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EXPERT OBSERVATION 
Inflation: The Consumer Price Index – the main measure of inflation in Australia – rose by 0.3 per cent in the March quarter (consensus: 0.2 per cent). In seasonally adjusted terms the CPI rose by 0.4 per cent. The annual rate of headline inflation lifted from 1.8 per cent to 2.2 per cent – the strongest pace in 5½ years. 
Underlying measures: The Reserve Bank monitors three measures to derive the underlying inflation rate. The trimmed mean rose by 0.5 per cent in the March quarter (1.8 per cent annual); the weighted median rose by 0.5 per cent (1.7 per cent annual) and the CPI less volatile items rose by 0.5 per cent (2.1 per cent annual). Overall, underlying inflation rose by around 0.5 per cent in the quarter and by around 1.7 per cent over the year. Market goods and services less volatile items rose by 0.3 per cent in the quarter to be up 2.1 per cent on the year.
Main changes: The most significant price rises in the March quarter were for food and non-alcoholic beverages (+1.9 per cent), alcohol and tobacco (+1.6 per cent), education (+2.6 per cent) and health (+1.7 per cent). The most significant offsetting price falls this quarter are automotive fuel (-6.0 per cent), domestic holiday travel and accommodation (-3.1 per cent) and international holiday travel and accommodation (-3.0 per cent).
<h2>What does it all mean?</h2>
Aussies venturing out to buy essentials at supermarkets during the peak of the coronavirus (COVID-19) crisis would’ve noticed that food had become more expensive. In fact, prices of food and non-alcoholic beverages surged by an annual growth rate of 3.2 per cent in the March quarter – the strongest rate in 5½ years – propelling overall headline consumer prices higher. Why? Supply shortages due to the drought and bushfires – fruit and vegetable prices lifted sharply. 
The Bureau of Statistics said, “There were some price effects of COVID-19 apparent in the March quarter due to higher purchasing of certain products towards the end of the quarter, as restrictions came into effect. Most notably, rises were seen in, other non-durable household products (+3.4 per cent), which includes toilet paper; personal care products (+2.2 per cent), which includes soap and hand sanitiser; and other cereal products (+4.4 per cent), which includes rice and pasta.”
The lift in grocery prices broadly aligns with Coles’ sales report today. The supermarket chain not only reported a record 12.9 per cent lift in sales to $9.2 billion during the March quarter, but it also announced that its grocery and food prices rose by 2.6 per cent during the quarter, or by 1.8 per cent excluding tobacco and fresh foods. Why? COVID-19 panic buying saw a surge in shopper demand so the company scaled-back promotional activity with consumers preferring to purchase smaller grocery pack sizes in the frenzy.
But before anyone gets too excited about the headline annual inflation rate hitting the lower end of the Reserve Bank’s 2-3 per cent target band, the demand shock from the virus crisis is about to plunge Australia into the deflationary world, a world experienced by Japan and Europe in recent years. In fact, Reserve Bank Governor Philip Lowe warned last week that, “it is quite likely that year-ended headline inflation will turn negative in June. If so, this would be the first time since the early 1960s that the price level has fallen over a full year.”
 A sharp decline in crude oil and petrol prices, supportive government measures to cap and reduce prices - such as free childcare – tepid wage growth and weaker home rental prices are all likely to be disinflationary. Given the size of the housing cost basket within the consumer price index - around 23 per cent – falling home prices, higher vacancy rates and weaker rents could persist for the rest of 2020, weighing on consumer prices. 
Slow wage growth and falling prices of consumer goods – such as electronics, clothing and footwear – have been a feature of low-inflation for several years now. And businesses have been reluctant to pass on the rising cost of imported goods (due to the weaker Aussie dollar) amid consumer spending caution and intense competition. The huge impact of the economic shutdown will see deflation persist for a few quarters. In fact, Commonwealth Bank Group economists are forecasting the annual headline rate to fall to just 0.5 per cent in 2020 after turning negative in the June quarter. But the annual underlying inflation measure (trimmed mean) is estimated to hold up at 1.3 per cent in 2020.
RYAN FELSMAN senior economist at CommSec
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j.ballantyne1990-6AQqhLzZaK

Highest headline inflation in 5½ years: Ryan Felsman

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NAB data shows dramatic falls in consumption-based spending and business payment inflows post COVID-19 containment measures, with the pace of decline continuing to accelerate quite rapidly across many industries.
Spending in the year to date has fallen heavily in all states and territories, with Victoria leading the way.
By industry sector, spending is down most in Administration &amp; Support Services, Accommodation &amp; Food Services and Transport, Postal &amp; Warehousing, with Construction the only sector recording growth.
A handful of sub-industries have seen spending growth including - Internet Publishing &amp; Broadcasting, Construction Services, Gambling Activities, Food Retailing and Building Cleaning &amp; Pest Control. Business payment inflows into NAB merchants have also fallen sharply.
Corporates continue to outperform (particularly compared to medium and small business) and inflows remain positive, but have fallen steeply in April.
By industry, the hit to inflows has been most apparent in the Accommodation &amp; Food Services (particularly Clubs, Pubs, Cafes, Restaurants &amp; Takeaway Food) and Arts &amp; Recreation Services (particularly Amusement &amp; Other Activities and Sports &amp; Physical Recreation) - sectors that have borne the brunt of forced business closures and social isolation measures.
Inflows are also down heavily in Mining.
Inflows are holding up best in Wholesale Trade - the only sector recording growth in inflows.
Other industries holding up comparatively well include Health Care &amp; Social Assistance and Professional, Scientific &amp; Technical Services, although payment incomes are well down on the previous month.
Big falls have also been recorded in parts of Retail including Clothing, Footwear &amp; Personal Accessories, Department Stores and Motor Vehicles. Only two sub-sectors reported positive gains in payment inflows - Specialised Food Retailing &amp; and Hardware, Building &amp; Garden Supplies.
 Overall, consumption spending has fallen 19.5% (not seasonally adjusted) since the start of the year. Spending over the year to date has fallen heavily in all states and territories. The steepest falls over the year to date are in VIC (-23.0%), followed by the ACT (-20.7%), WA (-20.5%) and NSW (-20.4%). Spending is currently holding up best in TAS (-14.9%) and the NT (-15.0%).
 During these extraordinary times we have taken the decision to publish aggregated customer datacategorised by industry segment with the view of helping to provide clarity around which segments of theeconomy have been most affected by the broader macroeconomic trends at play. NAB takes data privacy veryseriously. All customer transaction data has been aggregated and no individual’s data is specificallyidentified or analysed as part of this process. The data used in this report will not be sold or made publiclyavailable, but insights from the data will be shared with the Australian people.NAB data shows dramatic falls in consumption-based spending and business payment inflows post COVID-19containment measures, with the pace of decline continuing to accelerate quite rapidly across manyindustries.Spending in the year to date has fallen heavily in all states and territories, with Victoria leading the way. Byindustry sector, spending is down most in Administration &amp; Support Services, Accommodation &amp; FoodServices and Transport, Postal &amp; Warehousing, with Construction the only sector recording growth. Ahandful of sub-industries have seen spending growth including - Internet Publishing &amp; Broadcasting,Construction Services, Gambling Activities, Food Retailing and Building Cleaning &amp; Pest Control.Business payment inflows into NAB merchants have also fallen sharply. Corporates continue to outperform(particularly compared to medium and small business) and inflows remain positive, but have fallen steeply inApril. By industry, the hit to inflows has been most apparent in the Accommodation &amp; Food Services(particularly Clubs, Pubs, Cafes, Restaurants &amp; Takeaway Food) and Arts &amp; Recreation Services (particularlyAmusement &amp; Other Activities and Sports &amp; Physical Recreation) - sectors that have borne the brunt offorced business closures and social isolation measures. Inflows are also down heavily in Mining.Inflows are holding up best in Wholesale Trade - the only sector recording growth in inflows. Otherindustries holding up comparatively well include Health Care &amp; Social Assistance and Professional, Scientific&amp; Technical Services, although payment incomes are well down on the previous month.Big falls have also been recorded in parts of Retail including Clothing, Footwear &amp; Personal Accessories,Department Stores and Motor Vehicles. Only two sub-sectors reported positive gains in payment inflows -Specialised Food Retailing &amp; and Hardware, Building &amp; Garden Supplies
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Consumption spending down 20% due to COVID-19 measures: NAB

