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The NSW North Coast has very strong underlying rural lifestyle values for many properties, particularly those closer to the beaches and towns, according to the latest Herron Todd White (HTW) rural report. 
The report suggests there are many smaller scale farms operated on a weekend basis as the owners are employed off farm or the farm is totally managed or operated by share farmers or lessees. 
Many of these farms are not viable operations on a stand alone basis.
Entry level for macadamia nut farms is possible below $1 million for build up style blocks without a house and sheds.
The market below $1.5 million is tight if there is a reasonable house, sheds, some plant and equipment and a mature macadamia orchard of a minimum of ten hectares.
"At present, ten hectares of mature macadamia orchard, whilst quite profitable at current commodity prices if operated well, is not considered a viable stand alone operation having regard to some potential variations in seasonal conditions and average commodity prices over a longer term historical period," Paul O’Keeffe, the HTW valuer commented. 
"At present, the market for viable stand alone operations likely exceeds $2 million.
"There has been capital growth in recent years as the commodity price and the rural residential property market has firmed."
Listings of macadamia farms for sale are limited, however the analysis of sales indicates $75,000 to $100,000 per mature orchard hectare excluding structural improvements, crop, plant and equipment and balance land, with the top end of the range expected to have very good presentation, row spacings, production and verifiable history of production.
There are various horticultural pursuits including blueberries, avocados, nurseries etc, however in very general terms, over $1.5 million would be required to be considered as viable allowing for seasonal fluctuations in prices and conditions.
For sugar cane farms, there are build up style blocks that sell for below $500,000, but they would not be viable operations on a stand alone basis.
The report notes that on current commodity prices, many sugar cane farms are not particularly profitable.
Macadamia nut farmers have been active purchasers of sugar cane farms, but some farms that have sold for the purpose of continuing to grow sugar cane have been in the $1 million to $2 million price bracket in good cane growing areas.
Values above $1.5 million would likely include a house, sheds and some plant and equipment, but a lift in commodity prices is required for these to be strictly considered stand alone viable operations at the moment.
These farms, excluding structural improvements, crop, plant and equipment and balance land indicate in the range of $10,000 to $15,000 per sugar cane cultivated hectare.
The most apparent avenue for capital gain is in the underlying rural residential value and from external industries demanding the land, such as the macadamia industry.
The macadamia purchasers have paid over $20,000 per hectare for some cane land, so this is a logical point of capital gain.
Dairy farm sales are very few. Beef cattle grazing sales are common and there are many entry level build up style blocks that can start from relatively low value levels below $500,000.
Viable stand alone beef grazing properties have not been common over the past 12 months.
Investments in the $2 million and $3 million range would be expected to obtain some sort of viability.
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j.ballantyne1990-6AQqhLzZaK

NSW North Coast shows strong rural lifestyle values: HTW rural

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Ravenford, a two storey historic home in the NSW Northern Rivers town of Grafton has hit the market for the first time in over 20 years. 
It has been listed with a price guide of $410,000 by Adam Crawley from McKimms Real Estate Grafton. 
Built in around 1880, the original house was owned by Captain George Greenaway – a well known river boat captain.
The second owner of Ravenford, WH Henson purchased it in 1898 and had converted it to an even grander two storey residence with bay windows by 1900.
Nestled on a 530 square metre block, the weatherboard home at <a href="https://www.realestate.com.au/property-house-nsw-grafton-131640638" target="_blank">36 Villiers Street </a>comprises four bedrooms, living areas, sitting room, two kitchens, verandahs and garden. 
Other historical features of Ravenford include ornate pressed metal and polished timber ceilings, window furnishings and paint schemes. 
<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/2019/8/1/ravenford%202.jpg" alt="">
There is a semi-separate flat can be accessed by a different door or internally. 
Ravenford is both Heritage (local) and National Trust (national) listed and listed also with the Society of Architects (national) in their list of most significant buildings in Australia.
It was featured in Historic Places of Australia: Volume 2 by Australian Council of National Trusts.
<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/2019/8/1/ravenford%203.jpg" alt="">
The location is within two city blocks of most of the CBD. 
The home had been listed at one point in 2017, and was described as being no longer needed by the owners.
 
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Heritage listed Grafton home hits the market

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The newly appointed NSW Governor Margaret Beazley has sold her Lavender Bay family home.
The <a href="https://www.realestate.com.au/sold/property-house-nsw-lavender+bay-131565610" target="_blank" rel="noopener noreferrer">Bay View Street</a> property had a price guide of $11.5 million.
Beazley bought it in 1989 for $1.3 million.
There were 45 inspections in the first week.
<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/2019/8/1/lavendar%20bay2.jpg" alt="">
The elevated family home comes with panoramic views of the waters, Harbour Bridge and Opera House.
It comprises five bedrooms, modern gas kitchen, lounge, dining room, library, and court gardens.
<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/2019/8/1/lavendar%20bay3.jpg" alt="">
It's just a stroll to McMahons Point Village with boutiques, restaurants and bars, Lavender Bay Ferry, buses, and North Sydney Station. 
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NSW Governor Margaret Beazley sells Lavender Bay home

