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Without strong economic growth and dwelling undersupply, there has been modest house price growth in Adelaide in recent years, according to the BIS Oxford Economics Residential Property Prospects 2019 to 2022 report.
Affordability remains attractive and should improve as interest rates decline in 2019/20.
These factors should lead to slightly stronger price growth in the next few years with median house and unit prices forecast to rise by 11% and 6% respectively in the three years to June 2022, the report said
<a href="https://www.propertyobserver.com.au/images/2019/7/15/BIS%201.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/2019/7/15/BIS%201.jpg" alt="">
<a href="https://www.propertyobserver.com.au/images/2019/7/15/BIS%202.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/2019/7/15/BIS%202.jpg" alt="">
<a href="https://www.propertyobserver.com.au/images/2019/7/15/BIS%203.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/2019/7/15/BIS%203.jpg" alt="">
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j.ballantyne1990-6AQqhLzZaK

Adelaide expected to see stronger house price growth: BIS Oxford Economics 

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Elders is set to acquire Australian Independent Rural Retailers (AIRR).
The acquisition will give Elders a footprint in the wholesale supply of farm products.
It has been suggested it positions Elders to compete more strongly with Canadian fertiliser giant Nutrient.
Elders has made a $187 million scrip and cash offer for unlisted private wholesale buying group Australian Independent Rural Retailers.
The agribusiness announced on Monday it had entered a scheme of implementation to acquire 100 per cent of AIRR’s shares, with the half-scrip, half-cash bid already receiving the blessing of the takeover target’s board.
Elders, which remains in a trading halt, said it was funding the acquisition through a $137 million equity raising and the issue of $79 million of new Elders shares to AIRR shareholders as scrip consideration.
The $10.85 per share deal values AIRR at $157 million on an equity basis and $187 million on an enterprise value basis.
Elders said the acquisition will allow it to enter the wholesale rural services market with net synergies of $6.6 million to $9.33 million per annum to be gradually realised over the next two years.
“Acquiring AIRR will give Elders a national wholesale platform,” Elders chief executive Mark Allison said.
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Elders to acquire Australian Independent Rural Retailers (AIRR)

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A West Gladstone, Queensland mortgagee house has sold for $335,000, 40% of its previous sale price.
It saw a loss of $515,000 over 11 years since it transacted for $850,000 in 2008.
Luke Watts of Elders Real Estate held the listing.
Situated at <a href="https://www.realestate.com.au/sold/property-house-qld-west+gladstone-128014414" target="_blank">12 Piper Street</a>, the four bedroom two bathroom house sold after 530 days on the market.
After one unsuccessful auction in May 2018 the home was listed with an asking price of $380,000, reduced to $370,000 in June 2018 and $349,000 in June 2019.
The four bedroom, two bathroom house was constructed in 1990.
Set on 810 sqm the home features sprawling views of Mt Larcom and the harbour.
The home has a two car garage.
<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>
The median price for a home in <a href="/news">West Gladstone</a> is $182,550 according to CoreLogic, which calculate its annual change in median price over the past 10 years as -5.8%. 
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West Gladstone mortgagee home sold for $500,000 loss