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Murray River oasis on Paisley Island with views from every room has been listed for auction. 
The 2,080 sqm <a href="https://www.realestate.com.au/property-house-sa-paisley-133377934" target="_blank">Lot 14 River Drive</a> property is just 90 minutes from Adelaide CBD by car. 
The four-bedroom, two-bathroom property is schedules for an online auction on May 7, 2020 through Ray White agents Darren Pratt and Sheridan Huddy. 
“In 1992 I got a phone call from my mate telling me the guy next door was selling his property and asked if I wanted to take a look at it – I didn’t hesitate and went there pretty much straight away,” said the homebuilder and homeowner.
“I took my father, who was visiting from Poland at the time, and what we saw was this shack sat on the banks of the river on the front block.   “I turned to my father and asked his opinion and his advice was to close my eyes, put my hand in my pocket and just buy it, so that’s exactly what I did.
“After that, I purchased the back block and then the end block, and that gave us three blocks on the one title to play with. “The wildlife here is truly stunning. You can sit on the deck, have a coffee and watch the swans swim by or feed the pet goose, Lucy.  “Also, because we have the three end blocks of the island, there’s no through traffic so the peace and serenity is wonderful.   “The sun rises and sets against the cliffs and you can watch the boats and watercraft go past all day long.  “But my wife and I are in our 70’s now, and this is a property suited to a younger generation, so it’s time for our next chapter in life.”
The owner recalled how he used to work for an architect in Sydney, and after all the planning, he built the property by himself over two years. 
There are 28 lots on the island.
<img src="https://www.urban.com.au/images/2020/4/29/20_Pailsey_3.JPG" alt="">   Ray White Barossa Valley/Two Wells Principal Darren Pratt said the property was an opportunity to capitalise on an amazing river outlook on the water’s edge.
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Murray River oasis on Paisley Island to go under the hammer

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Premier global construction company, Multiplex, has completed Hengyi’s $350 million high-rise residential development, Swanston Central, delivering a new addition to Melbourne’s inner-city skyline.
Located on the former Carlton United Brewery site at 160 Victoria Street in Carlton, the 71-level Swanston Central was designed by architects Elenberg Fraser. It comprises 1,045 residential apartments, 2,500 square metres of retail space over podium levels and a 345 square metre office space on Level 22.
With its highest point at 257 metres above street level, Swanston Central offers residents panoramic views across Melbourne.
Multiplex Regional Managing Director Graham Cottam said the contractor was delighted to complete the landmark high-rise development for Hengyi.
“With a rich history dating back to the mid-1800s, the delivery of Swanston Central has seen the original Carlton Brewing site reborn into a vibrant vertical village,” said Mr Cottam.
“Supported by our extensive experience in high-rise construction, we’re proud to have delivered Swanston Central on time and to an exceptional standard for residents.”
Work on the Swanston Central project spanned 3.5 years commencing on August 23rd 2016 and according to Multiplex over 1,000 people worked on site throughout construction.
A range of innovative construction techniques have been used by Multiplex including the use of precast formwork to build outriggers on the face of Levels 22, 47 and 48 and the installation of the entire curtain wall behind screens to improve safety. Swivel arm technology was used to install curtain wall glass to free-standing hero columns without the need for tower cranes or mobile cranes.
ESD features include a 50,000 litre rainwater tank for irrigation, pool top-up and filter backwash.
Swanston Central features a landscaped common area plaza providing access from Victoria Street right through to Queensberry Street, with a mixture of retail and shops at Ground and Level 1.
Resident facilities include a lap pool, two spas, sauna, steam room and four cabana areas.
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Level 47 features private dining rooms, golf simulators, games rooms, a library and two cinema media rooms. An exclusive sky lounge on Level 69 provides an open plan common area that can be booked for events and parties.
A signature element of Swanston Central’s design is its striking interlocking glass panels that change colour from green to silver and pink. The heritage-listed two-level Carlton United Brewery building at the front of the site has been refurbished and will be leased out to future retail or commercial tenants. It incorporates a refurbished heritage board room from the 1800’s.
The site operated as a brewery for over 100 years from 1864 until 1987 when it was demolished. It was then vacant until Hengyi acquired it in 2016 and commenced construction on Swanston Central.
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Multiplex completes $350 million Melbourne residential development 

