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The REIQ has begun a digital campaign to alert voters to the "threat" of Labor’s negative gearing reforms.
REIQ CEO Antonia Mercorella said the campaign, called Stand For Stability, "will educate voters about the true impact of Labor’s very damaging negative gearing reforms, an impact that will affect every member of the community through devaluing assets, rising rents and lost government revenue."
“Labor’s proposed changes to negative gearing will be disastrous, adding further pressure to our fragile housing market by pushing down house prices, devaluing people’s biggest asset – their home or their investment property – and pushing up rents,” Ms Mercorella said. 
She highlighted recent concerns that many people don't understand what the proposed changes to negative gearing are and the effect it will have. 
Notably recent research from SQM has suggested rents could rise as much as 22 per cent if the reforms are introduced. 
Ms Mercorella said, “the research is very clear, the economy is facing challenges and the threat to growth is real. Labor will worsen housing affordability for renters through these reforms. Further, if recent reports are accurate, it is clear their policies are based on misleading, inaccurate data.”
“Why would Labor add fuel to the fire with these massive changes to negative gearing structures and capital gains tax arrangements? It’s reckless,” Ms Mercorella concluded
The online campaign will include animated videos, social media tiles and long form articles leading viewers and voters to <a id="LPlnk900533" href="http://reiq.informz.net/z/cjUucD9taT0yMDM0MTExJnA9MSZ1PTUxMzY3MDk2OSZsaT0xODA1NTI3MQ/index" target="_blank" data-auth="NotApplicable">StandForStability.com.au</a>.
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j.ballantyne1990-6AQqhLzZaK

REIQ CEO calls Labor's negative gearing policy reckless and disastrous

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Shane Oliver, head of investment strategy and chief economist at AMP Capital, the first major economist to forecast cash rate cuts, has slightly shifted his view saying that we could see the first rate cut pushed back.
His original forecast of multiple 0.25% rate cuts was made back in the first week of December last year.
Since this point a number of economists and institutions have made similar forecasts, including Westpac's chief economist Bill Evans and Alan Oster, NAB's chief economist.
Oliver suggested the first cut would come around June.
Today he suggests it will now come later given some better than expected economic data.
In his original forecast the reasons he gave were a combination of "falling house prices, tightening credit conditions and constrained growth which will keep wages growth weak and inflation below target".
Shane Oliver said, "however, with the RBA still seeing the next move as being up it will take them a while to change their thinking so we don’t see rates being cut until second half next year."
"When it does start cutting the RBA will likely stick to 0.25% increments and since rate moves are a bit like cockroaches there is likely to be more than one." 
He recently revised his forecast.
In the latest weekly report he released Mr Oliver stated, "due to somewhat better economic data lately, tax cuts for low and middle income earners regardless of who wins the election and ongoing RBA optimism about the economy picking up, rate cut expectations have faded a little bit."
"However, while this could see the first rate cut pushed back out a bit we continue to see the RBA cutting rates twice this year as the housing downturn dampens economic growth and keep inflation below target for longer."
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Shane Oliver pushes cash rate cut forecast back to later this year

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A Derwent Valley home positioned on 4.26ha of bushland in Southern-central Tasmania has been recently sold for $380,000.
It was listed by Oriana Nowicki and Jake Towns from Petrusma Property Howrah.
Situated at<a href="https://www.realestate.com.au/sold/property-house-tas-lachlan-130530338" target="_blank"> 135 Jefferys Track, Lachlan</a>, the main house with upstairs area comes with sunroom, living, loft bedroom, meals and kitchen areas plus bathroom.
The adjoining turret offers a music room with cellar on the lower level, a private meditation room on the first floor, and an accessible rooftop with views over the valley. 
<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/2019/3/19/lachlan%202.jpg" alt="">
Other features include outdoor laundry with additional toilet, silvered pine studio, pickers hut with outer shed, veggie garden and dam.
It was only available to the market for the second time. 
Situated on the tourist trail of the Derwent Valley, Lachlan is an area with award-winning local wineries and just a short drive to local shops, cafes and restaurants. 
<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/2019/3/19/lachlan%203.jpg" alt="">
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Turreted Derwent Valley home with bush views sold for $380,000 