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There are certainly opportunities in the current 2019 market to pay less than the last price.
But is there really such a thing as buying a bargain when it comes to property? And where are they?
This series of articles looks are specific examples of sale price or asking price falling. 
We take a look at where and if possible why this is happening.  
We came across this property for consideration.
A two storey inner-city Brisbane investment — with water views — has been listed at $730,000.
<div class="story-content">
The property was sold brand new for $855,000 by FKP.
Its next sale was $960,000 in 2010.
The current vendors bought the property off a stress sale for just $710,000.
The agent Johnston Dixon’s John Johnston said they just "want to clear (the sale).”
The owners wanted an “immediate sale” however it has hasn't found a buyer in the 5 weeks it's been on market.
<div class="w650 h365 image media">
<div class="image-wrapper">Its estimated rent was over $700 a week for the property at <a href="http://www.johnstondixon.com/#/listings/92Q" target="_blank">2907/92 Quay Street, Brisbane.</a>
</div>
<div class="image-wrapper"> </div>
<div class="image-wrapper">It has three bedrooms, two bathrooms, and parking for two cars.</div>
<div class="image-wrapper"> </div>
<div class="image-wrapper">Its body corporate rates are at $1540 a quarter. </div>
<div class="image-wrapper"> </div>
<div class="image-wrapper"><img src="https://www.urban.com.au/images/2019/7/15/quay%20street%202.png" alt=""></div>
<div class="image-wrapper"> </div>
<div class="image-wrapper">Property Observer advise that it is up to you to determine if the offering is a truly beneficial bargain.</div>
<div class="image-wrapper">
Remember buying at the bottom of the cycle is fraught – as you can't really precisely pick the bottom nor know just how long until you see some price growth.
Be aware you could be buying a poor quality property in an area with ongoing issues of oversupply of stock.
The oversupply could be also putting downward pressure on rents.
Other price declines could be because the vendor needs a quick sale or paid way over the top on its last purchase chase.
Property Observer suggests property purchasing really does need to be a very well considered proposition with a long term mindset.
As a part of this series, we've already had a look at properties in <a href="/expert-insights/buying/bargain-property-at-mount-eliza-home-at-2-million-discount">Mount Eliza</a>, and <a href="/expert-insights/buying/bargain-property-in-central-geelong-sale-price-dips-after-one-year">Central Geelong</a> and <a href="/expert-insights/buying/bargain-property-in-east-perth-near-new-apartment-makes-150-000-loss">East Perth</a>.
</div>
</div>
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Bargain property in Brisbane? Quay Street penthouse with water views listed

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Treasurer Josh Frydenberg has defended the deeming rate changes as reflecting that some retirees are getting higher rates of return than the very low bank deposits.
“We’re strengthening the arm of around one million welfare recipients,” he told ABC’s Insiders program.
“What’s important to understand is — it’s not a linear equation between or comparison between the cash rate and the deeming rate, because the deeming rate applies to a whole suite of assets.
“So it applies to bank deposits and a term deposit, could be at 1.75 per cent today, but it could apply to superannuation returns, and that’s averaging around 5.5 per cent — or to yields on ASX 200 stocks, which are averaging about 4.5 per cent.”
The changes to deeming rate will deliver a marginally better deal for more than 600,000 aged pensioners and 350,000 welfare recipients on other payments including the disability support pension, parent payments and Newstart recipients with investments.
But the “$800 pension bonus” has been branded disappointing for retirees after it emerged only seniors who don’t own a family home have a chance of securing the full amount.
The changes to pensioners’ deeming rates used to determine investment income for the asset test offers up to $804 for singles and $1053 for couples.
Around 75 percent of aged pensioners will get nothing from the changes to the deeming rate because they don’t have investments in super, shares or bank deposits.
Only seniors who do not own a family home will qualify for the maximum.
The New Daily has confirmed that, for example, ‘Alan’ a single aged pensioner who doesn’t own a family home and has $540,000 in financial assets will secure an extra $30.94 a fortnight or $804.50 a year in Age Pension.
However, if ‘Alan’ owned his own home and had $280,000 in financial investments he would only secure $18.44 a fortnight or $479.50 a year extra.
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Home owning seniors won't secure the full $800 pension bonus

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The owners corporation at the defect-ridden 19 Gadigal Avenue, Zetland apartment complex faces a legal action by the owner of the apartments below.
The apartments below allege nuisance and water seepage into its property at Gadigal Avenue.
Wolseley Grove Pty Ltd, which owns all of the apartments below at 6 Wolseley Grove, is suing 19 Gadigal in the NSW Supreme Court over the “creation of an unsafe environment”.
There is a directions hearing this week before Justice D Hammerschlag in the Supreme Court's construction list.
Owners in the beleaguered complex are likely to make submissions to a NSW parliamentary inquiry into the state’s building standards.
The inquiry, led by Greens MP David Shoebridge, will look at the role of private certification in protecting building standards, the adequacy of consumer protections for owners of new buildings, limitations on insurance and compensation schemes.
The NSW government has yet to appoint a building commissioner with the Premier saying an announcement was “imminent”.
“We’ve been working very hard on that matter and I’m hopeful by the end of the month, if not next month,” she told reporters on Sunday.
“It will be imminent, I imagine in the next few weeks.”
There was no funding of the commission in the recent state budget despite the commission being foreshadowed in February this year.
The residents of 19 Gadigal Avenue were <a href="/news/garland-lofts-zetland-apartment-block-in-secret-evacuation-last-year-due-to-building-defects">secretly evacuated last year</a> due to defects in the building, mainly water leakage.
 