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GUEST OBSERVER
The coronavirus pandemic has dramatically shifted our lives and the ways we move about our cities. Despite tight restrictions on non-essential work and outings, and on social gatherings in every state and territory, governments have listed exercise as one of four essential activities. As a result, we have seen increases in the number of people walking and cycling, including children.
Physical activities such as walking and cycling are perfectly compatible with physical distancing – but only with the right infrastructure. More than 100 Australian health and transport experts have signed an <a href="https://drive.google.com/file/d/1-dBhS2mhOX6y8aH6MWYfg1J483Bz8o8j/view">open letter</a> calling on governments to enact urgent measures to support safe walking and cycling and social distancing during the COVID-19 pandemic.
Increased numbers lead to crowding
If you have walked or ridden around your neighbourhood, you have probably noticed more people on footpaths and shared walking and cycling paths. This increase in numbers is exposing much of our walking and cycling infrastructure as inadequate. It simply doesn’t provide enough space to follow physical distancing rules, leading to <a href="https://www.theage.com.au/national/victoria/too-close-for-comfort-when-a-walk-in-the-park-is-no-walk-in-the-park-20200415-p54k46">reports</a> of overcrowding on these paths.
The pandemic has highlighted the volume of street space given to motor vehicles, at the cost of space for people to walk and cycle. Given the <a href="https://www.arrb.com.au/latest-research/data-sheds-new-light-on-covid-19-effects?fbclid=IwAR2C37MlfBfz_qB6Ip6xfb2Tu5pTeYGj6baIXvKqlHA3NsMd8szdgPlmExk">far lower traffic volumes</a> on roads, cities across the globe have been reallocating road space to enable people to walk and cycle safely while adhering to physical distancing. Australian cities appear to have lagged behind.
The pandemic has highlighted the <a href="https://theconversation.com/coronavirus-reminds-us-how-liveable-neighbourhoods-matter-for-our-well-being-135806">importance of our local neighbourhoods</a> and the need to provide safe space locally for walking and riding, particularly for our children. As many Australians are staying home, most of our physical activity occurs on the streets and paths around our homes.
Therefore, we must focus our efforts on our neighbourhoods, local streets and shopping centres, where residents need safe and easy opportunities to be active. This includes providing safe routes to children’s schools, activity centres and other hubs.
Experts call for action
The call by more than 100 health and transport experts for infrastructure to enable safer walking and cycling has been supported by key organisations including the Heart Foundation, Public Health Association of Australia, the Australasian College for Emergency Medicine, the Australasian College of Road Safety, the Royal Australasian College of Surgeons Trauma Committee, Kidsafe, the Australasian Injury Prevention Network, Doctors for the Environment Australia, The Committee for Sydney and The Committee for Adelaide.
Across the world we see many examples of the rapid roll-out of social distancing infrastructure to support cycling and walking during the COVID-19 pandemic:
<ul>
<li>
<a href="https://www.forbes.com/sites/carltonreid/2020/04/22/paris-to-create-650-kilometers-of-pop-up-corona-cycleways-for-post-lockdown-travel/#995399754d40">Paris</a> is rolling out 650km of emergency bicycle lanes
</li>
<li>
<a href="https://www.theguardian.com/world/2020/apr/21/milan-seeks-to-prevent-post-crisis-return-of-traffic-pollution">Milan</a> has announced 35km of streets will be transformed for walking and cycling
</li>
<li>
<a href="https://www.theguardian.com/world/2020/apr/10/oakland-california-slow-streets-coronavirus-us">Oakland</a> is allocating 10% of the city’s streets for walking and cycling
</li>
<li>
<a href="https://www.forbes.com/sites/carltonreid/2020/04/13/new-zealand-first-country-to-fund-pop-up-bike-lanes-widened-sidewalks-during-lockdown/#5aad1f07546e">New Zealand</a> has announced significant funding to help councils create more people-friendly spaces in towns and cities.
</li>
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These are just a few examples. We must also consider lowering the default urban speed limit to 30km/h and reducing traffic on residential streets and around local business areas.
Australia lagging behind
Despite the urgent need for connected networks of walking and cycling infrastructure in Australia, we have not seen a similar response from federal, state and territory governments.
At the moment, local councils often don’t have the authority to make changes locally or take road space without the approval of the state or territory government. We need these governments to recognise the need for rapid action and provide temporary delegation powers to local councils to enable quick infrastructure changes to support safe walking and cycling. This has happened in New Zealand and the UK.
The roll-out of this infrastructure will also be critical in reactivating the economy when physical-distancing measures are relaxed.
Financial and planning experts have <a href="https://www.theage.com.au/politics/victoria/the-road-to-recovery-are-victoria-s-mega-projects-still-worth-it-20200423-p54mja">recommended against investing in major road projects</a>. Instead, they recommend smaller-scale projects that focus on sustainable modes of transport. Such projects will enable people to travel to work and school using transport modes that are both safe and healthy.
A turning point for our cities
Public transport typically <a href="https://www.infrastructure.gov.au/infrastructure/pab/soac/files/2015_SoAC_full_report.pdf">moves up to half of all people</a> travelling to work in some city centres. However, physical distancing is often a challenge on public transport. As restrictions are eased, shifting even a proportion of these passengers to walking or cycling trips will have infection-control advantages that limit transmission.
If there is not a significant shift to cycling or walking, private car use is likely to increase. The results will be increased congestion and pollution and reduced community amenity.
Never before have we seen such a shift to active modes as our population has sought to stay healthy and active during the COVID-19 pandemic. Our immediate priority must be to tackle the inadequacies of current walking and cycling infrastructure to enable physical distancing.
Beyond this, we must look to the future. To promote active transport, we need more space that encourages these modes. We need space for health.
This is one moment in time to undo the wrongs of past transport policies that promoted the use of private cars and harmed population health and the environment. We must use this opportunity to future-proof our cities, invest in active modes of transport and ensure we provide safe and equitable mobility solutions for people today and for generations to come.<img src="https://counter.theconversation.com/content/137374/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/ben-beck-54">Ben Beck</a>, Senior Research Fellow, School of Public Health and Preventive Medicine, <a href="https://theconversation.com/institutions/monash-university-1065">Monash University</a>; <a href="https://theconversation.com/profiles/billie-giles-corti-4363">Billie Giles-Corti</a>, Distinguished Professor and Director, Urban Futures Enabling Capability Platform, and Director, Healthy Liveable Cities Group, <a href="https://theconversation.com/institutions/rmit-university-1063">RMIT University</a>, and <a href="https://theconversation.com/profiles/rebecca-ivers-137088">Rebecca Ivers</a>, Professor of Public Health; Head of School, Public Health and Community Medicine, <a href="https://theconversation.com/institutions/unsw-1414">UNSW</a>
This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/physical-distancing-is-here-for-a-while-over-100-experts-call-for-more-safe-walking-and-cycling-space-137374">original article</a>.
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Over 100 experts are calling for more safe walking and cycling space

