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The expected gross yields in Coffs Harbour are not dissimilar to many regional localities with returns in the order of 3-5% for the standard unit or house up to $700,000, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at yields across the nation to dissect where to find the best returns in residential markets.
The HTW report the executive permanent weekly rentals in Coffs Harbour are thin with limited demand for the $700 per week rents.
The higher the suburb median price, the lower the expected yield on a permanent residential rental basis.
"If it is return you are after then we must look to other forms of rental income in the form of holiday rents or maximise your return through multiple accommodation buildings," the valuation firm said. 
"Firstly, holiday rentals. These can take the form of whole property or Airbnb. Either way, if you build it they will come.
"In other words local tourism is up and there is high demand for short term accommodation especially during holiday periods or when organised sporting events come to town."
Coffs Harbour has hosted many large touch football and Oztag events which literally overrun all available accommodation facilities, highlighting the need for more, the HTW report said.
The returns in this sphere are higher, expected around 5% to 10%, however there will be extra running cost in the form of cleaning and management to consider.
The plus side is the out of town owner has the ability to use the property for personal use.
"Let’s look at multiple tenancies which can take several forms from the basic converted garage to detached granny flat in the back yard or purpose built duplex or flat accommodation building," the valuation firm said. 
"These types of properties provide extra return with the ability in some cases to strata title and sell individually in the future, however again you will struggle to do better than a 3% to 7% return on your money."
Typically at the higher end of the spectrum, 7% or more will be reflective in the condition of the property generally requiring short term upgrade renovation work which is representative of the lower purchase price compared to the rental return.
An example of this is 19 Arthur Street, Coffs Harbour (pictured below) which sold for $1.3 million being a dated two level hostel accommodation complex comprising 15 bedrooms with manager’s unit.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/14/coffs%20harbour%20.jpg" alt="">
It was sold on an analysed yield of 8.15% which on the surface of things appears strong, however required significant upgrade work.
According to the report, there are no specific places or suburbs attracting higher yields, rather supply and demand is the key factor.
"We consider the safe bet in the future when looking at maximizing returns will be short term accommodation, typically smaller one and two bedroom set ups which are fully furnished," the valuation firm said. 
"As stated there is a growing holiday market plus the advent of the Coffs Harbour Pacific Highway bypass construction due to start in the coming years will only add to this shortage need.
"We have seen this happen already in the smaller townships of Grafton and Yamba since the commencement of infrastructure projects such as the Grafton Bridge and Pacific Highway upgrade between Grafton and Ballina.
"So keep an eye on the multi-accommodation market especially duplex and flat buildings which may show lower yields at 4% to 5% now, however with a coat of paint, new floor coverings, some basic furniture packages and management skills can see this return double in the coming years. Let’s not forget the by-product of this work will also be capital gain."
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j.ballantyne1990-6AQqhLzZaK

The higher the suburb median price, the lower the expected yield in Coffs Harbour: HTW residential 

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Baerami House Farm, a historic property in the Upper Hunter region of New South Wales, has been offered for sale via online auction. 
It is expected to sell in a range of $3.75 million to $4.25 million.
Surrounded by the Wollemi National Park, the Georgian-style sandstone homestead at <a href="https://www.realestate.com.au/property-livestock-nsw-baerami+creek-700055758" target="_blank">300 Baerami Creek Road, Baerami Creek</a> is described as a home among the gum trees.
Originally a property of some 20,000 acres, today the north-east facing homestead sits on 797 acres with an additional 158 acres of adjoining Crown Land.
The property was taken up in the 1830s by Emmanuel Hungerford – later gifted to his son in 1852, Australian pastoralist, politician and at one stage reputedly the country’s largest landholder, Thomas Hungerford.
Other past owners include the Martindale White Bros., the MacFarlane family, and more recently barrister Douglas Staff QC.
The current owners having held the property for the past 17 years.
The two storey homestead was constructed in 1875 from locally quarried sandstone and is described as the ‘jewel in the crown’.
It comprises four bedrooms, large formal sitting/library, dining, eight open fireplaces and renovated kitchen.
Additional guest accomodation include the attached studio accommodation/office and adjoining self-contained three bedroom weatherboard cottage. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/14/baerami%20creek%204.jpg" alt="">
Baerami House is currently operating as a commercial Angus beef cattle breeding and fattening farm. 
The improvements include large shed/workshop, four stable horse complex and steel cattle yards. 
The property is located 30 kilometres from Denman, 125 kilometres from Mudgee and 160 kilometres from Newcastle.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/14/baerami%20creek%203.jpg" alt="">
It has been scheduled for online auction on November 12. 
Chris Meares and Sam Johnson of Meares &amp; Associates Edgecliff have the listing. 
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Baerami House Farm in the Upper Hunter region listed for sale via online auction