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GUEST OBSERVATION
Australia has been ranked as one of the top destinations to study internationally. The <a href="https://www.propertyobserver.com.au/https://www.topuniversities.com/city-rankings/2019" target="_blank">QS Best Student Cities Ranking</a> released yesterday, which incorporates feedback from more than 87,000 current and prospective international students, ranked Melbourne as the third-best city to study. Sydney came in ninth.
London and Tokyo were number 1 and 2 respectively out of the world’s 120 top student cities. Melbourne and Sydney were joined in the top 50 globally by Brisbane (22), Canberra (23), Adelaide (26, up 15 places from last year) and Perth (41).
These results are rigorous and evidence-based, drawing on a variety of indexes (such as livability and affordability) and the student survey. When it came to the quality of life index (known as desirability), QS director of research Ben Sowter said: "Six of the world’s 30 highest-performing cities for our Desirability indicator are Australian: a record bettered by no other nation."
These results are highly influential and clearly drive education decision-making. We know students wishing to study overseas take serious account of universities that score well on <a href="https://www.internationalstudentsurvey.com/" target="_blank">independent rankings</a>, for instance, and there’s no reason why these should be any different.
So the performance of Melbourne and Sydney on this international platform speaks volumes for the position of the country as a study destination.
<hr>
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What makes a good student city?
QS uses six metric groups to compile the ratings:
<ol>
<li>
desirability: will students enjoy a high quality of life here? Do students want to study in this city?
</li>
<li>
university rankings: how many top-ranked universities are in the city?
</li>
<li>
employer activity: will a chosen city have job opportunities after graduation?
</li>
<li>
student mix: what proportion of a city’s population is made up of students? How diverse is that student population?
</li>
<li>
affordability: can students afford to study here?
</li>
<li>
student voice: what do students studying in this city think of it?
</li>
</ol>
So, how should we read this?
In assessing quality of life the QS looks to measures such as the Economist Intelligence Unit’s <a href="http://www.eiu.com/Handlers/WhitepaperHandler.ashx?fi=The_Global_Liveability_index_2018.pdf&amp;mode=wp&amp;campaignid=Liveability2018" target="_blank">Global Liveability Index</a> where in 2018 Melbourne, Sydney and Adelaide were in the top ten of the 140 cities surveyed.
Melbourne held the <a href="https://theconversation.com/the-worlds-most-liveable-city-title-isnt-a-measure-of-the-things-most-of-us-actually-care-about-101525">top spot</a> for seven consecutive years, only this year being edged out by Vienna by 0.7 of a percentage point.
Ben Sowter said: "This year’s edition of the QS Best Student Cities Ranking indicates that one of the primary incentives for any prospective international student to study in Australia is the high quality of life on offer there."
Quality of life includes a range of elements such as recreation facilities, public services and transport, housing and the natural environment. According to <a href="https://mobilityexchange.mercer.com/Insights/quality-of-living-rankings" target="_blank">Mercer’s 2019 Quality of Living City Rankings</a>, Melbourne and Sydney are in the top 20 worldwide.
And then there is safety.
There have been some recent challenges for Australian universities in the area of <a href="https://theconversation.com/recent-campus-attacks-show-universities-need-to-do-more-to-protect-international-students-120082" target="_blank">student safety</a>, including <a href="https://www.dailymail.co.uk/news/article-7096241/International-students-Australian-university-robbed-bashed-recent-attacks" target="_blank">robberies and attacks</a> on international students at a Melbourne university.
No destination can completely guarantee the personal safety of its residents and visitors. But looking at a <a href="https://www.numbeo.com/crime/rankings.jsp">variety of sources</a> and the <a href="https://thepienews.com/news/students-in-australia-feel-safe-worry-about-work/">comments of students themselves</a>, the evidence suggests Melbourne and Sydney in particular are very safe cities overall, ranking in the top 12 worldwide for <a href="https://dkf1ato8y5dsg.cloudfront.net/uploads/5/82/safe-cities-index-eng-web.pdf" target="_blank">digital, health, infrastructure and personal security</a>.