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Defect-ridden Zetland apartment complex faces a legal action from apartments below

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The value of assets held by Australians has almost doubled over a 12 year period, a new report has found. 
From 2007 to 2019, asset values are up 96%, while debt has increased by 78.6% over the same period, according to the <a id="LPlnk178519" href="http://icm-tracking.meltwater.com/link.php?DynEngagement=true&amp;H=btYXC68syxmDVppbhVzFoYHdeMNV9070xvOlf%2FNdDQ0wXj6aidRhm%2BU%2B3pvvHdsrpvIIhgT9m2JwAuxVME0Zp2SQWJMw%2Fl0vyvX5XpPY4CpJ8TwkzTJoFeV9rdYJuyfe%2FYEc7gWVJ%2B0%3D&amp;G=0&amp;R=https%3A%2F%2Fstore.roymorgan.com%2Fproduct%2FRoy-Morgan-Wealth-Report-13397&amp;I=20190711015504.00000194d375%40mail6-114-ussnn1&amp;X=MHwxMDQ2NzU4OjVkMjU4OWEyYzVkZmE3ZjMyZjJjYTFiZTs%3D&amp;S=iwIWS64fklsraWL5xgm3auOxsrFdtkaHt3FvSlv0LBQ" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">Roy Morgan Wealth Report</a>. 
Over this period, which covers the period from just before the start of the global financial crisis, net wealth has increased by 98.7%.
Even after accounting for population growth and inflation, the average Australian is better off, the report said. 
The report is drawn from over half a million in-depth face-to-face interviews conducted in Australians’ homes over the period from 2007 to 2019.
The second edition of the Wealth Report focuses how net wealth has changed since just before the onset of the global financial crisis.
Australia performed very strongly over the past 12 years compared with other OECD nations – particularly in Europe where many nations went backwards over the same period, it said. 
Key findings of the report include:
<ul>
<li>The value of assets held by Australians has almost doubled from 2007 to 2019 (up 96.0%). This is faster than the increase in debt of 78.6% over the same period. As a result net wealth is now 98.7% higher in 2019 than it was in 2007. 
</li>
<li>Average per capita net wealth in real terms (adjusted for inflation), is 28.0% higher than it was in 2007 just before the onset of the global financial crisis. 
</li>
<li>Median net worth per capita in 2007 was only $124,000, rising to $135,900, up 8.8% after allowing for inflation. The median value is a more representative metric in such a highly skewed market, as 50% are above it and 50% below, it is the central value. 
</li>
<li>Women have improved their average net wealth position relative to men, with males now holding an average of 12.3% more wealth than women, while in 2007, they had a much higher 27.4% advantage. 
</li>
<li>Roughly half Australia’s personal wealth continues to be held in the form of owner occupied housing (49.8%), down slightly from 51.6% in 2007, while superannuation assets make up an increasingly higher portion, rising from 19.2% to 24.4% of our wealth since 2007. 
</li>
<li>The following chart shows that the average personal assets are now worth 8.1 times average debts, compared with 7.4 times debts in 2007. </li>
</ul>
Assets have grown faster than debt
<a href="https://www.propertyobserver.com.au/images/2019/7/11/roy%20morgan.png" target="_blank">Click here</a> to enlarge:
<img src="https://www.urban.com.au/images/2019/7/11/roy%20morgan.png" alt="">
 