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The latest listing on prestigious Lindsay Avenue, Darling Point is the home of retired car dealer Laurie Sutton.
The luxury Michael Dysart-designed mansion home, set above McKell Park, was influenced by the design aesthetic of Kyoto's imperial palace built around an imposing two-storey atrium.
The five bedroom, seven bathroom home integrates with the natural environment.
Entry to the home is through a grand stone entrance and a panelled door made from zinc.
There is a heated swimming pool, with gun-barrel Harbour views, along with its lift accessed 10 car garage.
Alison Coopes at Alison Coopes Agency has given the home a $35 million price tag.
It has currently been on market for 35 days, for sale through an expressions of interest campaign closing April 17.
Last sold in 20007 the home traded for $18.25 million.
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Michael Dysart-designed Darling Point mansion listed

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Undeterred by its recent tech startup failures, LJ Hooker has announced the release of a tailored new tech platform that promises to lead the digital transformation of the real estate industry.
LJ Hooker chairman L Janusz Hooker said that, for clients, the propriety-built artificial intelligence platform enables a more transparent buying and selling process, maximising customer satisfaction.
He said that, for agents, the platform offers better efficiency and mobile capability, automating the hundreds of steps involved from appraisal to settlement.
Mr Hooker said that the technology is implemented first in LJ Hooker Avnu, before being expanded across the entire franchise network.
“Advancements in technology have now enabled us to build our platform,” he said.
“In particular, the commoditisation of AI and machine learning, spread of cloud computing and access to open source frameworks, and our ability to recruit top engineers with international experience building the tech infrastructure for the likes of Google, LinkedIn and Twitter.
“The modern-day consumer demands the products and services they consume be delivered in real time.
"It’s the right time for Australia’s largest asset class real estate, valued at $7.5 trillion, to deliver on that level of service,” he told an industry website, REB.
Meanwhile The Australian Financial Review has reported today that "several months of inactivity" had led to questions about the viability of the Avnu model, and its cost impact on LJ Hooker.
Hooker responded saying an Avnu office would only be opened in areas where an LJ Hooker franchise didn't already have a presence.
The first Avnu store in Neutral Bay replaced the terminated LJ Hooker Mosman franchise when its former principals moved to Ray White in 2017.
"It's a big investment to make, but we see a big return coming out of it, " Mr Hooker said.
Traditional agents spend approximately 30 percent of their time listing and selling, 30 percent on lead generation and 40 percent on administration tasks.
It is hoped the technology at LJ Hooker Avnu consolidates administration to just 15 percent.
<a href="/news/ljhs-avnu-ceo-chucks-in-job-to-become-domain-s-chief-customer-officer">Avnu lost its CEO Jason Chuck this week</a> in an unexpected disruption to the business rollout.
LJ Hooker's think-tank LJX-Lab previously developed an online and offline real estate agency model to work in partnership with the LJ Hooker business.
Named Settl, it was led by a start-up team staffed with people from Uber, Atlassian, Freelancer and Airtasker, but failed to succeed despite having been in development for 18 months.
LJX-Lab had been hoped to be in a unique position to develop and launch technology for the real estate industry.
LJ Hooker committed $100 million to establish a real estate startup incubator, with LJX-Lab's first development Real Edge, a digital learning and coaching platform that delivers LJ Hooker's training programs online.
 LJX-Lab had assembled an advisory board of business leaders, including:
<ul>
<li>Freelancer.com CEO, Matt Barrie (Sydney);</li>
<li>MD CSIRO Innovation Fund and &amp; Founder of Black Bird Ventures, Bill Bartee (Sydney);</li>
<li>Co-Founder and Principal of RFR Holding, Michael Fuchs (New York);</li>
<li>Director of Zoopla.com and former CEO of Countrywide Real Estate Group, Grenville Turner (London).</li>
</ul>
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LJ Hooker to pioneer artificial intelligence tech platform