When it comes to the student mix indicator, the QS ranking puts Melbourne as the world’s best city. This is a measure that includes tolerance and inclusion, reflecting the importance for many international students of choosing a study environment that is likely to be hospitable to their own cultural background, lifestyle and identity.
While there are admittedly periodic reports in the media about <a href="http://www.southasiatimes.com.au/news/?p=1028" target="_blank">racist behaviour</a> in Melbourne, and the government is <a href="https://www.sbs.com.au/news/government-to-consider-ways-to-protect-international-students-on-and-off-campus" target="_blank">well aware of this</a>, Melbourne is widely recognised as culturally diverse, tolerant and welcoming. On these measures we can trust the QS ranking.
Melbourne came third in the student voice, which accounts for the experience and study destination preferences of more than 87,000 students.
Sydney ranked second on student mix and ninth on employer activity, obtaining a job at the end of their studies being a <a href="https://www.internationalstudentsurvey.com/" target="_blank">very important consideration</a> for international students.
<hr>
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The QS results are in keeping with the high levels of international student satisfaction reported for Australian higher education, especially for <a href="https://internationaleducation.gov.au/research/research-papers/Documents/ED19-0047%20International%20Student%20Survey%20HIGHER%20EDUCATION%20Infographic_ACC-03.pdf" target="_blank">safety, living, learning and support.</a>
Where we can improve?
The 2019 QS ranking shows Australian universities are at a slight global disadvantage on measures of affordability. This is an observation previously made in The Times Higher Education <a href="https://www.timeshighereducation.com/student/advice/cost-studying-university-australia" target="_blank">World University Rankings</a>.
Australian costs are generally <a href="https://www.slideshare.net/meetuniversity/average-cost-of-studying-abroad-breakdown-country-comparison" target="_blank">comparable</a> to those of the US and the UK, but far higher than Japan, Spain, Germany or Russia, which are all serious competitors in the international student market.
But cost is not the only consideration. A <a href="http://www.cais.ca/uploaded/CAIS_Connect/Boarding_Program/the-value-of-education.pdf" target="_blank">benchmark HSBC report</a> of 4,592 parents in 15 countries around the world said they would consider sending their child abroad for a better university education.
And this is where Australia has a competitive advantage.
We make up for cost when it comes to education quality. The QS results endorse government initiatives such as <a href="https://www.studymelbourne.vic.gov.au/">Study Melbourne</a> and <a href="https://www.study.sydney/">Study Sydney</a> that provide international students with employment assistance, career guidance and day-to-day living support – all of which contribute to a positive international student experience.
While the results are commendable we, shouldn’t be complacent. We know the <a href="https://www.internationalstudentsurvey.com/" target="_blank">biggest concerns</a> for prospective students relate to everyday life rather than their studies.
Issues around the cost of living, finding accommodation and employment, and safety rank among the greatest concerns. In the Australian context dealing with racism needs to be <a href="https://umsu.unimelb.edu.au/stopping-racism-starting-at-melbourne/" target="_blank">urgently addressed</a>.<img src="https://counter.theconversation.com/content/121238/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;">
Jeff Wilks, Adjunct Professor, Southern Cross University
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/international-students-rank-melbourne-and-sydney-in-worlds-top-cities-but-we-can-make-them-feel-safer-121238" target="_blank">original article</a>.
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International students rank Melbourne and Sydney in world’s top cities – but we can make them feel safer