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GUEST OBSERVER
Amidst a global pandemic, some people are starting to dream big about infrastructure projects to help get Australia moving again. The decades-old dream of an Australian fast train is <a href="https://amp.smh.com.au/politics/federal/labor-backs-economic-game-changer-high-speed-rail-as-part-of-pandemic-recovery-20200418-p54l24">back in the headlines</a>. But, as alluring as it sounds, the federal opposition’s idea for a bullet train from Melbourne to Brisbane is not a good use of a generation’s worth of infrastructure spending.
After the coronavirus crisis, there may be good reasons to fast-track infrastructure to create jobs and stimulate the economy. But it remains as important as ever that funding go only to worthy projects. A bullet train does not fit the bill.
No silver bullet
Federal Labor <a href="https://www.smh.com.au/politics/federal/labor-backs-economic-game-changer-high-speed-rail-as-part-of-pandemic-recovery-20200418-p54l24">claims</a> the train would be an “economic game-changer” for the regions in its path. But a <a href="https://www.infrastructure.gov.au/rail/publications/high-speed-rail-study-reports/files/HSR_Phase_2-Main_Report_Low_Res.pdf">study</a> into the train, commissioned by Labor itself in government in 2010, found no evidence for this.
Any regional development was too uncertain, the authors concluded, to be considered in their cost-benefit analysis. In fact, they found the project could damage towns along the route:
The history of the impact of transport improvement in Australian towns is that they concentrate activity in the larger centres and create commuter towns lacking in higher level services. Without concerted efforts to the contrary, this is also a likely outcome of the introduction of HSR [high-speed rail].
Of course, as advocates will be quick to point out, the study did conclude total benefits would outweigh costs by a considerable margin: $2.30 in benefit for every $1 of cost. But this rosy calculation was based on a series of assumptions that are either outdated or inappropriate. As our upcoming report on fast rail will explain in more detail, it’s unlikely the train’s benefits would exceed its costs if a rigorous independent assessment were carried out today.
The benefits are also narrowly concentrated. The biggest winners would be business travellers between Melbourne, Sydney and Brisbane. Wider benefits to society accounted for only 3% of the total, and the effect on economic growth was expected to be minimal.
That’s because the train would take a very long time to build. According to the study, the project would only be “shovel ready” 15 years after funding was committed. This makes it completely ineffective as a timely stimulus during a downturn.
Advocates also argue the train would reduce emissions by taking high-emitting planes out of the sky. But a net reduction won’t be achieved for many years – maybe decades – because constructing the line would create so many emissions.
If built, this train would be the most expensive infrastructure project in Australian history. The study estimated the price tag at A$114 billion – A$130 billion in today’s dollars. As our chart shows, this is enough to pay for an entire generation’s worth of infrastructure.
<a href="https://images.theconversation.com/files/330286/original/file-20200424-126800-jhqvr2.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/330286/original/file-20200424-126800-jhqvr2.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
 Projects are not presented as an alternative to the train but provide a point of reference for the scale of spending required for the high-speed rail project. Projects in yellow have active government funding commitments. Figures indicate total project funding costs, including private contributions. Figure for the fast train is in 2019 dollars. Source: Based on most recent figures from Department of Infrastructure, Transport, Regional Development and Communications, Infrastructure Australia, NSW, Victorian and Queensland governments, Brisbane City Council, AECOM, ABS, Author provided
<img src="https://images.theconversation.com/files/330891/original/file-20200427-28119-1gi471o.PNG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt="" width="335" height="349">
So what should be done?
It is true current low interest rates would make borrowing to pay for such a large project cheaper than ever before, and fast-tracking infrastructure may be justified to aid economic recovery. But that doesn’t give governments a blank cheque to spend on whatever they like. The crisis does not absolve government of its responsibility to scrutinise projects to decide whether they are worthwhile.
A good place to start is by identifying the problem you want to solve.
If regional development is the goal, other options are available to governments that are more likely to be effective than a bullet train. <a href="https://www.infrastructurevictoria.com.au/wp-content/uploads/2019/03/IV_30_Year_Strategy_WEB_V2.pdf">Infrastructure Victoria</a> and <a href="https://insw-sis.visualise.today/documents/INSW_2018SIS_BuildingMomentum_Summary.pdf">Infrastructure NSW</a> both identify better digital connectivity as a pressing need for regional and rural areas. The <a href="https://www.smh.com.au/politics/federal/nbn-urged-to-intervene-as-pandemic-tests-broadband-connections-20200316-p54ain">current strain</a> on the national broadband network as many of us try to work from home is a good reminder of the link between connectivity and productivity.
If governments do want to focus on transport, “smaller picture” projects, though not as glamorous, tend to deliver more bang for buck, as <a href="https://grattan.edu.au/report/remarkably-adaptive/">previous Grattan work</a> has argued.
Projects that can be fast-tracked to start construction soon are also more likely to support economic recovery. Infrastructure Australia’s <a href="https://www.infrastructureaustralia.gov.au/sites/default/files/2020-02/current_priority_list_%20february_2020.pdf">priority list</a> suggests a range of transport projects and initiatives that are much further developed, including improving the Sydney-Canberra rail link. And the priority list includes projects that benefit all states and territories, not just the big three on the east coast.
The coronavirus crisis has upended many of our assumptions about “normal operating procedure” for governments. But it doesn’t mean we throw the old rule book out the window. Governments should only spend public money on projects that have clear and tangible benefits to society – not on grand “nation-building” projects that are big on style but low on substance.<img src="https://counter.theconversation.com/content/136834/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/marion-terrill-169480">Marion Terrill</a>, Transport and Cities Program Director, <a href="https://theconversation.com/institutions/grattan-institute-1168">Grattan Institute</a> and <a href="https://theconversation.com/profiles/tom-crowley-1041697">Tom Crowley</a>, Associate, <a href="https://theconversation.com/institutions/grattan-institute-1168">Grattan Institute</a>
This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/look-beyond-a-silver-bullet-train-for-stimulus-136834">original article</a>.
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Look beyond a silver bullet train for stimulus: Grattan Institute

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GUEST OBSERVATION
Air quality on Australia’s roads matters. On any given day (when we’re not in lockdown) people meet, commute, exercise, shop and walk with children near busy streets. But to date, air quality monitoring at roadsides has been <a href="https://www.propertyobserver.com.au/https://www.mdpi.com/2073-4433/10/4/217">inadequate</a>.
I and my colleagues wanted to change that. Using materials purchased from electronics and hardware stores for around A$150, we built our own air quality monitors.
Our <a href="https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0231778">newly published research</a> reveals how our devices detected particulate pollution at busy intersections at levels ten times worse than background levels measured at official air monitoring stations.
Our open-source <a href="https://journals.plos.org/plosone/article/file?id=info%3Adoi/10.1371/journal.pone.0231778.s001&amp;type=supplementary">design</a> means citizen scientists can make their own devices to measure air quality, and make the data publicly available.
This would provide more valuable data about city traffic pollution, giving people the information they need to protect their health.
Particulate matter: a tiny killer
Everyone is exposed to <a href="https://www.tandfonline.com/doi/full/10.3109/08958378.2011.593587">airborne particulate matter</a> emitted by industry, transport and natural sources such as bushfires and dust storms.
Particulate matter from traffic is a mixture of toxic compounds, both solid and liquid. It’s a well-known health hazard, particularly for children, the elderly, pedestrians, cyclists and people working on or near roads.
Particulate matter smaller than 2.5 micrometres in diameter, referred to as PM2.5, is particularly harmful. To put this in context, a human hair is about <a href="http://npi.gov.au/resource/particulate-matter-pm10-and-pm25">100 micrometres</a> in width.
When inhaled, these fine particles can damage <a href="https://www.atsjournals.org/doi/full/10.1164/rccm.201404-0613ED">heart and brain function, circulation</a>, <a href="https://www.atsjournals.org/doi/full/10.1164/rccm.201410-1875OC">breathing</a> and the <a href="https://www.sciencedirect.com/science/article/pii/S100107421732764">immune and endocrine systems</a>. They have also been linked to <a href="http://npi.gov.au/resource/particulate-matter-pm10-and-pm25">cancer</a> and <a href="https://www.sciencedirect.com/science/article/pii/S0013935115300207">low birth weight</a> in newborns.
Do-it-yourself air monitoring
Highly reliable equipment to measure air quality has <a href="https://www.propertyobserver.com.au/https://europepmc.org/article/PMC/5677343">traditionally been expensive</a>, and is not deployed widely.
Official air quality monitoring <a href="https://www.mdpi.com/1424-8220/19/1/189/htm">usually</a> takes place open spaces or parks, to provide an averaged, background reading of pollution across a wide area. The monitoring stations are not typically placed at pollution sources, such as power stations or roads.
However there is growing <a href="https://www.sciencedirect.com/science/article/abs/pii/S1352231011002299">evidence</a> that people travelling outdoors near busy city roads are exposed to high levels of traffic emissions.
<img src="https://images.theconversation.com/files/331238/original/file-20200429-110761-ygbw42.jpeg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt="">
 An air quality monitor built by the researchers and painted purple, attached to a light pole in Liverpool, Sydney. Author supplied
Air quality monitors can be bought off the shelf at low cost, but their readings are not always reliable.
So I and other researchers at the University of Wollongong’s SMART Infrastructure Facility made our own monitors. They essentially consist of a sensor, weatherproof housing, a controller and a fan. Anyone with basic electronics knowledge and assembly skills can make and install one. The monitor connects to the internet (we used <a href="https://www.thethingsnetwork.org">The Things Network</a>) and the software required to run it and collect the data is available for free <a href="http://doi.org/10.5281/zenodo.3627394">here</a>.
The weatherproof housing cost about A$16 to make. It consists of PVC plumbing parts, a few screws and small pieces of fibreglass insect screen, which can be bought at any hardware store.
Sensors can be bought from electronics retailers for little as A$30, but many are not tested, calibrated or overseen by experts and can be <a href="https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0231778">inaccurate</a>. We tested three, and chose the Novasense SDS011, which we bought for A$32.
A controller is needed to run the monitor and send data to the internet. We bought ours from an online retailer for under A$60. A fan, needed to circulate air through the housing, was bought from Jaycar for A$14.
Accounting for wiring and a few other parts, our monitors cost under A$150 each to make - ten times cheaper than mid-grade commercial detectors – and produce reasonably accurate results.
What we found
Following community meetings, we deployed our sensors at nine key locations and intersections around Liverpool in Western Sydney, a region which has traditionally suffered from poor air quality.
Our monitors have been in place since March 2018, placed close to pedestrian height on structures such as light poles, shade awnings or walls.
They have detected roadside measurements of PM2.5 at values of up to 280 micrograms per cubic metre in morning peak traffic. This is more than <a href="https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0231778">ten times</a> the readings at the nearest official monitoring station. The severity of the pollution and how long it lasts depends on how bad the traffic is.
These findings are <a href="https://www.propertyobserver.com.au/https://www.mdpi.com/2073-4433/10/4/217">comparable</a> to other studies of busy roads.
<img src="https://images.theconversation.com/files/331244/original/file-20200429-110761-wu324r.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
 Pollution from vehicle emissions can have serious health consequences. Dean Lewins/AAP
Breathing easier
Our experience of roadside air quality can be improved in a number of ways.
Obviously, exposure to air pollution is worst at peak traffic times, so plan your travel to avoid these times, if possible.
Pollution levels <a href="https://www.propertyobserver.com.au/https://www.mdpi.com/2073-4433/10/4/217">drop quickly</a> with distance from busy roads and can be at near background levels just one block away. So try to detour along quieter back streets or through parks.
Barriers, such as dense roadside vegetation, <a href="https://www.sciencedirect.com/science/article/pii/S1352231017303151?via%3Dihub">can shield pedestrians</a> from pollution. Children in prams are <a href="https://www.sciencedirect.com/science/article/pii/S0160412019345593">more exposed</a> to traffic pollution than adults, as they are closer to the level of vehicle exhaust pipes. Pram covers can <a href="https://www.sciencedirect.com/science/article/pii/S0160412019345593">reduce infants’ exposure</a> by up to 39%.
Of course, the best way to reduce air pollution from traffic is to have fewer vehicles on our roads, and cleaner fuel and engines.
In the meantime, we hope our low-cost technology will prompt citizen scientists to develop their own sensors, producing the data we need to breathe easy in city streets.
<a href="https://theconversation.com/profiles/hugh-forehead-1047887">Hugh Forehead</a>, Research Fellow, <a href="https://theconversation.com/institutions/university-of-wollongong-711">University of Wollongong</a>
This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/air-quality-near-busy-australian-roads-up-to-10-times-worse-than-official-figures-137227">original article</a>.
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Air quality near busy Australian roads up to 10 times worse than official figures