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GUEST OBSERVATION
The national broadband network (<a href="https://www.nbnco.com.au/" target="_blank">NBN</a>) has been a major issue in federal election campaigns for close to a decade.
And the 2019 version of the NBN bears little resemblance to the futuristic, egalitarian earlier editions.
Despite years of controversy, cost over-runs, and delays, the coalition government says our <a href="http://mitchfifield.com/Media/MediaReleases/tabid/70/articleType/ArticleView/articleId/1688/NBN-marks-10-years-On-track-for-2020-completion.aspx" target="_blank">$50 billion national network</a> is finally nearing completion.
But Labor’s Shadow Communications Minister Michelle Rowland has <a href="http://www.michellerowland.com.au/media_release_labor_s_plan_to_improve_the_nbn_9_april_2019" target="_blank">set out some different priorities</a> should her party achieve government in the coming election. One of these is a “digital inclusion drive”, aimed at improving access to the internet for older Australians and low-income households.
In addition, Labor is making no immediate commitment to <a href="http://www.michellerowland.com.au/speech_address_to_commsday_summit_labor_s_responsible_plan_to_improve_the_nbn_9_april_2019" target="_blank">replacing copper connections with fibre</a>.
Instead, if elected, it will fund service and reliability fixes for those on the copper NBN, and impose service guarantees for small businesses and consumers. It will examine what has happened to the economics of the network, looking at its cash flow, pricing, capital structure, and future options for network upgrades.
Labor’s policy will disappoint those hoping for a fast-tracked return to <a href="http://ministers.treasury.gov.au/DisplayDocs.aspx?doc=pressreleases/2009/036.htm&amp;pageID=003&amp;min=wms&amp;Year=&amp;DocType" target="_blank">that party’s original (2009) vision</a> of high-speed fibre for (almost) everyone. But its 2019 plan is an important acknowledgement that network infrastructure is only one part of the NBN story.
Affordability and digital inclusion
The Australian Digital Inclusion Index (<a href="https://digitalinclusionindex.org.au/" target="_blank">ADII</a>) provides data on the affordability of internet services for Australians since 2014. It shows that recent, modest improvements seen by some households have been matched by declines in affordability for a number of Australia’s <a href="https://theconversation.com/digital-inclusion-in-tasmania-has-improved-in-line-with-nbn-rollout-will-the-other-states-follow-102257" target="_blank">more digitally excluded groups</a>.
The results for low-income households, single parents, people outside the labour force, Indigenous Australians, and people with a disability remain poor.
The good news for Australian consumers is that the <a href="https://www.accc.gov.au/publications/accc-telecommunications-report/accc-communications-market-report-2017-18" target="_blank">pricing of mobile services has improved</a>, reflecting competitive pressures and the reduced cost of delivery as a consequence of investment by network owners.
But when we look at fixed broadband services — the kinds of connections used by most households — recent price increases by NBN have led to a decline in the number of <a href="https://www.accc.gov.au/speech/nbn-affordability-a-growing-issue" target="_blank">low-cost plans on the market</a>. This change post-dates the most recent ADII report (2018), and the effects are beginning to work their way into the market.
Communications costs matter
Communications services have a knock-on effect in many other areas of life and work.
Access to high-speed broadband can reduce <a href="https://www2.deloitte.com/content/dam/Deloitte/au/Documents/finance/deloitte-au-fas-benefits-highspeed-broadband-v2-240914.pdf" target="_blank">the costs of using other services considerably</a>. This makes critical activities like banking, seeking government information, looking for work, or studying much easier.
But when we speak of the cost savings linked with online services, we need also to bear in mind the flip-side of those savings: the much higher costs borne by those, often less well-off, citizens who must access services offline.
If an individual on a low income lacks electronic access to banking or government information, the cost of commuting to do these things in person can be prohibitive — and especially so for Australians living in <a href="https://www.communications.gov.au/publications/2018-regional-telecommunications-review-getting-it-right-out-there" target="_blank">remote or regional areas</a>.
For children at school and adults in education or training, a lack of access to the internet means many will <a href="https://www.propertyobserver.com.au/https://apo.org.au/node/221806" target="_blank">fall behind their peers</a>, as access to educational materials and online content becomes a core part of the modern education experience. This has implications for Australia’s ability to take advantage of the next wave of digital transformation.
Expensive for everyone
The costs of inequitable internet access are directly felt by many families, but the broader costs are borne by society.
And so digital exclusion now has the potential to be a drag on Australia’s economic growth and productive potential for decades to come.