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GUEST OBSERVATION
In the weeks after the 2019 federal election, the Sydney Morning Herald <a href="https://www.smh.com.au/federal-election-2019/voter-turnout-at-record-low-after-young-people-disengage-20190530-p51sol" target="_blank">reported</a> that the turn-out of voters was the lowest since the introduction of compulsory voting in 1925.
It also reported there had been high rates of absenteeism of young voters who, while willing to participate in the recent marriage equality survey, had “turned their back on democracy” in the federal election.
The article continues a narrative about a decline in voter participation, which the federal parliamentary Joint Standing Committee on Electoral Matters (JSCEM) review of the the 2016 election <a href="https://www.aph.gov.au/Parliamentary_Business/Committees/Joint/Electoral_Matters/2016Election/2016_election_report/section?id=committees%2freportjnt%2f024085%2f26059" target="_blank">described</a> it as a “concerning trend”.
But it turns out the SMH report – which was based on the actual vote count undertaken by the Australian Electoral Commission – got it wrong, because it reported on the 2019 result before the count had been completed. In fact, voter participation in 2019 was actually 0.88% <a href="https://tallyroom.aec.gov.au/HouseTurnoutByState-24310.htm" target="_blank">higher</a> than in 2016.
Despite this, the national participation rate hasn’t returned to the 95% rate achieved in 2007. So what’s behind the apparent decline in civic duty?
Political disengagement is one factor, but data show that low turn-out also happens in seats with a high proportion of Indigenous people, and seats with a high proportion of renters.
<h2>Electorates with the lowest participation</h2>
Looking at the participation performance of individual federal electorates can show what might be happening.
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Among the litany of divisions with the lowest participation rates, two distinct electorate clusters emerge of what might be thought of as under-performing seats.
By far the most consistent under-performing seats are remote regional districts including Lingiari and Solomon (Northern Territory), Durack (Western Australia and previously known as Kalgoorlie) and Leichhardt (Queensland).
These are also the four federal seats with the highest proportion of voters who identify as Indigenous, according to the <a href="https://www.propertyobserver.com.au/https://quickstats.censusdata.abs.gov.au/census_services/getproduct/census/2016/quickstat/036" target="_blank">2016 Australian census</a>. In the case of Lingiari, 44.5% of residents identified as being Aboriginal or Torres Strait Islanders, 17.9% in Durack, 9% in Solomon and 6% in Leichhardt.
The next cluster of persistent under-performing seats are inner urban divisions whose residents are among the best educated and most affluent in the nation. This includes Sydney, Wentworth, Melbourne and Melbourne Ports (these days known as Macnamara).
They are also characterised by their comparative youthfulness. These are seats that have significantly larger proportions of citizens in the 19 to 39 year age groups than the national age distribution and, indeed, seats like Lingiari and Durack.
<a href="https://images.theconversation.com/files/286557/original/file-20190801-169676-ojlks.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/286557/original/file-20190801-169676-ojlks.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Based on data from the Australian Electoral Commission. Author provided
The relatively low turn-out rate and youthfulness of these inner urban electorates supports the argument that young people are enrolling, but not voting.
While this might be the case, it’s also true that the rate of participation in the inner urban cluster of seats is much stronger than for the remote rural cluster.
In short, lower election turn-out rates tend to be associated more with seats with comparatively higher proportions of Aboriginal and Torres Strait Islander voters than with youthful electoral districts.
This is an interesting aspect to electoral behaviour, especially when there is so much debate about how Aboriginal and Torres Strait Islanders could be given greater input to the political process by way of reforming the Australian constitution.
<h2>The role of renting</h2>
These two clusters of seats could not be more different from each other. And yet they do share a significant socioeconomic characteristic.
Both the inner urban and remote seat clusters are characterised by the comparatively large number of citizens with rented, rather than purchased, accommodation.
The 2016 census found that slightly more than 30% of Australians were renters. In contrast, 60% of residents in the seat of Sydney and 52.9% of residents in Lingiari were renting.
With renting comes the possibility of citizens changing their residential address and this, in turn, can make it difficult to maintain the electoral roll.
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<h2>A political crisis?</h2>
Are these trends a sign of a political crisis, or are they simply “concerning” (to borrow from the <a href="https://www.aph.gov.au/Parliamentary_Business/Committees/Joint/Electoral_Matters/2016Election/2016_election_report/section?id=committees%2freportjnt%2f024085%2f26059" target="_blank">JSCEM report</a>)?
If the data indicates disengagement, it’s doing so at a fairly minimal rate. And at the last election, attendance rates improved compared with the previous election.
What’s more, the correlation of renters to under-performing electoral districts might even indicate that the problem is administrative rather than the product of civil disobedience.
Having said that, if the government feels the need to address the turn-out rate, they can use coercive powers to reinforce compulsory voting. This would involve imposing bigger fines for those who do not turn up to vote.
The existing legislation allows for a significant fine to apply (one penalty unit) when a voter hasn’t turned up. But the law as it currently stands does allow a wide range of excuses to permit a much less <a href="http://www8.austlii.edu.au/cgi-bin/viewdoc/au/legis/cth/consol_act/cea1918233/s245">onerous sanction</a> of a A$20 fine.
Were the parliament to be truly concerned about participation it could seek to alter the act and strengthen the hand of the AEC.<img src="https://counter.theconversation.com/content/120494/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;">
Nick Economou, Senior Lecturer, School of Political and Social Inquiry, Monash University
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/renters-hold-the-key-to-low-voter-turn-out-at-federal-elections-120494" target="_blank">original article</a>.
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Renters hold the key to low voter turn-out at federal elections