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One of Queensland’s richest cattlemen, David Camm, has purchased Highgate, a historic $2.8 million home in the Brisbane suburb of Clayfield.
The home, at 117 Adelaide St, was built in 1920 and features six bedrooms, two bathrooms, a double garage, and a pool.
It sits of a 1,712 square metre block, and has 277 square metres of internal floor space over two floors.
Designed by renowned architect Richard Gailey, the home was formerly owned by Elizabeth Hart, who was the second woman to be admitted as a solicitor in Queensland.
David Camm, who heads the Camm Agricultural Group, has consistantly ranked on Queensland Rich Lists.
He owns at least 10 properties in the the sunshine state.
The median house price in Clayfield is $1.09 million, making it Brisbane's 10th most expensive suburb.
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Wealthy Queensland Camm cattle family purchases historic Brisbane home

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Noosa-based Altum Property Group has exchanged contracts to acquire the leasehold for Great Keppel Island from Terry Agnew's Tower Holdings.
It is subject to approval from the Queensland government.
The real estate developer made the move after a previous $50 million sale, to Wei Chao Pty Ltd in October last year, did not proceed to settlement.
It is understood the new buyers have negotiated an extended settlement period.
The island, which lies 12 kilometres from coast of Yeppoon, has approval for a $400 million major development including a hotel, eco-tourism villas, apartments, a marina, and a ferry terminal.
The previous decaying resort on the island was demolished last year.
The Queensland government has reportedly committed $30 million for common-user power and water infrastructure connections to Great Keppel Island, in the interest of boosting tourism.
Altum's group has no track-record of delivering tourism projects.
During the 1990s, Great Keppel was a famed party destination known by the slogan "Get Wrecked on Keppel".
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Great Keppel Island set to be sold again

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A European inspired residence in Brighton's Golden Mile has hit the market with $11.8 million to $12.8 million hopes.
Designed by Jon Friedrich, the five bedroom home at <a href="https://www.realestate.com.au/property-house-vic-brighton-132117930" target="_blank">9 Chatsworth Avenue</a> features indoor-outdoor entertaining, American Oak parquetry and Italian crystal chandeliers.
It comprises formal living and dining rooms, north-facing study, kitchen, and five lavish bedrooms with ensuite. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/9/brighton%202.jpg" alt="">
The kitchen comes with Calacatta surfaces, Miele appliances, coffee machine, separate steam oven and two integrated dishwashers.
The north-facing main bedroom suite features views of Port Phillip Bay, custom fitted dressing room, and ensuite with freestanding bath.
Other features of the home including swimming pool, tea and coffee station, 3.2 metre ceilings, double glazed windows and video intercom.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/9/brighton%203.jpg" alt="">
Set in Jack Merlo landscaped gardens, the home is close to the foreshore and Port Phillip Bay. 
It is also close to private schools, restaurants, transport, Royal Brighton Yacht Club, and Bay and Church shopping villages.
Alex Schiavo and Tracy Tian Belcher of Kay &amp; Burton Bayside have the listing. 
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European-style trophy home on Brighton's Golden Mile listed  