For individuals, conducting activities offline may be time-consuming and expensive. But that’s also true for the government. It’s estimated that even taking half of government services online would <a href="https://www2.deloitte.com/content/dam/Deloitte/au/Documents/Economics/deloitte-au-economics-digital-government-transformation-230715.pdf" target="_blank">save around A$20 billion</a>.
Aside from the costs of lower productivity, economic growth and tax receipts, inequitable access means that the material savings from automated services may never be realised.
Affordable access to broadband also supports the cost effective delivery of core government and other services – such as <a href="https://www.who.int/goe/policies/countries/aus__support_tele.pdf" target="_blank">health</a> – to regional and remote locations.
Although addressing inequitable access will involve costs in the short term, effective policy measures to improve affordability are likely to generate considerable national benefits.
How to improve affordability
At this stage Labor is not saying what it might do to improve internet affordability for low-income households.
The idea of writing down the NBN has been <a href="https://www.smh.com.au/business/companies/there-s-a-big-obstacle-to-an-nbn-write-down-and-it-s-in-the-billions-20190213-p50xhn" target="_blank">widely discussed</a>. It does, however, have serious implications: it will be very costly to taxpayers.
It will also limit the ability of the NBN to invest in future network upgrades and threaten the economics of uniform national pricing, the NBN’s key promise of equity for regional and remote Australia.
That could mean a return to the pre-NBN communications landscape, with regional and remote Australia relying on increasingly obsolete communications infrastructure while metropolitan Australia moves ahead.
A direct increase in cash payments is likely to improve living standards materially for those in poverty, but more money for low income households doesn’t necessarily mean that broadband will be within their reach.
The creation of a concession at a retail level would make the telecommunications companies responsible for selling products at a cheaper rate, which in an era of <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-02-14/telstra-profit-tumbles-as-nbn-continues-to-drain-revenue/10810552" target="_blank">reduced margins</a> appears unlikely to occur.
Also, a series of retail concessions can lead to consumer confusion, as the scope of each scheme and the discounts on offer vary wildly. We’ve seen these problems in the <a href="https://www.accc.gov.au/publications/restoring-electricity-affordability-australias-competitive-advantage" target="_blank">energy sector</a>.
Another option is to create a wholesale concession, a measure that has been promoted by <a href="http://accan.org.au/no-australian-left-offline" target="_blank">consumer advocates</a>. This would involve the government paying NBN to put a wholesale product into the market that retailers could purchase and retail to low income households.
A nationally uniform concessional service would allow retailers to compete in offering affordable services to low-income households, boost NBN take-up and consequently its revenue and financial viability.
Focus on inclusion
While the introduction of a concessional arrangement would involve government picking up a part of the tab for service delivery, it offers sizeable benefits.
By ensuring NBN access for low-income households, the government avoids forgoing a large proportion of the savings that should accrued from the digital transformation of government services (and the benefits to be gained from improving services).
It would also prevent a lower take-up of NBN services and revenues. Without such an arrangement, questions will continue to be raised about the financial viability of NBN, its repayment of outstanding debt to government and whether there needs to be a write-down.
The take up of broadband has <a href="https://doi.org/10.1787/5k9bcwkg3hwf-en" target="_blank">historically seen improvements</a> in average household income, productivity, and the creation of new kinds of work and services.
In order to maximise the benefits of the current wave of digital change, we’ll need a broader public debate, that goes beyond the relative merits of fibre and 5G.
Policy will need to address the challenge of affordability, invest in digital literacy, and ensure that all Australians can access the services that they need.
While there are many improvements that can and should be made to our national network infrastructure, a focus on the larger problem of digital inclusion is both welcome, and overdue.<img src="https://counter.theconversation.com/content/115135/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;">
Julian Thomas, Professor of Media and Communications; Director, Social Change Enabling Capability Platform, RMIT 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/labor-will-prioritise-an-nbn-digital-inclusion-drive-heres-what-it-should-focus-on-115135" target="_blank">original article</a>.
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Labor will prioritise an NBN ‘digital inclusion drive’ – here’s what it should focus on