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GUEST OBSERVATION
What can be best measured gets best done, even if the scorecard is “balanced”. 
Casual observers of the <a href="https://theconversation.com/banking-royal-commission-no-commissions-no-exemptions-no-fees-without-permission-hayne-gets-the-government-to-do-a-u-turn-110974" target="_blank">financial services royal commission</a> might be forgiven for thinking the days of sales-based commissions being paid to bank and insurance staff were over.
Apparently not.
The Australian Prudential Regulation Authority’s discussion paper on <a href="https://www.apra.gov.au/sites/default/files/discussion_paper_strengthening_prudential_requirements_for_remuneration.pdf" target="_blank">Strengthening Prudential Requirements for Remuneration</a>, released last week, condones the ongoing use of “balanced scorecards” for determining bonuses.
While possibly not as bad as the old bonus systems based only on sales or profits, a “balanced scorecard” – which also includes less tangible outcomes such as “customer satisfaction” – is not a good solution.
In a study presented at the 2019 Financial Markets &amp; Corporate Governance Conference, I and my colleagues Le Zhang from Macquarie University and Dominik Steffan from the Technical University of Munich find that balanced scorecards produce significantly worse outcomes than no bonuses at all, and create environments in which <a href="https://papers.ssrn.com/sol3/papers.cfm?abstract_id=3317344" target="_blank">bad behaviour is more easily tolerated</a>.
Take 318 bankers…
We asked 318 finance professionals to take part in 20-minute trading sessions in which they could transact up to 60 times, making decisions that in our simplified balanced scorecard approach were rewarded on the basis of both profit and following risk rules. In the other scenario, the reward was a flat payment, unrelated to performance.
We found that the proportion of people who chose to consistently apply the rules dropped 16% under the balanced scorecard approach.
For those who sometimes violated the rules, compliance <a href="https://papers.ssrn.com/sol3/papers.cfm?abstract_id=3317344" target="_blank">dropped 24%</a> when paid under the balanced scorecard approach.
One reason might be that financial criteria such as sales and profits are easy to measure, and are audited, whereas other criteria such as following rules and providing good service are difficult to measure, at least in the short-term.
‘Balanced’ is unbalanced
Customer outcomes are often measured with customer surveys such as the infamous <a href="https://www.netpromoter.com/know/" target="_blank">net promoter score</a> that asks whether they would keep using the service or recommend it to others.
It works well for services such as <a href="http://www.netpromotersystemblog.com/2015/10/29/restaurant-chains-discover-the-special-sauce-of-net-promoter-feedback/" target="_blank">restaurant meals</a>, where customers can quickly form valid judgements. But when it comes to financial services, the quality of what they have been offered might not become apparent for years. When customers are disengaged or have low levels of financial literacy, or when products are complex, the quality may never be apparent!
Complaints data bring other problems. One is that often customers don’t bother to complain. Another is that firms sometimes “pay off” disgruntled customers, leaving them satisfied but the underlying problems unresolved. The customers who never complain are left to suffer from poor practices and the complaints data give no meaningful information.
Another popular solution is to rely on manager ratings in the performance assessments that determine bonuses. Manager ratings are often not credible. Academic researchers find that they are as much influenced by the managers <a href="https://www.aaajournals.org/doi/abs/10.2308/accr-10099" target="_blank">own incentives and preferences</a> as they are by performance.
Managers need not tell the truth
Managers keen to retain top performers in sales and profits can give them high ratings <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/backgroundbriefing/the-scandal-inside-anz/11141466" target="_blank">despite poor behaviour</a>. Even more worrying, subjective performance ratings can be prone to <a href="https://www.sciencedirect.com/science/article/pii/S1048984317306410" target="_blank">favouritism, collusion and extortion</a>.
Nobel prizewinner Bengt Holmstrom predicted years ago that the balanced scorecard wouldn’t work, in his landmark paper on <a href="https://heinonline.org/HOL/Page?handle=hein.journals/jleo7&amp;div=31&amp;g_sent=1&amp;casa_token=&amp;collection=journals" target="_blank">multitask principal-agent</a> analysis.
He found that when some criteria are easy to measure and others aren’t, employees will put most of their energy into the criteria that are easy to measure, in this case sales and profits. Balanced scorecards are inherently unbalanced.
What’s the solution? One might be deferrals – bonuses based on financial performance that are <a href="https://theconversation.com/confiscate-their-super-if-it-works-for-sports-stars-it-could-work-for-bankers-105833" target="_blank">held back for multiple years</a>.
Over time, and with active regulation, it would become obvious whether profits have been generated by fair means or foul. If foul, the bankers would not be eligible to receive what they thought they had earned.
A better idea might be to revert to a system of fixed salaries with no bonuses. It works for most Australians, and it used to work for bankers.
<a href="https://theconversation.com/profiles/elizabeth-sheedy-328210" target="_blank">Elizabeth Sheedy</a>, Professor - Risk governance, culture, remuneration, <a href="http://theconversation.com/institutions/macquarie-university-1174" target="_blank">Macquarie University</a>
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/how-not-to-police-financial-services-balanced-scorecards-dont-work-for-bankers-120899" target="_blank">original article</a>.
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Balanced scorecards don't work for bankers: Elizabeth Sheedy