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Australian prime home-loan arrears fell in August, according to S&amp;P Global Ratings' recently published RMBA arrear statistics for Australia.
The Standard &amp; Poor's Performance Index (SPIN) for Australian prime mortgages declined to 1.41% in August from 1.49% a month earlier.
They found that while arrears typically fall at this point in the annual cycle, the magnitude of the decline in August suggests that interest-rate and tax cuts are filtering through to arrears.
Mortgages 30-60 days in arrears accounted for most of the improvement in August. This indicates that stronger refinancing activity has enabled more borrowers to self-manage their way out of arrears and shop around for cheaper home loan rates.
Arrears fell in all states and territories nationwide, with Western Australia recording the largest decline, slipping to 2.75% in August from 2.91% in July. Mortgage arrears levels improved for all lenders, with regional banks recording the largest improvement, falling 29 basis points to 2.18% in August.
S&amp;P Global experts said, "we expect arrears to continue to trend lower in the short term as the most recent rate cuts start to filter through."
"Consistent with what we have observed to date, these improvements are likely to come in the earlier arrears categories, which are more sensitive to interest-rate movements."
"We expect longer-dated arrears to remain elevated in a softer economic environment," they concluded.
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Interest rate cuts helping a fall in home loan arrears: S&P Global

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Data released by SQM Research has revealed the national residential vacancy rate edged lower to 2.1% in September 2019, down from 2.2% in August, with the number of vacancies dropping in most cities. 
The SQM Research data suggest the number of vacancies Australia-wide sat at 71,404 properties.
Sydney’s vacancy rate dropped to 3.2% in from 3.4% in August with 22,762 properties available for rent.
Melbourne’s vacancy rate was steady at 2.0% with 11,599 rental properties available while in Brisbane, the vacancy rate fell to 2.3% in September from 2.5% with 7,880 properties available for rent.
<a href="https://www.propertyobserver.com.au/images/2019/10/15/vacancies%20.jpg" target="_blank">Click here </a>to enlarge:
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/15/vacancies%20.jpg" alt=""> 
Source: SQM Research
SQM’s calculations of vacancies are based on online rental listings that have been advertised for three weeks or more compared to the total number of established rental properties.
SQM considers this to be a superior methodology compared to using a potentially incomplete sample of agency surveys or merely relying on raw online listings advertised. 
Canberra’s rental market remained tight, with the vacancy rate falling to 1.0%, down from 1.2%.
Hobart’s rate rose was steady at 0.6%.
Perth’s vacancy rate edged lower to 2.7% from 2.9% in August, but is well down from 3.6% a year ago.  
Darwin’s vacancy rate was steady at 2.9%, but well down from 3.6% a year ago. Adelaide's fell slightly to 0.9% from 1.0%.
Louis Christopher, Managing Director of SQM Research, said: “It was a better month for leasing in August, especially in the cities of Brisbane, Perth, Adelaide and Canberra.
 “Sydney also had a relatively good month as well, but vacancies in Sydney still remain elevated and are still predicted to rise before the year is over. Perth and Brisbane are likely to continue to record falls in vacancies over the short to medium term due to current low dwelling completion activity verses increased underlying demand.”
Asking Rents
Despite the rise in vacancies, capital city asking rents for houses were steady over the month to 12 October 2019 at $544 a week.
Unit asking rents, however, fell 0.7% to $435 a week. Over the year, asking rents for houses rose fell 1.4% while unit asking rents slipped 0.5%. 
Despite the upward pressure on the vacancy rate and falling rents in Sydney, the asking rent for a three-bedroom house in Sydney remains the highest nationwide at $672 a week and $496 a week for two-bedroom units.
Asking unit rents were down 0.3% in Sydney over the month while asking house rents fell 0.6%.
Asking rents in Melbourne for houses rose 2.0% over the month to $527 a week while asking rents for units fell 1.0% to $411.
<table style="width: 324px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td colspan="6" valign="top" width="324">