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New data from the rental property website Rent.com.au has revealed what’s on the minds of renters ahead of the 2019 Federal Election. 
Results from the March election survey indicated that a significant group of Australia’s renters are generally undecided voters, indicating the opportunity available to the various parties if they can clearly articulate their policies.
“Having nearly 70% of our renting population unsure of who to vote for was a surprise to me,” said Rent.com.au CEO Greg Bader (pictured above).
“Maybe it shouldn’t have been, given the recent, relatively unstable nature of federal politics. 
“We have all major parties talking about their potential changes (or lack of changes) to some of the core elements that promote investment in properties such as capital gains tax and negative gearing, yet they do not seem to be able to articulate clearly how this will affect renters: will there be more choice; will prices go up or down? These are the things that the renting (and wider) population would like to know”.
<img src="https://www.urban.com.au/images/2019/4/3/renter%201%20.png" alt="">
Source: rent.com.au
“Given that one-third of the population rents, the responses to this question go broader than renting issues and show that the various political parties still have an opportunity to make a significant difference in the upcoming election. Especially given the number of marginal seats and the rise of independent candidates in our political system,” said Bader.
“To me the message is very clear, renting voters want politicians to be more open and honest with them by explaining their policies (and the reasons) clearly. Renters know that both State and Federal Governments have the power to change policies and legislation that will have significant and lasting impacts on their lifestyle, so for our Federal politicians – speak clearly please. 
“One of the real structural issues in our market (and somewhat unique in the world) is that most of our renting stock is held by private investors with one or two properties – i.e. ‘mums and dads’ whereas other markets have managed to create environments with a diversity of stock. So we would encourage the Federal government, from whichever side of politics, to keep pushing through changes to encourage the ‘build to rent’ industry.”
The perception is that things aren’t getting better for renters 
Asked about change in the political climate for renters since the last election back in 2016, responses were concrete; 83% reported that they felt no improvement in the renters’ lot. 
“We (as an industry and as a community) need to understand that one in three of us rents and that proportion is growing,” Bader said. “What tenants want is a place to live – a home – and the ability to treat that property as their home. Lease security and flexible lease durations are all major issues that renters face.”
<img src="https://www.urban.com.au/images/2019/4/3/renter%202.png" alt="">
Source: rent.com.au
“Our research shows that 80% of renters feel they have not been acknowledged by major political parties in the lead-up to the 2019 Federal Election. This is an opportunity for our Federal politicians to secure renters votes through policies that can be simply explained including what expected impacts they will have. 
“We also know that State Governments play a significant role with renting legislation. In fact, most states have passed (or are in the process of passing) changes to the Residential Tenancies Act which have been designed to strengthen renters’ rights, better protect vulnerable tenants and enable people to turn the house they rent into a home, for example. Surprisingly, some 70% of respondents were not actually aware of the changes happening in their states so there is also an opportunity to communicate some of the excellent work underway.”
Affordability still an issue, but a growing market wants to rent 
Bader said: “While we’ve recently seen an increase in the amount of people choosing to rent for lifestyle purposes (the ‘practical renter’), our survey found that affordability was still a significant driver.” 
“The renting demographic in this country is on the rise and pretty consistent with global trends. Australia’s 7 million renters make up a significant proportion – around 30% of the total population and this number is steadily increasing. It’s a growing market, and one in need of advocacy and recognition.”
<a href="https://www.propertyobserver.com.au/images/2019/4/3/renter%203.png" target="_blank">Click here </a>to enlarge: 
<img src="https://www.urban.com.au/images/2019/4/3/renter%203.png" alt="">
“We know from our research and work with our customer base that yes, affordability is still an important factor for many (especially the last few years in Sydney and Melbourne, and more recently in Hobart). We are also seeing that people enjoy the flexibility (lifestyle, location) that renting can offer – in fact, about 25% of our customers indicate they currently own an investment property but live elsewhere (rentvestors) or are currently saving to purchase a property they don’t intend to live in.
“In Australia, we’re starting to see increased momentum in the vocalisation of renters’ needs. This has undoubtedly been caused by factors like housing affordability issues, job mobility, lifestyle and investment preferences.
“In our own business, we’ve seen huge growth in the number of renters (more than half a million) who have gone to great lengths to stand out by creating a Renter Resume on rent.com.au, so there’s a real need there to ensure this important demographic is heard. Political parties ignore renters at their peril.”
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Who Aussie renters are voting for this election