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GUEST OBSERVATION
As lockdowns are relaxed around the world and people return to their workplaces, the next challenge will be adapting open office spaces to the new normal of strict personal hygiene and physical distancing.
While the merits and disadvantages of open plan and flexible workspaces have long been debated, the risk they posed of allowing dangerous, highly contagious viruses to spread was rarely (if ever) considered.
But co-working spaces are characterised by shared areas and amenities with surfaces that need constant cleaning. Droplets from a single sneeze can travel <a href="https://www.propertyobserver.com.au/https://jamanetwork.com/journals/jama/fullarticle/2763852">over 7 metres</a>, and surfaces within pods or booths, designed for privacy, could remain <a href="https://bmcinfectdis.biomedcentral.com/articles/10.1186/1471-2334-6-130">hazardous for days</a>.
Even in countries such as <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2020-04-27/has-new-zealand-done-better-than-australia-on-coronavirus/12182254">Australia and New Zealand</a> where efforts to “flatten the curve” <a href="https://www.theatlantic.com/politics/archive/2020/04/jacinda-ardern-new-zealand-leadership-coronavirus/610237/">have been successful</a> and which have relatively easily controlled borders, it’s fair to ask whether communal workspaces might be a thing of the past.
Perhaps – if vigilant measures are in place – some countries can continue to embrace collaborative, flexible, activity-based workplace designs and the cost savings they represent. But this is <a href="https://www.vox.com/recode/2020/4/14/21211789/coronavirus-office-space-work-from-home-design-architecture-real-estate?subId3=xid%253Afr1586892270547ich">unlikely to be the case in general</a> in the coming years. Even if some organisations can operate with minimal risk there will be an expectation they provide virus-free workplaces should there be future outbreaks.
Working from home
Worldwide, there will undoubtedly be fewer people in the office – now workers have tried working from home, they may find they like it. And organisations may have little choice but to limit the numbers of workers on-site. Staggered shifts, enforced flexitime, and 24/7 operations may become the norm, along with working remotely.
The open plan model has been criticised for everything from lowered productivity, <a href="https://royalsocietypublishing.org/doi/full/10.1098/rstb.2017.0239">less interpersonal interaction</a>, <a href="https://www.sciencedirect.com/science/article/abs/pii/S0003687016302514?via%3Dihub">antisocial behaviour</a>, <a href="http://irep.ntu.ac.uk/id/eprint/34543/1/12020_1101a_Tyler-Merrick.pdf">reduced well-being</a>, too much <a href="https://www.sciencedirect.com/science/article/pii/S0272494413000340">distraction</a>, a <a href="https://www.sciencedirect.com/science/article/abs/pii/S0272494413000340">lack of privacy</a>, and making workers <a href="https://www.sciencedirect.com/science/article/pii/S0003687018303466?dgcid=rss_sd_all">feel exposed and monitored</a>.
But it has also been shown to <a href="https://theconversation.com/open-plan-offices-can-actually-work-under-certain-conditions-89452">improve cooperation and communication</a>. Whether these innovative spaces are within a large organisation or are communal workspaces where start-ups, freelancers, and contractors can sit together (such as <a href="https://gridakl.com/">GridAKL</a> in Auckland or <a href="https://thecommons.com.au/location/sydney/">The Commons</a> in Sydney), their popularity is undeniable. The sense of community and the ability to share knowledge and ideas are key attractions of co-working.
 