SQM Research Weekly Rents Index
</td>
</tr>
<tr>
<td colspan="2" valign="top" width="171">
Week ending 12 Oct 2019
</td>
<td valign="top">
Rent
</td>
<td valign="top">
Chg on prev wk
</td>
<td valign="top">
Rolling month % chg
</td>
<td valign="top">
12 mth % chg
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Sydney
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
671.6
</td>
<td valign="top" nowrap>
-0.6  
</td>
<td valign="top" nowrap>
-0.7%  
</td>
<td valign="top" nowrap>
-6.0%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
496.3
</td>
<td valign="top" nowrap>
-0.3  
</td>
<td valign="top" nowrap>
-0.3%  
</td>
<td valign="top" nowrap>
-3.2%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Melbourne
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
527.0
</td>
<td valign="top" nowrap>
2.0  
</td>
<td valign="top" nowrap>
0.4%  
</td>
<td valign="top" nowrap>
0.5%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
411.0
</td>
<td valign="top" nowrap>
-1.0  
</td>
<td valign="top" nowrap>
-1.8%  
</td>
<td valign="top" nowrap>
1.2%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Brisbane
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
462.4
</td>
<td valign="top" nowrap>
-1.4  
</td>
<td valign="top" nowrap>
-0.8%  
</td>
<td valign="top" nowrap>
2.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
379.2
</td>
<td valign="top" nowrap>
-0.2  
</td>
<td valign="top" nowrap>
0.3%  
</td>
<td valign="top" nowrap>
2.6%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Perth
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
443.0
</td>
<td valign="top" nowrap>
0.0  
</td>
<td valign="top" nowrap>
0.6%  
</td>
<td valign="top" nowrap>
4.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
336.7
</td>
<td valign="top" nowrap>
0.3  
</td>
<td valign="top" nowrap>
-0.3%  
</td>
<td valign="top" nowrap>
4.8%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Adelaide
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
396.5
</td>
<td valign="top" nowrap>
-0.5  
</td>
<td valign="top" nowrap>
-0.7%  
</td>
<td valign="top" nowrap>
2.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
309.6
</td>
<td valign="top" nowrap>
0.4  
</td>
<td valign="top" nowrap>
-0.8%  
</td>
<td valign="top" nowrap>
3.6%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Canberra
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
615.2
</td>
<td valign="top" nowrap>
2.8  
</td>
<td valign="top" nowrap>
2.0%  
</td>
<td valign="top" nowrap>
-1.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
462.1
</td>
<td valign="top" nowrap>
-0.1  
</td>
<td valign="top" nowrap>
0.6%  
</td>
<td valign="top" nowrap>
4.4%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Darwin
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
519.1
</td>
<td valign="top" nowrap>
-4.1  
</td>
<td valign="top" nowrap>
1.2%  
</td>
<td valign="top" nowrap>
2.8%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
381.6
</td>
<td valign="top" nowrap>
-0.6  
</td>
<td valign="top" nowrap>
0.4%  
</td>
<td valign="top" nowrap>
-3.8%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Hobart
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
435.4
</td>
<td valign="top" nowrap>
-2.4  
</td>
<td valign="top" nowrap>
-1.7%  
</td>
<td valign="top" nowrap>
2.3%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
403.6
</td>
<td valign="top" nowrap>
4.4  
</td>
<td valign="top" nowrap>
-2.1%  
</td>
<td valign="top" nowrap>
11.7%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
National
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
442.0
</td>
<td valign="top" nowrap>
-1.0  
</td>
<td valign="top" nowrap>
0.0%
</td>
<td valign="top" nowrap>
0.2%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
363.0
</td>
<td valign="top" nowrap>
-2.0  
</td>
<td valign="top" nowrap>
-0.8%  
</td>
<td valign="top" nowrap>
2.3%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Cap City Average
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
544.0
</td>
<td valign="top" nowrap>
2.0  
</td>
<td valign="top" nowrap>
0.0%
</td>
<td valign="top" nowrap>
-1.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
435.0
</td>
<td valign="top" nowrap>
0.0
</td>
<td valign="top" nowrap>
-0.7%  
</td>
<td valign="top" nowrap>
-0.5%  
</td>
</tr>
</tbody></table>
Source: <a href="http://www.sqmresearch.com.au/" target="_blank" style="text-align: left;">www.sqmresearch.com.au</a>
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National vacancy rate dips in September to 2.1 percent: SQM Research 