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A Napperby, South Australia mortgagee has been sold for $90,000.
The house was originally listed for $138,000, before being slashed to $110,000.
Wayne White of Wardle Co Real Estate marketed the listing.
Situated at <a href="https://www.realestate.com.au/property-house-sa-napperby-127573318" target="_blank">158 Scenic Drive</a>, the property consists of three bedrooms and one bathroom.
Set on 3,237 sqm, the listing describes the home as a "hobby farm for a renovator."
It is located 10 minutes from Port Pirie.
The property features a partly renovated bathroom and four parking spaces, outside there is an old olive orchard, other trees and chook houses.
The circa 1960 built home has been on the market for over 500 days.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><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/2019/1/Subscriber%20strip%20ad.jpg" alt=""></a>
According to CoreLogic, in <a href="/developments/napperby-sa-5540">Napperby</a> the annual change in median price over the past 10 years is 1.9%.
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Napperby, SA mortgagee listing slashed 20% under offer

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EXPERT OBSERVER
The RBA meets on August 6 and releases the Statement on Monetary Policy on August 9. We think it is quite unlikely that the Board will decide to do a third consecutive cut at this meeting but remain comfortable with our view that the RBA will deliver additional 25bps cuts in October and February.
The Reserve Bank Board meets on August 6 to consider whether to extend the sequence of rate cuts in June and July for another month.
We think it is quite unlikely that the Board will decide to do a third consecutive cut at this meeting.
Following the cut in July, the Governor noted, “The Board will continue to monitor developments in the labour market closely and adjust monetary policy if needed to support sustainable growth in the economy and the achievement of the inflation target over time".
That statement compared with the June statement, “The Board will continue to monitor developments in the labour market closely and adjust monetary policy to support sustainable growth in the economy and the achievement of the inflation target over time".
The inclusion of the term “if needed” in the July statement indicates that the level of urgency for the next cut is lower in July than it was in June – implying that some time would be required to assess whether another cut was needed.
I wrote at the time of the release of the July Board minutes: “my experience is that when a central bank decides to pause, it often refers back to previous policy decisions. In the final paragraph of the July minutes, the Board notes “this decision, together with the reduction in the cash rate decided at the previous meeting, would assist in reducing spare capacity in the economy”.
Finally it is worth recalling the final paragraph of the speech which the Governor delivered after the Darwin Board meeting in July when he noted: “So we will be closely monitoring how things evolve over coming months.” The use of the plural (months) seems to be confirmation that there would be no urgency to move as soon as August.
On July 25th, we revised our forecast of the timing of the next rate cut from November to October. In addition we extended the easing cycle to include another, and final, cut, in February next year. We remain comfortable with that view.
The Governor’s Statement next week will be of interest particularly around whether he is planning to move as soon as September. Here we will certainly be interested in whether he persists with the “if needed” qualification. We favour that term still being used implying that, at least at the time of the meeting, the Board expects to hold fire in September.
Other themes will be consistent with the July statement are: strong employment growth but spare capacity in the labour market; housing conditions soft, although tentative signs of stabilisation in Sydney and Melbourne (CoreLogic reported house prices in Sydney and Melbourne lifted by 0.2% in July); inflation pressures subdued, although the central scenario remaining for trimmed mean inflation to be 2% in 2020; and the central scenario remaining for growth to be around trend.
These themes will give us an early signal of the revised forecasts for growth, inflation and unemployment which will be released with the August Statement on Monetary Policy on August 9. These forecasts are critical for gauging the Bank’s approach to policy and he will be testifying to Parliament that same morning.
Recall that when the last set of forecasts was released in May, the RBA forecast GDP growth at 2.75% in both 2019 and 2020. That is a benign outlook given that “trend” is assessed as 2.75%. However it is going to be difficult to credibly maintain the 2019 growth forecast at 2.75%.
Since the May Forecasts were released, GDP growth in the March quarter printed a low 0.4% and the partials for the June quarter are pointing to around 0.5%. A 0.9% read for the first half of the year requires 0.9% quarterly increases in each of the last two quarters.
Now we acknowledge that the second half of 2019 will be stronger than the first half with the benefits of the rate cuts, tax cuts, stabilising of the housing markets in Sydney and Melbourne, and lower AUD; but we certainly do not see growth lifting to an annualised pace outside 2.5-3.0%. It is most likely that the RBA will choose the 3% pace and lower the forecast for GDP growth in 2019 to 2.5% from 2.75%. That would provide a credible base for retaining the 2.75% forecast in 2020. We see the pace at nearer 2.5% in 2019 H2, ultimately pushing the RBA's forecast for 2019 back to 2.25% and 2020 to around 2.5%.
The June quarter Inflation Report provided the RBA with some welcome news. The trimmed mean inflation rate for the quarter printed 0.42%, above the Westpac forecast of 0.3%. This followed a 0.3% in the March quarter. We detected a stronger than expected pass through in clothing, footwear, household goods and cars from the low AUD.
With 0.3% in Q1 followed by 0.42% in Q2, the RBA can, with a large stretch, retain its forecast for the trimmed mean of 1.75% for 2019, making a drift up to 2% in 2020 a reasonable outcome. We expect the trimmed mean in the September quarter to print 0.3% for a rounded 1.5% for 2019. The RBA is likely to confront that reality for the November Statement, forcing it to delay the return of the trimmed mean inflation rate to 2% in 2021. For now, it will most likely continue to declare that trimmed mean inflation will be back within the 2-3% band in 2020.
So far, so good, but the unemployment rate forecast is likely to be a major problem for the RBA. Recall that in May, it forecast the unemployment rate to hold at 5.0% through 2019 and 2020. Unfortunately the rate for June has lifted to 5.24% against a May SOMP forecast of 5.0%. The problem is compounded by the 'rule-of-thumb' amongst economists that above trend growth is required to lower the unemployment rate. At best, the RBA will be forecasting trend growth in 2020, challenging any forecast that the unemployment rate will fall from the current 5.25%.
It will be this tension with the unemployment rate, which we expect to lift to 5.4% by year’s end that will trigger that 0.25% rate cut in October.
This problem will be further complicated for the RBA by market pricing. The forecasts in May already incorporated the two rate cuts in June and July (although markets were envisaging the cuts to come later in the year). The forecasts in August will incorporate a further cut in October (market pricing) and a near full second cut by mid-2020.
If, as we expect, those forecasts will be barely acceptable for growth and inflation and well below the RBA’s “desired” 4.5% for the unemployment rate, then the very least that the RBA can do is to deliver a 25bp October cut and plan to repeat the dose in 2020 H1.
BILL EVANS is the Chief Economist at Westpac
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RBA to hold in August but further cuts forecast in 2019 and early 2020: Bill Evans