Riding the shared/flexi-space wave have been companies such as WeWork – popularising communal tables within co-working hubs and providing “pods” for private conversations. But there is now little doubt WeWork will be an early casualty of COVID-19. Already in <a href="https://www.forbes.com/sites/bradthomas/2020/04/15/wework-from-home-now/#5035b4bb7093">financial trouble</a> before the pandemic, WeWork will cut more than 1,000 jobs this month.
But what about the thousands of organisations that retooled their densely populated work environments to encourage flexibility, activity-based work, and movement within and between spaces?
James Muir, CEO of sustainability start-up <a href="https://www.crunchandflourish.com/solutions">Crunch and Flourish</a> has no doubt using co-working offices in central Auckland has been a positive: “We benefited from the great community at GridAKL,” he says. “And before long we were collaborating with other start-ups on marketing and design as well as getting great advice from more experienced entrepreneurs.”
Missing social cues online
Those fortuitous conversations and information exchanges will inevitably become rarer as we avoid the risk of interpersonal contact - and they are almost impossible to mimic online. Personal interaction (even within the office) will be replaced with the already familiar virtual video meeting - or even, as TIME magazine reports, <a href="https://time.com/5801882/coronavirus-spatial-remote-work/">holograms and avatars</a>.
However, communication is more challenging when conducted remotely. We are more persuasive in person, particularly if we <a href="https://doi/10.1037/0022-3514.45.2.241">know the person</a>. Being on a video call is <a href="https://www.bbc.com/worklife/article/20200421-why-zoom-video-chats-are-so-exhausting?ocid=ww.social.link.email">more draining</a> than a face-to-face chat because workers must concentrate harder to process non-verbal cues such as tone of voice and body language. Anxiety about technology is another barrier, and some find <a href="https://doi.org/10.1016/j.displa.2012.10.009">lack of eye contact</a> in virtual meetings (mimicked by staring at the “dot” of your own camera) disquieting.
New norms of hand sanitising, cleaning equipment and wearing masks will emerge. Handshaking or friendly pecks on the cheek may soon be things of the past, as will family photos and mementos on desks, if they prove too difficult to sanitise.
Aside from behaviours, policies, and attitudes, the <a href="https://www.cnbc.com/2020/04/27/after-coronavirus-the-office-of-the-future-is-the-office-of-the-past">physical office will need to change</a>. Already, a company in the Netherlands has coined the term the “<a href="https://www.cushmanwakefield.com/en/netherlands/six-feet-office">6 feet office</a>”, aiming to redesign workspaces to help workers maintain social distancing at work.
We may even see the return of the high-walled cubicle, and the introduction of wide corridors and one-way foot traffic, already found in some <a href="https://www.wired.com/story/hospitals-quickly-reshape-treat-covid-19-patients/">hospitals</a>. Activity-based work and hot-desks (which oblige people to move throughout the day) could be replaced by assigned desk arrangements where workers sit back to back.
New builds might incorporate touch-free technology such as voice-activated lifts, doors and cabinets, touchless sinks and soap dispensers, improved air venting and UV lights to disinfect surfaces overnight.
In the meantime, will James Muir resume running Crunch and Flourish from his co-working office after the pandemic? “Yes,” he says, “once the risk of any new cases is under control.”<img src="https://counter.theconversation.com/content/137382/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/rachel-morrison-296325">Rachel Morrison</a>, Associate Professor, <a href="https://theconversation.com/institutions/auckland-university-of-technology-1137">Auckland University of Technology</a>
This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/goodbye-to-the-crowded-office-how-coronavirus-will-change-the-way-we-work-together-137382">original article</a>.
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No more crowded office, how coronavirus will change the way we work together

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The economic impacts from COVID-19 on valuing, owning, managing and administering commercial real estate will be profound, according to a paper released by Property Funds Association.
In conjunction with property valuation firm, Preston Rowe Paterson, The PFA/PRP issues paper Dealing with Valuation Uncertainty – Investment Real Estate serves as a guide to stakeholders in the asset revaluation process during the COVID-19 crisis, raising potential issues among the accounting and valuation standards.
Paul Healy, CEO of Property Funds Association (PFA), said valuation challenges will be felt across the property industry. “It is almost certain that lenders, regulators and auditors will heighten the scrutiny of investment real estate valuations.
“As an industry we are all in this together and it’s important we defer to the recognised accounting and valuation standards."
“These fair valuation standards weren’t all available during the global financial crisis and will help property to navigate the COVID-19 crisis. It’s important we have some uniformity around valuation, which will benefit all in the property investment industry”, he said.
According to the paper, key challenges to accurate property valuations include the speed of COVID-19’s impact on the economy, lack of comparable property data, and the impact from newly introduced legislation including the Commonwealth’s Commercial Leasing Code.
The paper says: “Given the speed with which we have entered into the economic impact of Covid 19… it is likely that there will be a period of time where the market is starved of sale and lease transactions struck after the announcement of the pandemic on 2 March 2020 which would ordinarily allow the direct comparison methodology to apply.”
It also says the Commonwealth’s Commercial Leasing Code (the Code): “…will have a sudden and profound impact on investment real estate cash flows for the period of the Covid 19 pandemic and, as espoused in the Code, a reasonable recovery period, which will in turn impact the underlying value of the asset based on pre COVID 19 cash flows.
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Property faces valuation uncertainty in the wake of Covid-19

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EXPERT OBSERVATION
Following times of crisis, real estate is traditionally the first to bounce back.
COVID-19 bears striking similarities to the Spanish Flu pandemic of 1919, when despite the media creating fear and hysteria through alarmist headlines, capital city housing prices didn’t fall at all. They boomed in 1919 and then continued to rise by more than ten per cent each year until 1921.
After the national recession (1990-91) and after the GFC (2008-09), it was the real estate market that most quickly saw a return to pre-crisis activity and values.
Why? Because everyone needs a roof over their head  - be that as an owner occupier or a tenant, a business owner or employee, an educator or student, a surgeon or a patient. Be that as a grower or manufacturer, wholesaler or retailer.
I see no indication that this crisis, this pandemic, will be any different. And look what the federal government has done in light of COVID-19? It has stepped in to look after the real estate market as an asset class. I haven’t seen any similar level of intervention in other asset classes, including the share market.
I look at the stages we have already gone through since the first suggestion of COVID-19 affecting the real estate industry some six or seven weeks ago, and what is still to come.
For some perspective, the coronavirus pandemic was confirmed to have reached Australia on January 25, 2020. The first death in this country was recorded om March 1st. On 24th March, realestate.com.au reported that ‘Every day is changing in the wake of coronavirus and it is becoming clear that the property market will not be immune.’ On 12th April, it reported ‘The coronavirus pandemic is having a catastrophic effect on Australia’s economy. While it’s still too soon to tell what damage has extended to the property market, it will unlikely come out unscathed.’
Stage 1 - Outbreak. Taking away of freedom.
Our federal and state governments introduce necessary rules and guidelines to restrict the spread of COVID-19.
Stage 2 - Acceptance
We are adapting to the new way of doing things. Businesses are adapting and pivoting, but initial acceptance turns to ‘get me out of here’ as the novelty wears off. (Staff gravitate back to the office environment, for example). Real estate transactions still occur as people still want and need to buy, sell and rent. Rules around inspections change. Auction go virtual. The real estate industry responds and the better the leadership, the more continuity is ensured and the more fluidly this this carries us through the peak crisis period. We are now starting to see a light at the end of the tunnel.
Stage 3 - Return to ‘normal’. Almost there.
This is ahead of us. It is a re-entry into life as we knew it. It will be complex to navigate, and business leaders and employees alike have critical roles to play in restructuring and moving forward. Courage, confidence, compassion and above all, great leadership, are required.
Stage 4 - The ‘new’ normal
There is a need to re-imagine the old, to bed down new or adapted strategies, and thrive. Businesses won’t go back to what they knew before the pandemic. They will reinvent themselves to be more resilient.
The real estate industry has got this.
We are at the cusp of the positive phase but stage 3 will not be a ‘bang, bang, bang’ like stage 1. This will be more gradual – over three to six months rather than a matter of weeks.
In the medical landscape, the focus is on the flattening of the curve. In the real estate landscape, we look to the upward curve of positive indicators.
This COVID-19 pandemic is going to give us a ‘new normal’ but those trends will shape the way we live and work.
Nothing will change the need for a roof over our heads.
Share market losses and recessions are not necessarily predictors of property declines. Confidence will drive economic recovery, and real estate activity will be significant as ‘flight to safety’ sees property offering better options in comparison to other asset classes given the low interest rate environment and the fiscal policies put in place by governments in response to COVID-19. (Relief packages, stimulation packages, funding and support)
One of the most googled questions right now is: How will coronavirus affect house prices?
Some markets may experience this more than others, with a decrease in values – but not at alarmist levels. I do not believe we’ll see significant drops or forced sales across the board.
Right now, around one-third of the world’s population is living under some sort of lockdown. Only public health indicators will bring an ‘end’ to the pandemic.
Three factors determine the severity of economic downturn: the degree of isolation and social distancing expected; how long these things go on for; and monetary and fiscal policies.
Australia is in a good space. As is New Zealand.
While no sector of the economy is being spared from COVID-19 impact, real estate is Australia’s biggest industry and its greatest contributor to employment. It represents more than 13 per cent of GDP, which is why those leaders who must manage and plan the economic and policy response to this pandemic will keep their focus firmly on real estate.
Housing is Australia's single largest asset class. Residential property outperformed all other investment types, including shares, over the past 20 years.
Real estate makes the economy stable, has tangible value, provides jobs and is an income generating asset. Real estate exists to provide shelter. Real estate will be a major pillar of recovery.
And when we come out the other end, our leaders – across government, real estate and other sectors, will be even better prepared for any crisis of the future.
MICHAEL DAVOREN is the Managing Director at RE/MAX Australia
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All roads lead to real estate: RE/MAX's Michael Davoren