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The Castlereagh Club has sold its 4 level stratum commercial premises within the Victoria Tower Residential complex.
Situated at 197 Castlereagh Street, the 2,622 sqm premises sold for approximately $19.85 million to a private investor on a 6.5% yield.
The property comprises squash courts, two levels of basement dedicated to a gymnasium, ground floor bar &amp; poker machines and a restaurant and 12 carparking spaces on Level 1.
It was developed by Leda Holdings in 1995 after purchasing the air space above the former Catholic Club (now the Castlereagh Club) and developing new premises for the Club which they have occupied since completion.
Sold on a lease back arrangement, The Castlereagh Club retains the head lease over the entire premises and has licensed the gymnasium to World Gym (approximately 60% of NLA) and Lynn Shanghai Restaurant.
The Club retains control of the 18 gaming machines on the ground floor and the Level 1 Bar adjacent to the restaurant.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/14/Castlereagh%20Club%202.jpg" alt="">
The sale was brokered by Colliers International Tom O’Neill and Vince Kernahan in conjunction with Henderson and Horning’s William Mulvihill and Bill Rees.
“The campaign saw very strong interest from local and offshore high net worth investors and funds who recognise the exceptional growth prospects for the property being surrounded by new projects which are adding valuable amenity. These include the proposed Sydney Metro Stations and the towers that will sit above them -the Pitt Street North office tower and the Pitt St South “build to rent” tower.” said Tom O’Neill, Manager, Investment Services at Colliers International who introduced the buyer.
“The Club has repositioned the property and rebranded the club reopening the upstairs bar and restaurant after having just undertaken complete refurbishment of the building and securing Wold Gym to occupy 1600sqm” said will Mulvihill who introduced World Gym.
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Sydney’s Castlereagh Club sold for $20 million as a lease back

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<div class="subscribe-truncate">
<div class="assets">
Gina Rinehart has expanded her beef production in New England, with the purchase of the historic Warrabah Station.
Set between Kingstown and Manilla, the acquisition takes Rinehart's New England properties to six including Glendon Park.
</div>
</div>
<div>The properties include three Lyndhurst properties, totalling 3280 hectares, and two Kingstown properties which includes the 17,800-hectare Sundown Valley.</div>
<div> </div>
<div>"Ms Rinehart has moved into agricultural land purchases because she is passionate about beef production," David Larkin, Hancock Agriculture's CEO told Nine Entertainment.</div>
<div>
<div class="assets">
"There are considerable players in the global meat export market. We are expanding our development into that market, and we have 23,000 Wagyu on the ground," he said.
</div>
</div>
<div>
<div class="assets">
Ms Rinehart owns one of the world's biggest full-blood and pure-bled wagyu herds, with more than 8000 head.
The Wagyu are finished and processed in Australia, then delivered into mainly local and some overseas markets, including the Nobu restaurants in Australia and overseas.
<div>
<div class="assets">
Fire surrounded the historic Warrabah Station earlier this year.
The drought has prompted the farm to downsized their herd to 400 head from 1400.
</div>
</div>
</div>
</div>
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Gina Rinehart buys Warrabah Station in New England

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Customer Affairs Victoria has started legal action against Hans Richmond, 69, of Officer.
Customer Affairs Victoria alleges Mr Richmond breached Victoria's conveyancing laws by:
<ul>
<li>working as a conveyancer when he was not licensed, and</li>
<li>leading four consumers to believe he was licensed or authorised to run a conveyancing business. </li>
</ul>
<div>Customer Affairs Victoria alleges that Mr Richmond's offences took place between June 2016 and March 2018.</div>
<div> </div>
<div>The Business Licensing Authority cancelled Mr Richmond's licence in 2013. This was after he was found guilty of a disqualifying offence.</div>
<div> </div>
<div>The court action follows an earlier investigation, based on consumer complaints we received.</div>
<div> </div>
<div>The penalties for unlicensed conveyancing include up to two years’ jail or a fine of more than $39,000.</div>
<div> </div>
<div>The same consumers also allege Mr Richmond obtained more than $79,000 by deception from them. Customer Affairs Victoria referred these matters to Victoria Police, who are taking action against Mr Richmond in relation to them.</div>
<div> </div>
<div>The Dandenong Magistrates' Court will hear both matters.</div>
<div> </div>
<div>You can check a licensee’s current status on <a href="https://www.consumer.vic.gov.au/licensing-and-registration/conveyancers/public-register">Public register of licensed conveyancers page</a>. </div>
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Consumer Affairs Victoria starts legal action against Hans Richmond over conveyancing licence

One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

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FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

Staff reporter

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