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GUEST OBSERVATION
Prime Minister Scott Morrison has <a href="https://theconversation.com/slimmed-down-migration-program-has-regional-focus-113847" target="_blank">announced two new regional visas</a> as part of a national population plan. The <a href="https://immi.homeaffairs.gov.au/what-we-do/regional-migration/news/new-regional-visas" target="_blank">Skilled Employer Sponsored and Skilled Work regional visas</a> require workers to live outside major cities for three years before they can apply for permanent residency. <a href="https://www.theguardian.com/australia-news/2019/mar/20/coalitions-permanent-migration-cap-revealed-as-morrison-launches-population-policy" target="_blank">Morrison said</a> the new visas would benefit communities “looking for more people to come and settle in their districts, to fill jobs, inject more life into their towns, and shore up the important education and health services for the future”.
However, <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/0/B7616AB91C66CDCFCA25827800183B7B?Opendocument" target="_blank">newly released statistics on regional population growth</a> in Australia in 2017-18 show current growth is heavily concentrated in the capitals. People clearly prefer to settle in these cities. So how can migration to the less favoured regional centres be made to work?
POPULATION GROWTH ACROSS AUSTRALIA, 2017-18
<a href="https://images.theconversation.com/files/266214/original/file-20190327-139371-1pnuf27.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/266214/original/file-20190327-139371-1pnuf27.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Population change by SA2 (a community that interacts together socially and economically) across Australia in 2017-18. <a class="source" href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/0/B7616AB91C66CDCFCA25827800183B7B?Opendocument" target="_blank">ABS</a>, <a class="license" href="http://creativecommons.org/licenses/by/4.0/" target="_blank">CC BY</a>
<a href="https://welcomingcities.org.au/regional-migration-queensland/">Research by the Monash Migration and Inclusion Centre and Welcoming Cities</a> has examined the benefits and risks of regional migrant settlement. We identify five key factors — four essential and one desirable — that will make regional settlement successful.
Five elements of success
First, coordination and planning must be inclusive and driven by local communities. These are more than just buzzwords. Local employers, service providers and community groups are best placed to determine realistic settlement options together.
<a href="https://doi.org/10.1002/ajs4.26">Local councils</a>, in particular, are a crucial channel for information and community perspectives. Planning should carefully consider social and economic conditions so migrants and existing residents can develop <a href="https://www.qcoss.org.au/refugee-re-settlement-regional-australia" target="_blank">clear expectations</a>.
State and federal authorities may be called upon to provide a <a href="https://www.vichealth.vic.gov.au/media-and-resources/publications/refugee-resettlement-in-regional-and-rural-victoria" target="_blank">package of supportive policies</a>, such as funding for relocation programs. However, in the absence of a <a href="http://scoa.org.au/policy-hub/scoa-publications/scoa-regional-settlement-policy-paper/" target="_blank">whole-of-government regional settlement strategy</a>, local stakeholders still need to lead the process.
Second, sustained employment is vital. It “<a href="https://doi.org/10.1080/1369183X.2013.830882" target="_blank">speeds up</a>” migrants’ integration into Australian society and makes long-term settlement viable. The celebrated “<a href="https://www.theguardian.com/australia-news/2018/mar/24/australias-fierce-immigration-debate-is-about-to-get-louder" target="_blank">win-win scenario</a>” in regional areas demands stable employment. The example of the <a href="https://www2.deloitte.com/au/en/pages/economics/articles/economic-social-impact-karen-resettlement" target="_blank">Nhill poultry business in western Victoria</a> shows some destinations can be a good fit for migrants and refugees from rural-agricultural backgrounds.
<iframe src="https://www.youtube.com/embed/f_gNQ59X5bY?wmode=transparent&amp;start=0" frameborder="0" width="440" height="260"></iframe> Karen-Burmese refugees helped revitalise the previously shrinking town of Nhill.