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The Melbourne developer Larry Kestelman plans to demolish a $9 million Williams Road, Toorak house, and an adjacent block on Bruce Street, to construct a 20 apartment complex.
No architect has yet been appointed.
The location is opposite Como Park and the Royal South Yarra Lawn Tennis Club.
Abercromby’s Real Estate secured the sale of 300 and 300a Williams Road.
It is a block of 1123 square metre.
Tim Derham and Sam Goddard of Abercromby’s Real Estate had four bidders, all developers, compete, drawn by the lack of heritage restrictions.
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Larry Kestelman plans a boutique Williams Road, Toorak apartment  complex

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Palazzo, a waterfront Sydney Habour residence with harbour views, has hit the market.
The two storey home has been offered by The Agency's Michael Rava and Scott Thornton. 
Positioned in Birchgrove's most exclusive cul-de-sac, <a href="https://theagency.com.au/16581/99-louisa-road-birchgrove" target="_blank">Palazzo at 99 Louisa Road</a> comes with two bedrooms, separate home office or third bedroom, and entertainer's kitchen.
Other highlights include wide alfresco terrace, C-bus Smart home control, permanent mooring with private jetty and boat pen, and auto lock up garage. 
It has been scheduled for auction on April 18. 
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Birchgrove harbourfront home Palazzo to go to auction 

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A Don Pancho Beach resort, located at the gateway to the Southern Great Barrier Reef on the Coral Coast of Queensland, is for sale.
Situated in Bargara, a seaside town 14 km east of Bundaberg, the multi-level Mediterranean styled resort complex is rated 3.5 stars.
Set on 3,940 sqm the freehold beachfront site has a frontage to Kellys Beach, and is positioned opposite the Bargara Golf Club.
Comprising 44 self-contained units (including a 2-bedroom manager’s residence), the resort complex also features a restaurant, conference room, undercover car parking, swimming pool, BBQ area, and halfcourt tennis court.
CBRE Hotels who hold the listing stated there is "significant value-add opportunity for owner operators and developers alike," as well as a "genuine scarcity of quality beachfront redevelopment sites in the area.".
The listing notes there is potential to renovate and reposition the existing product or redevelop the large footprint and establish a new plan with modern beachfront villas or strata title apartments and sell down subject to council approval.
<div> </div>
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Don Pancho Beach Resort in Bargara, QLD listed for sale

Developer <a href="https://www.apartments.com.au/developers/bottega-property-group">Bottega House</a> has secured council approval for its first Brisbane project - a $270 million luxury residential development on an absolute riverfront site in leafy St Lucia.&nbsp;

The 15-storey project, known as <a href="https://www.apartments.com.au/new-apartments/st-lucia-by-bottega-house-180-macquarie-street-st-lucia-qld-4067">St Lucia by Bottega House</a> , will occupy a prime north-facing site at 178-180 Macquarie Street, directly fronting the Brisbane River in the established inner-west suburb known for its rowing clubs, golf courses and sprawling University of Queensland campus.&nbsp;

St Lucia by Bottega House will feature a suite of amenities including dedicated wellness spaces, a mineral pool and cold plunge. The project has been positioned to attract affluent owner-occupiers seeking high-quality, house-sized apartments.&nbsp;

Bottega House has been set up by co-directors Nick Malloch, Louis Mennes and Craig Marsh.