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Dean Parkinson, the founder of the Honeywagons fleet of makeup vans and his wife, Deborah, have sold their Tamarama home.
They secured $4.75 million pre-auction. 
The <a href="https://www.realestate.com.au/sold/property-house-nsw-tamarama-131443302" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://www.realestate.com.au/sold/property-house-nsw-tamarama-131443302&amp;source=gmail&amp;ust=1564620124011000&amp;usg=AFQjCNFwy9uPG8Fj688Dsl7QCgnRkDCcng">Kenneth Street home </a>had a $4.25 million guide ahead of its August 3 scheduled auction. 
Set in the Tamarama horseshoe, halfway between Tamarama and Bondi Beach, the designer home features views of the coastline, cliffs, beach and rolling waves.
<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/2019/8/1/tamarama%202.jpg" alt="">
The home comprises master bedroom with large balcony, two additional bedrooms, living and dining area, Chef's gas kitchen and courtyard.
Other highlights include high barrel ceilings, intercome, and oversized garage with storage. 
<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/2019/8/1/tamarama%203.jpg" alt="">
It's located within close proximity to cafes, restaurants, shops and transport. 
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Dean Parkinson secures $4.75 million in Tamarama

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GUEST OBSERVATION 
Imagine a community of 200,000. Convivial, walkable, six times the density of Manhattan but with a smaller ecological footprint. It provides low-cost services and affordable housing mixed with productive uses such as recycling, farming and trading. It’s a city within a city.
But the streets aren’t wide enough to allow cars. The houses seem makeshift and the drains need work. The adaptations make it look like a place under perpetual construction.
In fact, the landlords and local leaders have incrementally built their houses and urban amenities over the last 40 years. They have self-organised to provide services such as gas, electricity and water. Non-government organisations (NGOs) have often provided extensive support to help with this process.
The only catch is this community has been built on unused public land. Now the residents face threats of resettlement to allow for “development” projects planned by the state. After spending six months in such a place, I can attest to their simultaneous desire to live their lives and the fear of uprooting that underlies their daily life.
<img src="https://images.theconversation.com/files/285576/original/file-20190724-110158-11gasn9.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Sahajul, a local elder, recollects the struggles he faced to kick-start Karail as a place. 
Mohammed Jilani/Open Studio, Author provided
The story of a billion people
The place is Karail, the largest informal settlement in <a href="https://en.wikipedia.org/wiki/Dhaka" target="_blank">Dhaka</a>, but the story is not particular to there. A billion people live in such places around the world. That number is slated to reach <a href="https://unhabitat.org/books/world-cities-report/" target="_blank">3 billion people in the next 30 years</a>.
This means informal settlements are one of the major ways developing cities are being produced. Conventional planning approaches such as slum clearance, cookie-cutter high-rises, peripheral resettlement and back-to-village programs have often failed to manage them.
UN-Habitat, the body with global responsibility for issues of urban growth, advocates city-wide <a href="https://www.citiesalliance.org/about-slum-upgrading#Why_not_tear_down" target="_blank">slum upgrading</a> and integration with metropolitan plans. Such programs are explicitly “<a href="http://www.monppab.org/content/libraryfiles/160.pdf" target="_blank">participatory</a>” and inclusive. Specifically, UN-Habitat <a href="https://unhabitat.org/quick-guide-for-participatory-city-wide-slum-upgrading-city-wide-slum-upgrading-for-sustainable-urbanization/" target="_blank">recommends</a> member states “recognise the rights and contributions of slum dwellers and change the view that they are illegal”.
However, these recommendations are non-binding. It is up to the state and NGOs to implement policies on the ground. While funding agencies and local civic bodies have important roles too, they are ineffective in formulating the upgrading programs by themselves.
<a href="https://images.theconversation.com/files/285568/original/file-20190724-110187-1f79zyw.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/285568/original/file-20190724-110187-1f79zyw.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
An overhead view of Karail. 
Google Earth, Author provided
What’s the plan for Karail?
In Karail’s case, the land belongs to the Ministry of Science and Information &amp; Communication Technology (MoSICT). It plans to establish a <a href="https://bhtpa.portal.gov.bd/sites/default/files/files/bhtpa.portal.gov.bd/page/fd2c28e6_99ab_43d4_8262_ff8d87165be7/Draft%20Feasibility%20Study%20Report-%20Mohakhali.pdf" target="_blank">software technology park</a> to replace the settlement. In 2014, several NGOs providing pro bono legal aid filed petitions in court challenging the authority to carry out evictions on such a massive scale. The final verdict is still pending, but the word on the streets in Karail is that the wheels are in motion to make the project happen by any means.
<a href="https://images.theconversation.com/files/285624/original/file-20190724-110175-kuy1wu.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/285624/original/file-20190724-110175-kuy1wu.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