However, regional labour markets can be quite “thin”. The <a href="http://inform.regionalaustralia.org.au/population-and-people/population-and-migration/item/regional-retention-of-migrants-critical-success-factors">number and variety of jobs</a> on offer are often limited.
Short-term visa schemes can help plug gaps in local labour markets. But migrants may not stay if they find themselves in jobs that <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radio/programs/pm/migrants-sceptical-about-morrisons-policy-announcement/10921952">don’t match their skills and experience</a>.
Third, public housing, transport and services form crucial infrastructure to support migrant settlement. Regional towns <a href="https://doi.org/10.1080/15562948.2017.1358410">vary significantly</a> in their levels of access and affordability. Communities like <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/austory/a-field-of-dreams-opening-teaser/7999312">Mingoola</a> have taken the creative step of renovating abandoned farmhouses to accommodate refugee families.
<iframe src="https://www.youtube.com/embed/R4QRC_eR0uQ?wmode=transparent&amp;start=0" frameborder="0" width="440" height="260"></iframe>
Resettling African refugees saved Mingoola’s school from closure and breathed new life into the small town.
But, in addition to housing, new migrants may require access to specialised service providers, like skilled health workers. Regional towns already grappling with social challenges can face a “<a href="https://doi.org/10.1093/jrs/fes003" target="_blank">double disadvantage</a>” when migrants increase demand on existing services.
Here again, consultation and thorough needs analysis are required. Local government and community associations have central roles to play in this.
Fourth is a culture of welcome in regional communities. Building and sustaining such a culture is perhaps the most challenging element of success. The early stages of planning need to develop an understanding of local attitudes towards migrants, as well as perceptions about different cultures and ethnicities.
Some communities may benefit from induction and resources to develop long-term <a href="https://www.vu.edu.au/sites/default/files/Relocation_RefugeeSettleJune07.pdf" target="_blank">acceptance of cultural change</a>. The City of Greater Bendigo - a recognised <a href="https://www.refugeecouncil.org.au/what-is-a-refugee-welcome-zone/" target="_blank">Refugee Welcome Zone</a> — has <a href="https://www.sbs.com.au/news/australia-day-bendigo-s-new-citizens-looking-forward-to-giving-back" target="_blank">attracted migrants</a> by promoting its approach to cultural diversity and inclusion.
A culture of welcome can reduce the cultural distance between migrants and local residents, and reduce the risk of isolation for migrants. This not only bolsters the longer-term viability of migrant relocation, but can also lead to the social, cultural and economic revitalisation of the broader community.
As custodians of all settlement destinations in Australia, the leadership of First Nations people in welcoming work is also critical in negotiating matters of <a href="https://www.sbs.com.au/nitv/article/2015/09/06/first-australians-can-speak-refugee-crisis-who-listening" target="_blank">cultural exchange and understanding</a>.
A final, desirable element of regional settlement is the presence of multicultural organisations and ethnic communities. Established migrant communities can act as “anchors” for new arrivals. They provide experience, advice and familiarity with local settlement processes and opportunities.
In contrast, the absence of culturally and linguistically diverse groups in regional towns can be a “<a href="https://doi.org/10.1016/j.childyouth.2017.03.016" target="_blank">unique source of acculturation stress</a>”, especially for young migrants.
Moving forward with regional migration
Migration has the potential to breathe new life into regional economies. It can add cultural richness and diversity to regional communities. At the same time, regional migration can ease the pressure on capital city infrastructure and services.
In reality, however, few regional destinations optimally combine all key success factors. Potential benefits of migration can be offset by existing inequalities, narrow employment pathways and gaps in social infrastructure. Limited understanding of cultural diversity also acts as a barrier to the inclusion of new migrant communities.
These risks can compromise the sustainability of regional settlement before it has begun.
<a href="https://welcomingcities.org.au/regional-migration-queensland/" target="_blank">Our research</a> recommends that regional councils and local partners consider their readiness to grow a culture of welcome, build intercultural connections, and inform uptake of regional visa opportunities. Early planning that considers both the challenges and the opportunities for migrant settlement is critical to ensure a sustainable win-win outcome.