Melbourne developer Spacious Group has completed Voyage Altona, one of the closest new apartment developments to Altona Beach.

Off the plan purchasers have started moving into the 49-apartment project on Pier Street, with the remaining move-in-ready one-, two- and three-bedroom apartments starting from just over $500,000.

Display apartments have now been fitted out, allowing prospective buyers to inspect the completed residences by appointment.

[smartcode_project:default project_id=112195 project_image_fid=372638]

The completed apartments feature open-plan living and dining areas which extend onto private balconies and terraces, while full-height glazing maximises natural light throughout the interiors.&nbsp;

Hybrid timber-look flooring, stone benchtops, Miele appliances, porcelain-tiled bathrooms and generous storage feature throughout the building which also features landscaped communal areas, expansive shared terraces, lift access and secure on-grade parking.

Drawing inspiration from its bayside setting, Voyage adopts a restrained palette of warm neutral tones and textured finishes. Many of the apartments take advantage of views across Port Phillip Bay, while the indoor-outdoor living spaces have been designed to make the most of the coastal outlook.

[smartcode_project:default project_id=112195 project_image_fid=3286]

Voyage was developed to address what Spacious Group identified as an undersupply of higher-quality apartment product in Altona, with a focus on owner-occupiers looking to remain within the bayside community.

"Voyage responds to very strong local buyer demand for quality, owner-occupier-focused product," says Barry Plant Projects Director Jarrod Farey, who has handled sales since the project's launch.

"The project delivers an elevated lifestyle proposition, with its design and quality of finish far exceeding anything previously produced in the area, as well as its proximity to Pier Street Village and the beach."

The majority of purchasers have been local downsizers and owner-occupiers looking to stay within the Altona community but who previously had limited opportunities to buy a brand-new apartment.

[smartcode_project_cta:default project_id=112195]

Joel Robinson

Spacious Group completes Voyage Altona in Altona's beachside precinct

Homecorp has secured approval for a $360 million apartment development at Budds Beach, paving the way for one of the Gold Coast's most amenity-rich residential projects to launch later this year.

Gold Coast City Council has approved Lýon Residences, a 32-level tower that will deliver 178 two and three-bedroom apartments across a prominent corner site at 8-10 Acacia Avenue and 25-27 Oak Avenue.

The approval comes as developers continue to invest in premium lifestyle-driven apartment projects on the Gold Coast, where owner occupiers are increasingly prioritising amenity as much as apartment size and location.

<a href="https://www.apartments.com.au/new-apartments/l-on-residences-25-27-oak-avenue-surfers-paradise-qld-4217">Lýon Residences</a> has been designed around a resort-style wellness offering, headlined by a Moroccan-inspired spa precinct featuring treatment rooms, a Nordic sauna and steam room, hot and cold plunge pools, a soaking pool and a residents-only juice bar.

The rooftop will include a heated infinity pool and spa, residents' lounge with private kitchen and bar, gymnasium, yoga and Pilates studio, outdoor entertaining areas and barbecue facilities overlooking the Surfers Paradise skyline.

<img alt="Lyon" data-entity-type="file" data-entity-uuid="2d3e29af-8793-486e-a684-52cef862241f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-15%20at%204.32.26%E2%80%AFPM.png?VersionId=ayG2zpLf3SS6Zy8XmKDcQods4kVWb0gm" />

Homecorp Founder and CEO Ron Bakir said Budds Beach provided the ideal location for the company's latest luxury apartment project.

"Budds Beach represents one of the most unique and sought-after pockets of the Gold Coast, and Lýon Residences has been designed to reflect that sense of rarity and refinement," Bakir said.

The project arrives as wellness continues to become a defining feature of new residential developments both in Australia and internationally.

The latest Global Wellness Institute figures show wellness real estate remains the fastest-growing segment of the global wellness economy and is forecast to exceed $1.8 trillion by 2030. Australia continues to rank among the world's 15 largest wellness real estate markets, with developers increasingly integrating health, recreation and community facilities into apartment projects.

Queensland is also experiencing strong population growth, with the Gold Coast continuing to outperform many other Australian cities as demand for new housing remains elevated ahead of the 2032 Olympic and Paralympic Games.

Bakir said the project had been designed to respond to that shift in buyer expectations.

"Strong population growth and sustained demand across the Gold Coast continue to highlight the need for well-designed new housing supply. Lýon Residences responds directly to this demand while setting a new benchmark for residential living," he said.

Each apartment has been designed to maximise views across the coastline, the Nerang River and the Gold Coast hinterland.

Located just minutes from Surfers Paradise beach and the Broadwater, the development also offers easy access to the light rail network, Broadbeach and Burleigh Heads.

Early site works are underway, with construction expected to commence later this year.

Homecorp approved for Budds Beach apartment tower, Lýon Residences

New apartment developments with uninterrupted, north-facing views over Perth's Swan River are exceptionally rare.

Recognising just how limited those opportunities are, <a href="https://www.apartments.com.au/developers/edge-visionary-living">Edge Visionary Living</a>, one of Perth's most respected builder-developers, targeted <a href="https://www.apartments.com.au/developments/applecross-wa-6153">Applecross</a>, assembling an unrepeatable 6,342 sqm riverfront site on the corner of Moreau Mews and Canning Beach Road to create one of Perth's only new north-facing apartment developments directly overlooking the Swan River.

Today, <a href="https://www.apartments.com.au/buildings/riviere-residences-applecross-59-canning-beach-road-applecross-wa-6153">Rivière Residences</a> offers buyers a unique opportunity to choose between completed residences ready to move into now and off-the-plan homes in the final stage, Rivière West.

[smartcode_project:default project_id=28384 project_image_fid=3823]

Across the completed East and Central buildings, residents are already enjoying the development's luxury amenity, while two of the precinct's hospitality venues are now open.

The completed component of the development gives buyers the advantage of experiencing the finished product firsthand, including its uninterrupted river views, while still having the opportunity to secure a residence in the final stage.

"People are wowed by the view and the quality of the apartments,"&nbsp;Edge Visionary Living Sales Executive, Holly McSweeney, says.

"They're looking for the convenience of lock-and-leave living, but they're not looking to downsize on quality."

