcome. We’re even more excited for the buyers who will be very pleased to see their new home progress,” he said.
Mr Grant said enquiry for apartments remained constant, with downsizers, families and investors all drawn to the ‘all-in-one vertical village’ concept and the array of resort-like facilities.
“Buyers are consistently telling us they’re excited about the lifestyle and the ‘high-end’ nature of Esplanade,” Mr Grant says.
“We know that projects like Esplanade help shape the face of the local area and how people live so this is an important example of how development companies can work collaboratively with planning authorities to ensure the needs of current and future residents are met and even exceeded.”
Prices started from $525,000 for a one-bedroom unit while two-bedroom apartments with parking started from $725,000. A range of premium lakefront apartments have recently been released, and the penthouse collection will come onto the market later this year.
Construction of Esplanade is expected to start in 2017.
For more information, call 1800 088 800 or visit the sales suite with a full-size two-bedroom display apartment at 11 Solent Circuit, Baulkham Hills, from noon to 3pm on Wednesdays to Sundays.
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The towers heralding a suburb’s new era

<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

“This is a deliberately very different proposition for us,"&nbsp;Tim Lowe, Co-Founder of Lowe Living, said.

"Eight residences is exceptionally boutique, but that's precisely what this site calls for.

“There is a strong community in Middle Park and the surrounding suburbs who have spent decades building a life here. They no longer want the maintenance of a large period home, but they aren't prepared to compromise on space, quality or location. We think there is a real opportunity to capture that hyper local market. A site like this rarely comes to market.”

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

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