<hr>
Aleem Ali, the national manager of <a href="https://welcomingcities.org.au/who/" target="_blank">Welcoming Cities</a> and CEO of <a href="https://welcoming.org.au/" target="_blank">Welcoming Australia</a>, is a co-author of this article.<img src="https://counter.theconversation.com/content/114196/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;">
John van Kooy, Research Associate &amp; PhD Candidate, Monash Migration and Inclusion Centre, Monash University 
Rebecca Wickes, Associate Professor in Criminology and Director of the Monash Migration and Inclusion Centre, Monash University
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/settling-migrants-in-regional-areas-will-need-more-than-a-visa-to-succeed-114196" target="_blank">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

Settling migrants in regional areas will need more than a visa to succeed

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GUEST OBSERVATION
Labor is promising a “living wage” rather than a “minimum wage” if elected.
It will ask the Fair Work Commission to first determine what wage would offer a “<a href="https://brendanoconnor.com.au/news/latest-news/labor-will-make-sure-the-minimum-wage-is-a-living-wage/" target="_blank">decent standard of living for families</a>”, and then to determine the time frame over which it should be phased in, taking into account the capacity of businesses to pay, and the potential impact on employment, inflation and the broader economy.
It is selling the idea of what would be a very big increase on the present minimum wage as “good for workers and good for the economy”.
“Consumer spending makes up 60% of the Australian economy,” its employment spokesperson Brendan O'Connor said. “When low-paid workers get a pay rise, they spend it in the local shops and help small businesses. It’s good for everyone.”
The idea harks back to the 1907 <a href="http://worksite.actu.org.au/the-harvester-judgement-and-australias-minimum-wage/" target="_blank">Harvester judgement</a>, in which an arbitration court judge decreed that wages at a Melbourne factory should be based on the cost of living “for a worker and his family”.
To get there from the current bare minimum wage of A$18.93 per hour would almost certainly require increases bigger than the sum of productivity growth and inflation, which are running at a combined annual rate of around 3%.
Unacknowledged by Labor in spruiking the policy this week was the fallacy of its consumer spending argument, the cost of the proposal to jobs, and the likelihood that it won’t much help many of the people who need it.
The false increased spending argument
One of the claimed benefits of a living wage is that employees will spend most of their extra income, resulting in large increases in national spending, national income, and even the tax take.
An implicit assumption is that the extra money comes “as manna from heaven” with no second-round effects.
But given that other labour costs won’t come down (it is hard to see executive pay being cut), the labour cost for each affected business will climb, pushing down returns to the providers of capital, including the returns to shareholders and small business owners.
With lower returns, less capital will be put up to invest.
Where businesses can, they will pass on the increased costs not matched by increased productivity by increasing prices.
They will get away with it unless they face competition from imports or other exporters.
Where import competitors and exporters face international competition, they will reduce output. In turn, the greater amount of money sent out of the country will eventually push down the Australian dollar, pushing up the Australian dollar price of import and export products.
In the short term, the increases in prices of goods and services will cut the purchasing power of the wage increase. In the longer term, it might create a vicious cycle of wage and price hikes, with adverse economic consequences.
The bad news on jobs
It is well established that wage increases above the rate of productivity growth plus inflation lead to less employment than there would otherwise be, in both the number of employees and the hours worked per employee.
Labour costs are a major expense for most businesses.
In response to higher labour costs, many employers will choose less labour-intensive ways of making their products. The large and rapid wage increases in the mid-1970s and early 1980s resulted in sharp reductions in employment. In contrast, the recent low rates of labour cost increases have helped drive significant increases in employment and a fall in unemployment.
With the Australian economy facing a likely slowdown over the next year or two, a large increase in wages might be particularly poorly timed.