[smartcode_project:default project_id=28384 project_image_fid=3826]

The rarity of the development hasn't been lost on prospective buyers, McSweeney says.

For McSweeney, it all comes back to a location that is becoming increasingly difficult to replicate.

"Location, location, location," she says. "We are nestled right on the front of the Swan River. You can never get built out, so wherever you are in Rivière Residences, you've got views of the river forever."

The unique waterfront position has resonated particularly strongly with local downsizers. McSweeney says many buyers are long-time Applecross residents looking to transition from large family homes into a luxury apartment without sacrificing space, quality or the lifestyle they've enjoyed for decades.

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A major focus for Edge in recent years has been resident amenity. Across its apartment portfolio, from beachfront developments in Scarborough to luxury towers in South Perth, the developer has increasingly invested in the spaces beyond the apartment itself.

The strategy has largely been shaped by downsizer demand. Many buyers are moving from large family homes with swimming pools and established gardens. While they're looking to leave the maintenance behind, they don't want to compromise on lifestyle.

At Rivière, <a href="https://www.apartments.com.au/architects/hillam-architects">Hillam Architects</a> designed the resident facilities as an extension of each apartment. A 25-metre heated swimming pool takes advantage of the north-facing river outlook, complemented by a large gym, sauna and steam rooms, private dining spaces, residents' lounges, a cinema, games room, and dedicated wine and whisky rooms.

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The waterfront location has also proved to be a major drawcard. Residents are within walking distance of the Raffles Hotel, South of Perth Yacht Club, the Heathcote Cultural Precinct and the cafés, restaurants and boutiques along Ardross Street.

Beyond the location and amenity, McSweeney says many buyers take confidence from Edge's fully integrated development model.

Having delivered apartments across Perth for decades, Edge now designs, develops and constructs its projects in-house, giving the company greater control over quality, delivery and the finished product.

"What I love is when people walk through their apartment for the first time and say, 'This is better than what we imagined,'" McSweeney says. "We hear that all the time."

Completed apartments in the East and Central buildings are now available to inspect by appointment, while Rivière West, the final stage of the precinct, is expected to be completed in the first quarter of 2027.

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North-facing Swan River views drive demand at Rivière Residences in Applecross

Nearly 60 per cent of apartments at McNab Group's $220 million The Tannery development in Brisbane's West End have sold ahead of the project's public launch, including a suburb-record $2.57 million sale for a two-bedroom apartment.

The early sales campaign has secured buyers for 50 of the project's 87 apartments, highlighting continued demand for larger owner-occupier apartments that combine generous floorplans with premium lifestyle amenities in one of Brisbane's most tightly held inner-city suburbs.

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McNab Group Executive Chairman Michael McNab said selling more than half the project before launch reflected changing buyer expectations.

"Selling more than half the project before public sales open tells us buyers are actively seeking apartments that offer something genuinely different," McNab said.

"Today's buyers are looking beyond four walls. They want homes that genuinely enhance the way they live, with spaces that support health, connection and everyday wellbeing."

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A key point of difference for the project is the adaptive reuse of the heritage-listed Dixon's Tannery building, which will become The Retreat, a residents-only wellness precinct rather than being redeveloped into additional apartments.

The Retreat will feature a sauna and steam room, hot and cold plunge pools, a commercial-grade gym, Pilates studio, cinema, library, co-working spaces and private dining room. Rooftop amenities will include a swimming pool, landscaped gardens, outdoor entertaining areas and dog-friendly spaces.

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Designed by Cottee Parker Architects with interiors by Tom Mark Henry and landscape architecture by Aspect Studios, The Tannery comprises 87 two, three and four-bedroom apartments across 11 levels overlooking the Brisbane River.

Cottee Parker principal Dee Passenger said preserving the original tannery building had been central to the project's design.

"The easy option would have been to maximise the site's development potential with additional apartments. Instead, McNab has chosen to preserve the original tannery as a shared wellness retreat, ensuring this important piece of Brisbane's history remains at the heart of the community."

Passenger said sustainability also played a key role in the design, with materials from the original industrial site salvaged and repurposed throughout the development.

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Motiv CEO Carly Cottam said buyers had responded strongly to the combination of larger apartments, wellness facilities and the West End lifestyle.

"We are seeing more buyers looking for homes in the sky that provide the space and functionality of a traditional home, while benefiting from the convenience and lifestyle that apartment living brings," Cottam said.

She said purchasers included both owner occupiers and investors, with demand coming from local buyers as well as interstate purchasers.

Coinciding with the public launch, McNab also announced a partnership with Queensland Ballet, whose neighbouring Thomas Dixon Centre shares historical ties with the original Dixon family.

Located on a 4,465 sqm site at 439 Montague Road, The Tannery overlooks the Brisbane River and is around 10 minutes from the CBD.

Construction is underway, with completion expected in the second half of 2027.

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More than half of residences sold before public sales as McNab announces significant partnership with Queensland Ballet

McNab's The Tannery nears 60 per cent sold before public release, sets two-bedroom West End record

Iwan Sunito's vision for a landmark mixed-use precinct in Sydney's Inner West has taken a major step forward, with approval granted for the $1.9 billion Five Dock development first unveiled earlier this year.

The approved scheme by <a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a> will deliver an 80,500 sqm mixed-use precinct comprising 840 apartments, integrated hotel accommodation, commercial and retail space, alongside publicly accessible open space designed to create a new destination for the growing suburb.

"This is a significant milestone for One Global Capital and for the future of housing delivery in Sydney," Sunito said.

"The Housing Delivery Authority was established to identify major housing projects capable of delivering meaningful supply more efficiently, and we are delighted that Spencer Street has been recognised as one of those projects.”

He said the declaration reflected the rapid progress achieved since acquiring control of the site.

"In less than seven months we have progressed from taking control of the site to securing entry into one of the NSW Government's most important planning pathways. It reflects the experience of our team, the strength of our consultant group led by Urbis, and our long-term commitment to delivering transformational projects that contribute to Sydney's future."

When the project was revealed earlier this year, Sunito described the opportunity as one of the strongest development sites he had worked on.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito said.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

The development has evolved since its initial announcement, with the approved plans increasing the residential component from the originally proposed 750 apartments to 840 homes while retaining the project's focus on creating an integrated neighbourhood rather than a standalone residential development.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/a-city-within-a-city-iwan-sunito-flags-1-5-billion-mixed-use-precinct-in-five-dock">"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock</a>

The precinct will combine apartments with hotel accommodation, commercial workplaces, retail offerings and public spaces, creating a mixed-use environment intended to serve both residents and the broader Five Dock community. The proposal also continues the collaboration between One Global Capital and internationally recognised architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, whose previous work with Sunito includes Infinity, Arc and Skye North Sydney.

Takada previously said the design was driven by a philosophy of integrating nature into the built environment.

"The concept for this development is born from our design approach to naturalising architecture," Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

Sunito has consistently described the project as a "city within a city", with a strong emphasis on creating a destination that extends beyond housing.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community," he said.

The approval comes as Five Dock continues its transformation ahead of the opening of the Sydney Metro West line, with the new Five Dock station set to significantly improve connections between the Inner West, Parramatta and the Sydney CBD.&nbsp;

The precinct will also benefit from its proximity to the Parramatta Road corridor, nearby waterfront parklands and established retail and dining offerings that have made Five Dock one of Sydney's most tightly held Inner West suburbs.

Staff reporter

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