The existing settlement and proposed development plan. 
Tanzil Shafique and BHTPA, Author provided
If the project proceeds, the demolitions will begin soon. The resettlement plan for the project proposes six options, none of which are slum upgrading.
<a href="https://images.theconversation.com/files/285573/original/file-20190724-110162-3hzn1q.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/285573/original/file-20190724-110162-3hzn1q.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt=""></a>
 Kurail is an established community that is home to at least 40,000 families. 
Tanzil Shafique, Author provided
In the best-case scenario, about 6,000 economy flats (roughly 25 square metres) will be built on site. Remember, at least 40,000 families live in Karail. The other options – including off-site resettlement or cash compensation – are far worse.
The draft plan shows no understanding of the site as an existing city, nor are there any attempts to integrate slum upgrading into the project, as UN-Habitat recommends. Note that the objective of the project is “to establish knowledge-based industries contributing to the national economy and helping achieve the goals of <a href="https://en.wikipedia.org/wiki/Vision_2021" target="_blank">Vision 2021: Digital Bangladesh</a>”. The project is predicted to <a href="https://www.propertyobserver.com.au/http://www.theindependentbd.com/printversion/details/133535" target="_blank">create 30,000 jobs</a>.
Such is the cruel irony of “development”. For an estimated investment of <a href="https://bhtpa.portal.gov.bd/sites/default/files/files/bhtpa.portal.gov.bd/page/fd2c28e6_99ab_43d4_8262_ff8d87165be7/Draft%20Feasibility%20Study%20Report-%20Mohakhali.pdf" target="_blank">AU$300 million</a>, the project will generate <a href="http://www.theindependentbd.com/arcprint/details/113909/2017-09-14" target="_blank">30,000 future jobs</a>, replacing the estimated <a href="https://torturedocumentationproject.files.wordpress.com/2014/05/poverty-and-violence-in-korail-slum-in-dhaka.pdf" target="_blank">116,000 jobs that Karail supports</a>. The project will displace 40,000 families from their current affordable housing and build high-rise apartments to house only 6,000.
In a city already on the <a href="https://www.thedailystar.net/city/dhaka-traffic-jam-congestion-eats-32-million-working-hours-everyday-world-bank-1435630" target="_blank">verge of collapse with traffic congestion</a>, the project is set to attract more traffic to the centre. Vehicle-based infrastructure will replace the non-motorised walkable neighbourhood of Karail. The cost of losing the accumulated social capital of the people of Karail only makes it worse.
‘Development’ that fails people
<a href="https://images.theconversation.com/files/285575/original/file-20190724-110166-1u7jv7n.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/285575/original/file-20190724-110166-1u7jv7n.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt=""></a>
The housing in Bhashantek Rehabilitation Project exemplifies how not to resettle a community. 
Tanzil Shafique, Author provided
Such “<a href="https://www.propertyobserver.com.au/https://press.princeton.edu/titles/9564" target="_blank">development</a>” in pursuit of a techno-ideological spectacle, without a sense of equitable well-being, is empty and is particularly threatening to informal settlements due to land value. Even when the state operates with the best of intentions and provides off-site resettlement, it has proven to be disastrous in Bangladesh, as exemplified by the <a href="https://files.eric.ed.gov/fulltext/EJ1080519.pdf" target="_blank">Bhashantek Rehabilitation Project</a>.
As Karail’s case shows, conventional “development” and policymaking do not know how to deal with such settlements. Planning is conducted with <a href="https://www.tandfonline.com/doi/abs/10.1080/14649357.2015.1071870" target="_blank">half a mind</a> in the absence of empathy. “Inclusive cities” and “sustainable development” become empty motherhood slogans.
New practices can only emerge when we begin to learn how the other half lives and become allies in their struggle. Will Karail survive the onslaught of development? Well, it has survived decades of adversity so far and there is never any scarcity of hope.<img src="https://counter.theconversation.com/content/120600/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
<img src="https://images.theconversation.com/files/285570/original/file-20190724-110162-1siaz6o.JPG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Karail is a place of learning to hope. 
Tanzil Shafique, Author provided
Tanzil Shafique, PhD Researcher in Urban Design, University of Melbourne
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/what-sort-of-development-has-no-place-for-a-billion-slum-dwellers-120600" target="_blank">original article</a>.
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What sort of ‘development’ has no place for a billion slum dwellers?

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.

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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.

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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.

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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.

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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.

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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.

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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>

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