The false hope for those most in need
Universal education and health care, and the redistribution of income via social security payments funded by a progressive income tax, are the most direct and effective ways to fight household poverty.
The world today is very different to the world of the Harvester case in 1907. Then, most workers were in full-time employment and needed a living wage to support a family. Now, about a third are employed part-time. Redistribution via the tax and payments system is how we support families who need it.
A higher minimum or “living wage” would provide minimal assistance to some on low incomes, and would lift the incomes of many others not generally considered in need of support.
Many of those below the poverty line who are only employed part-time or not at all would not be lifted out of poverty. A higher living wage would provide more to those already in full-time jobs than it would to part-time workers.
And it would provide more to low-wage employees who are members of high-income families, who probably shouldn’t be our first concern.
We can do more more directly to alleviate poverty by reforming the income tax and social security systems. They are specifically designed to redistribute income according to need.
We should start by reducing income tax on low earnings, automatically indexing tax brackets, and increasing Newstart.<img src="https://counter.theconversation.com/content/114359/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;">
John Freebairn, Professor, Department of Economics, University of Melbourne
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/the-false-hope-offered-by-talk-of-a-living-wage-114359" target="_blank">original article</a>.
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The false hope offered by talk of a living wage: John Freebairn

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Matt Lahood, the chief executive of the ASX-listed real estate network, The Agency, and his wife Connie put their Maroubra home to auction yesterday.
But the downsizing couple had no joy. It was passed in on a $3 million vendor bid from the struggling auctioneer, who had just one registered bidder amid many longtime neighbours.
The Lahoods have owned the four-bedroom 1970s family home for eight years, bought when he was a McGrath Estate Agents executive. It cost $2.26 million in 2011 after its 2010 refurbishment.
The initial auction price guide was $3.2 million, which was revised to $3 million given his listing agent Tony Laing gauged buyer interest during the marketing campaign.
<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/2019/4/1/Lahood2.jpg" alt="">
Lahood has a Coogee triplex development with plans to reside on the top floor.
Lahood departed McGrath after two decades in late 2016 to establish The Agency, which traded at a record low 12c on the sharemarket last week,
Like McGrath, which also traded at record lows last week, the two estate agencies are the bellwether stock on the patchy state of the property market.
The Agency’s own Coogee office recently shut its doors as a cost-cutting measure. 
This article was first published in the Saturday Daily Telegraph.
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The Agency boss Matt Lahood fails to find single bid

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Nooken Farm, the Victorian rural estate run by the late Victorian Solicitor-General, Hartog Berkeley has been listed for sale.
It comes with $10 million price hopes through Elders.
The 378-hectare Thornton property is near the township of Alexandra in the Yarra Ranges.
It has operated as a renowned Hereford Poll stud farm since the late 1970s. There's two cattle yards, a machinery shed and workshops.
Its modern homestead complex offers views over the Rubicon Valley at 1235 Taggerty-Thornton Road.
It features a 20 metre solar-heated swimming pool.
The listing comes after the death of Berkeley in 2017, aged 88.
 
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Hartog Berkeley's Nooken Farm, Thornton listed with $10 million hopes

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There was no game, set and match when a Brighton tennis court failed to find a buyer at weekend auction, after attracting just the one bid of $3.75 million.
The vendors at <a id="m_1632196101188182388LPlnk173799" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/tucWCmO5OnH1wWoOiGsxWv?domain=marshallwhite.com.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/tucWCmO5OnH1wWoOiGsxWv?domain%3Dmarshallwhite.com.au&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNFdfXvzXpBMTEtqfYK6m_HzxGdf8Q">58 Were Street</a> had $3.8 million to $4.1 million pre-auction price hopes, and will now take $3.95 million.