Malloch said the project drew inspiration from its Brisbane River setting and leafy inner-west surrounds, while responding to the demands of discerning locals looking to transition from freestanding homes into apartment living.&nbsp;

"With an expansive river frontage and lush green surrounds, we knew we had to create something special that reflects the natural beauty of the location while offering residents masterfully crafted homes," said Malloch.&nbsp;

"Our intent was to complement the project's quiet, private setting by introducing residences that offer a calm retreat and sanctuary from the everyday. The result is a harmonious blend of architecture, interiors and amenity that emphasises wellbeing, comfort and beauty without excess."&nbsp;

Malloch added that project consultants had been carefully selected in alignment with Bottega House's commitment to care, quality and attention to detail. The design team includes architects <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>, interiors practice <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and landscaping by <a href="https://www.apartments.com.au/architects/urbis">Urbis</a>.&nbsp;

Three-bedroom apartments are expected to start around $5 millio. Selling agents Keenan &amp; Byrne said the pricing strategy for the project was anticipated to achieve upwards of $25,500 per square metre.&nbsp;

The project's development approval this week follows the success of Bottega House's inaugural Queensland project - a 22-storey collection of full-floor sky homes at Broadbeach on the Gold Coast which included the sale of a two-storey penthouse at a record price for a beachside residence.&nbsp;

St Lucia by Bottega House is expected to launch to market in November, with construction anticipated to be completed mid 2029.

[smartcode_project_cta:default project_id=151826]

Joel Robinson

Bottega House to make Brisbane debut with St Lucia riverfront apartment development

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> is advancing its affordable apartment model into Brisbane with the acquisition of another site at Cordelia Street in South Brisbane for $27 million.

Sherpa, which has a $1.7 billion pipeline across Southeast Queensland, intends to bring a cohort of apartments exclusively for first homebuyers into its proposed 186-apartment project to be built at 2 Cordelia Street.

The Sherpa model has already been incredibly well received from their Gold Coast projects, where Sherpa Group set aside a number of apartments exclusively for first homebuyers.

The new $320 million project marks Sherpa Group's second development in Brisbane, following its $255 million Symphony project, also on Cordelia Street, which is currently under construction.

Symphony will deliver 146 apartments across 28 levels, offering a mix of one, two and three-bedroom apartments. With 114 already sold, construction by <a href="https://www.apartments.com.au/builders/lps-group">LPS Group</a> is scheduled for completion in 2028.

[smartcode_project:default project_id=7574 project_image_fid=351654]

Sherpa Founder, Christie Leet, said the company was excited to be venturing into Brisbane for its second residential project.

“We’re big believers in the future of Brisbane as we lead into the 2032 Olympics and beyond,” Leet said.

“The success of Symphony has guided us into what will be our second project and we look forward to submitting our plans with council soon so we can deliver yet another quality project to the inner city residential market.

“Our Flourish model has been very well received both in Brisbane and the Gold Coast, and we’re excited to be able to offer some of these apartments again exclusively to first homebuyers to help get them into the property market.

“The model has been extraordinarily well received in our previous projects and it is something we are committed to moving forward.”

2 Cordelia Street will be designed by <a href="https://www.apartments.com.au/architects/hal-architects">HAL Architects</a> &amp; Finegrain and will include Sherpa’s signature residential amenities including pool, gym, recreation, wellness and work from home spaces.

The project will feature ground-floor commercial space, creating a vibrant amenity for residents and the surrounding community.

A development application will be lodged with Brisbane City Council in August on the code compliant site and will be launched to the market early 2027.

Sherpa acquires new site for second Brisbane apartment tower

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.

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]

Staff reporter

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