Source: Roy Morgan Single Source (Australia) 12 months to March 2019, n = 51,362; 12 months to December 2007, n = 54,212. Base: Australians 14+.
"We see daily headlines about the risks posed by high levels of debt and falling property values, but when we drill down into the data, a more balanced long term picture emerges," said Michele Levine, the CEO of Roy Morgan.
"Although the last 12 months has seen a marginal decline in household net worth, it is important to understand it in the context of the long term trend. What we have seen here is a very positive long term trend.
"Housing debt has grown considerably since 2007, but not uniformly - Roy Morgan’s data shows wealthier cohorts have shown a much greater propensity to take on debt and those investors have more ability to handle downturns than more marginal borrowers in lower-wealth segments.
"A more detailed understanding of how debt and personal wealth are distributed can help dispel some of the more simplistic fears over debt, and give a more balanced view of its relationship to wealth creation in Australia over the long term."
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Australians’ net wealth has nearly doubled since GFC: Roy Morgan Wealth Report 

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Geelong has seen some significant growth over recent years, according to the latest Herron Todd White (HTW) residential report. 
"Looking back over our future predictions for 2019, it’s fair to say that Geelong’s property market has followed our initial thoughts in comparison to 2017 and 2018," the valuation firm said. 
"Although the growth cycle in most parts has come to an end, we are still not anticipating a significant decline in property prices compared to that seen in Melbourne and Sydney."
The report notes that properties it initially thought would be snapped up by investors are taking longer to sell, often with vendors having to meet market expectations.
The resulting effect is that days on market are now increasing with greater stock available.
"It is not all doom and gloom, however, with a good number of sales occurring throughout the region," the report noted.
Latest CoreLogic data reveals that Geelong had recorded the highest regional clearance rates with 45.5% of properties sold at auction, despite declining auction volumes.
Properties that represented good value for money either through affordability, location or recent renovation works and presented in prime condition appear to be selling above vendor expectations with multiple bidders.
According to the HTW report, one of the key surprises so far for 2019 has been at the top end of the market.
A number of high-end properties have been transacting throughout the Geelong region, both on and off the market.
"Initially, we predicted that this price point would stabilise and become stagnant due to tightening lending conditions as well as the cooler months slowing buyer enquiry, especially along the Surf Coast," HTW said. 
"However it appears that the top end is resilient and buyers are purchasing with confidence.
"Selling agents are reporting strong interest in properties north of one million dollars."
Examples of these include <a href="https://www.realestate.com.au/sold/property-house-vic-ocean+grove-129591562" target="_blank">91 Orton Street, Ocean Grove</a> (pictured below) –which sold in March 2019 for $6,3 million, according to RPData.
Positioned on a elevated double block, the four level house comes with six bedrooms,  open plan living, gourmet kitchen, rumpus rooms, cinema room, gym, and 20 metre pool plus waterslide. 
Other highlights include double glazing throughout, views to Cape Schanck and Geelong and solar panels.
<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/2019/6/27/ocean%20grove%201.jpg" alt="">
<a href="https://www.realestate.com.au/sold/property-house-vic-newtown-130008218" target="_blank">188 Noble Street, Newtown</a> (pictured below) sold in February 2019 for $3.8 million, according to RPData. 
It comprises main bedroom with with ensuite, four further bedrooms, sixth bedroom or third living space, open plan rear living area and family room.
Additional features include hydronic heating, ducted cooling, architect designed gardens, open fire places and original timber ceilings.
<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/2019/6/27/newtown.jpg" alt="">
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Geelong recorded the highest regional clearance rates: HTW residential 