Their neighbouring house at <a id="m_1632196101188182388LPlnk64277" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/jqFBCnx1xocl0mZ8tJb4La?domain=marshallwhite.com.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/jqFBCnx1xocl0mZ8tJb4La?domain%3Dmarshallwhite.com.au&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNGr-SNOj-SnNcfmEcJDXA24CH8Usg">60 Were Street</a>, which had $3.5 million to $3.8 million hopes, was also passed in with one bid at $3.55 million.
The home with tennis court has only had two owners since its 1919 construction with the current vendors buying it in 1982 for $285,000, The Herald Sun reported.
The tennis court is a 892-square-metre block of land (top) , while the five-bedroom house with garden (below) covered by a heritage overlay is on 1070 sqm.
<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/2019/4/1/Were1.jpg" alt="">
It's a periodic occurrance as earlier this month a Hunters Hill, Sydney tennis court offering fetched $3.55 million, some $250,000 above reserve.
<a id="m_1632196101188182388LPlnk449287" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/BIe2CoV1V0hlNvVOtVXeJ3?domain=thenewdaily.com.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/BIe2CoV1V0hlNvVOtVXeJ3?domain%3Dthenewdaily.com.au&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNEqulnKGlPV5H63j7dbgn2QGjlMlw">The 900-square-metre grass tennis court holding</a> was once part of the 1893 house next door.
In 2017 a tennis court at <a id="m_1632196101188182388LPlnk651901" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/OEDuCp818qhQrA0YtGBQWi?domain=thenewdaily.com.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/OEDuCp818qhQrA0YtGBQWi?domain%3Dthenewdaily.com.au&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNHpzW3jOsD8qG0zp3G_ojkBDvBWiA">16 Stradbroke Avenue, Toorak</a> fetched $7.805 million at an auction that resembled a five-set tennis match.
Melbourne's top weekend sale was at Albert Park where <a id="m_1632196101188182388LPlnk567997" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/dGsgCq717rSLAXyqsNNNS8?domain=cayzer.com.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/dGsgCq717rSLAXyqsNNNS8?domain%3Dcayzer.com.au&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNGBRS2-wtUAZBG1MM-PtmfZW-xp7g">7 O'Grady Street</a> (below) sold through Cayzer Real Estate for $3.14 million after it had been totally transformed behind its classic Victorian facade.
<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/2019/4/1/Albert.jpg" alt="">
Set on 272 sqm with double garage, the four bedroom, two bathroom home last traded at $492,500 in 2000. 
There had been $2.75 million to $3 million price guidance.
Melbourne had the <a id="m_1632196101188182388LPlnk572311" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/OaT7Cr818vhwK2RgCN-NPS?domain=harcourts.com.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/OaT7Cr818vhwK2RgCN-NPS?domain%3Dharcourts.com.au&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNGzRHzcKl0ZmlxjFt9qYC8WU_IbAA">cheapest weekend result across the capital cities when a Malvern East</a> studio apartment sold at $103,000.
The price guidance had been $130,000 to $143,000 for the student accomodation at 203/60 Waverley Road, set close to Monash University Caulfield Campus.
It was last advertised as a $275 a week rental.
CoreLogic reported the highest residential sale under the hammer in Sydney was <a id="m_1632196101188182388LPlnk118333" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/8-_-Cvl1lzIOmAnQHyb2Ln?domain=georgesellis.com.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/8-_-Cvl1lzIOmAnQHyb2Ln?domain%3Dgeorgesellis.com.au&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNFvazU6Wkg5Onyd_O8iSaVAZ-vyPA">7 Wallis Avenue, Strathfield</a> (below) for $4,250,000 through George Ellis and Co. It was a three bedroom home marketed as set to be extended or rebuilt on its 689 sqm block.
<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/2019/4/1/Strath.jpg" alt="">
There was a pre-auction $5,375,000 sale at <a id="m_1632196101188182388LPlnk7499" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/XuqKCwV1VAh0MyEBSQAJyc?domain=ppdre.com.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/XuqKCwV1VAh0MyEBSQAJyc?domain%3Dppdre.com.au&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNHb61nGq2NKP-b4GEkWSanBCGC-oQ">436 Bronte Road, Bronte</a>, continuing the Sydney trend where more offerings sold pre-auction than under the hammer for the third consecutive week.
But the Sunday Telegraph reported the vendors of a unit in Cremorne Point were rewarded for sticking with their auction when it sold for $2.11 million, some $110,000 higher than a pre-auction offer for the three-bedroom <a id="m_1632196101188182388LPlnk733547" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/P3okCxngnBIm6x5YfA3Kms?domain=belleproperty.com" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/P3okCxngnBIm6x5YfA3Kms?domain%3Dbelleproperty.com&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNF8MR5LlP4A-LzxUIebNVgDTxLcZg">14/14 Kareela Road offering</a>.
It last sold at $1,411,001 in 2014.
There were 2,155 homes taken to auction across the capital cities this week, with preliminary results showing a 56.8 percent success rate. 
"It is likely that we will see revision down to the low 50’s as final results are collected," CoreLogic auction analyst Kevin Brogan said.
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Through March the largest auction markets have seen the clearance rate holding around the mid-to-low 50 percent range which is lower than the same time last year, but a substantial improvement relative to late 2018, he noted.
"The number of auctions is likely to rise further in the lead up to Easter; if we see the clearance rate continuing to hold, it will be a strong sign that the fit between buyer and seller pricing expectations is becoming more balanced," he added. 
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In Melbourne, a preliminary auction clearance rate of 53.4 per cent was recorded across 991 auctions this week, down slightly from 55.1 per cent across 814 auctions over the previous week. 
Last week’s clearance rate was the highest Melbourne had seen since September 2018.
Sydney was host to 789 auctions this week, with preliminary results showing a 65.9 per cent success rate, compared to 52.1 per cent across 506 auctions last week. This time last year, the clearance rate was a stronger 67.9 per cent across 394 auctions.
Across the smaller auction markets, Brisbane was the only city to see an increase in the number of homes taken to auction this week, while all other cities saw lower volumes week-on-week.
In Brisbane a waterfront apartment in East Brisbane sold at auction for $1.91 million. There were three registered bidders for the Riyala complex offering, a three-bedroom, plus study and two-bathroom apartment at <a id="m_1632196101188182388LPlnk694141" class="m_1632196101188182388OWAAutoLink" href="https://protect-au.mimecast.com/s/5LDwCyojoDh6vLPxhk-RDV?domain=raywhitepaddington.com.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/5LDwCyojoDh6vLPxhk-RDV?domain%3Draywhitepaddington.com.au&amp;source=gmail&amp;ust=1554153686165000&amp;usg=AFQjCNH6tsvQAaR-fdyS9Ak71jQjZb_qEg">241 Wellington Road, East Brisbane</a>. 
Bidding opened at $1.7 million through agent Phil Waight of Ray White Paddington.
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Brighton tennis court fails to sell in final set of March weekend auctions 

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Ceres Agricultural Company has gone into administration.
The administrators are Philip Campbell-Wilson and Said Jahani from Grant Thornton.
In a statement published by the Beef Central website, the administrators said Ceres Agricultural Company operated one of Australia’s largest integrated cattle-finishing and cropping enterprises.
<div id="mobile_ad_3" class="mobile-ad">It said the company operated from leased properties at Oberon and Warialda.</div>
“While it is too early to confirm the factors which contributed to the need for the company to appoint administrators, it is understood that the company had been experiencing working capital/cash flow issues in recent months,” Mr Campbell-Wilson said.
“The drought, which has no doubt had an impact on many farmers, has had an effect on the company.”
The cost of expensive grain has made it very difficult for farmers facing a drought that has been going harder and longer and wider than anyone thought.
Campbell-Wilson said animal welfare was a key priority during the administration process.
“We are finalising arrangements in regards to the remaining 10,000 head of cattle on site which will enable the orderly finishing process for those cattle.”