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The Coffs Coast saw a subdued start to 2019 with buyer negativity creeping into the market, according to the latest Herron Todd White (HTW) residential report. 
The report suggests that this negativity is a result of a combination of factors including the fallout from the Royal Commission into banking practices and the impact this has had on lending policies and available finance.
There has also been reduced interest from capital city markets, increased APRA lending restrictions for broader investment loans and continuing media reports of declining market conditions in the capital cities.
"The recent state and federal elections which have seen extensive campaigning with regard to property affordability (first home buyers), potential changes to negative gearing and superannuation tax laws, have all combined to put a very negative or uncertain picture in a potential buyer’s mind," HTW said. 
"Notwithstanding this, the local market remains generally firm although sale volumes and general activity has softened, " the valuation firm said. 
Current anecdotal evidence indicates that although most good quality property types are holding value, there is noticeable buyer resistance for property that is either overpriced, lacking in key features or in a secondary location.
There is still reasonable demand and some continuing increases in value being experienced for entry-level residential product or blue chip areas where supply is low and demand high.
The report notes that the rural residential market is continuing to remain strong with a noticeable increase in activity with short selling periods.
The market most affected by the general softening is the prestige sector ($1 million plus) which is predominantly driven by out of town purchasers.
"There are no real surprises in the market to report so far in 2019," the valuation firm commented. 
<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/2019/6/20/sawtell%20.jpg" alt="">
A recent $1 million plus sale was a waterfront house at Sawtell, a coastal village near Coffs Harbour.
The two level house at<a href="https://www.realestate.com.au/sold/property-house-nsw-sawtell-130033510" target="_blank"> 26 Tom Albert Place</a> (pictured above) has been sold for $1,045,000.
Set on an 876 square metre block, it features a formal lounge room, separate open plan living/dining space, three bedrooms, central kitchen and boat access to the water. 
<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/2019/6/20/sapphire%20beach.jpg" alt="">
A Mediterranean style mansion with ocean and coastal views is on the market with $1,895,000.
Built by one of Coffs Harbour's most respected builders, the home at <a href="https://www.realestate.com.au/property-house-nsw-sapphire+beach-131209210" target="_blank">111G Sugarmill Road</a> (pictured above) comes with five bedrooms, 4.24 hectares of low maintenance gardens and circular driveway plus formal entrance. 
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Coffs Harbour market softens with reduced sales volumes: HTW residential 

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After a period of declining values, the residential property market in the Western Australian region around Australind and Eaton has received a potential boost. 
The commencement of construction of the new $1 billion lithium processing plant at Kemerton could provide a lift to these markets, according to a recent Herron Todd White (HTW) residential report.
The report suggests in excess of 600 new jobs will be created and the doubling of production at the Greenbushes lithium mine has already seen 200 new employees.
The respective companies behind these significant regional enterprises are specifying that the workforce must live within 50 kilometres.
"Where previously property values in this catchment have been steadily falling over a number of years, there is now cautious optimism, with new sub-divisions emerging in Donnybrook, Eaton and Glen Iris," the valuation firm said. 
The report notes that real estate agents are seeking new stock to sell as investors begin to purchase the properties that have been on the market for a noticeable period of time.
"It is realistic to say that the region remains a buyer’s market for the time being, however it is anticipated that stability will be introduced in coming months," the valuation firm said. 
One related observation has been the recent sale of a number of executive dwellings in Bridgetown and Manjimup with prices over $700,000 being achieved for three properties, which is setting a new upper price bracket for these quality houses as mining executives are looking to re-locate to the South West.
A four bedroom house located just a few minutes' drive to the centre of Bridgetown has recently been sold for $700,000.
Sitting on one acre, the family home at <a href="https://www.realestate.com.au/sold/property-house-wa-bridgetown-130361910" target="_blank">19 Devon Place </a>(pictured below) comprises open plan kitchen/diner, separate family room, study, lounge, master bedroom and three additional double bedrooms.
Other features include solar hot water, garden sheds, laundry with fitted cupboards and double garage. 
<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/2019/7/10/bridgetown%20.jpg" alt="">
"The overall review of the South West land division residential property market, however, is best described as weakening with downward pressure on values particularly in the outlying localities such as Dalyellup in Bunbury, Provence and Kealy in Busselton, and Brookfield in Margaret River," HTW said.  
A four bedroom house located in Stage 1 of Dayleyllup Beach Estate has recently been sold for $405,000.
Located at <a href="https://www.realestate.com.au/sold/property-house-wa-dalyellup-129800938" target="_blank">13 Kularda Road</a> (pictured below), the home was sold for $451,000 in 2011.
It comes with open plan living, formal lounge, study, master suite, three additional bedrooms, two patio areas and swimming pool. 
<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/2019/7/10/dalyellup%20.jpg" alt="">
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South West WA market boosted by new lithium processing plant : HTW residential 

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.

&nbsp;

&nbsp;

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.

&nbsp;

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>

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