Campbell-Wilson said the company being in administration would result in further redundancies, following a number of employees having been made redundant in recent months as the business has scaled back. 
“We are mindful that the closure of the company will have an impact not only on employees but on the local communities and businesses that were supported by the company.
“Our aim is to make the administration process as smooth as possible for employees and stakeholders, and to provide support and certainty around next steps."
The farmland is owned by separate corporate entities, with the administrators confirming their appointment did not extend to any related party entities.
The first meeting of creditors will be held on 9 April.
According to the Australian Securities and Investment Commission, Ceres Agricultural Company’s directors are Vaucluse resident Garrick Hawkins and Singapore residents John Sheehy and Michael Sweeney.
<div id="mobile_ad_2" class="mobile-ad">Ceres is fully owned by Pegala Pty Ltd, who registered address is home to the Hawkins family’s showcase Mayfield Gardens.</div>
Sources have said Mr Hawkins intended to retain involvement with the Ceres’ Oberon properties, Mayfield and Ballyroe.
Ceres recently sold the 9000-hectare Brudle Park cropping aggregation (top) north of Moree for around $50 million.
Macquarie-backed Viridis Ag secured the cropping aggregation on the Newell Highway north of Moree.
The sale of the Brudle Park aggregation, which comprises the four properties of Brudle Park, Oaklands, Braden and Yileena, was the first major divestment by Ceres Ag since the business was put up for sale two years ago with a $200 million price tag.
Ceres Agriculture was established in 2012 when cropping and beef enterprise Pegela Pastoral Company received the backing of Singapore-based fund manager Duxton Asset Management in a deal put together by Mark Mason and Garrick Hawkins.
<div id="mobile_ad_1" class="mobile-ad">Ceres Agricultural Co’s other asset in northern New South Wales is Gunyerwarildi, which includes a feedlot and large-scale cropping operation at Warialda, east of Moree.</div>
“Brudle Park sold walk-in walk-out, and it settles next week. Contracts have been exchanged unconditionally,” CBRE agent Richard Royle said last week.
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Drought tips Ceres Agriculture into administration

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AMP Capital Diversified Property Fund has sold Crossroads Homemaker Centre to Ashe Morgan for $140 million.
Located on the corner of Beech Road and Camden Valley Way, Casula, the 48,400 square metre-plus centre is home to 28 large format retailers, including anchor tenants Bunnings, The Good Guys, Freedom, Nick Scali and Fantastic Furniture. 
The centre was developed by AMP Capital after its acquisition of the 143,400 square metre site in 2002. 
CBRE's Nick Willis said the sale highlights continued demand for Sydney metropolitan retail assets. 
“Despite forecast headwinds in the retail sector, we are continuing to see an uplift in enquiry and bidder interest as investors identify relative value in the sector compared to other commercial real estate sectors,” said Willis.
“This was again evidenced with Crossroads Homemaker Centre, where we attracted strong and diverse investor interest from private and institutional groups, with 46% of the formal offers received being maiden capital into the large format retail sector. 
 “The Homemaker Centre’s strategic gateway position in Sydney’s south west growth corridor, coupled with its143,400 square metres underlying land area over four separate lots, provides flexibility to adapt the asset to meet the needs of the rapidly changing surrounds.” 
Jonathan Fox of Stonebridge added: “The sale result and volume of enquiry during the sale campaign was extremely strong. We received 13 expressions of interest and the highly competitive second round process highlighted the depth of demand for quality Sydney metropolitan retail assets.”
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Crossroads Homemaker Centre at Casula sold for $140 million

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Following success on New South Wales’ Central Coast, The Grand Pavilion Indian restaurant has established a flagship fourth location in Sydney’s CBD. 
The restaurant has leased 315 square metres of strata retail space at 261 George Street. 
CBRE’s James Beerworth and Leif Olson negotiated the five-year lease deal at $300,000 per annum + GST, which equates to circa $952 per square metre. 
“The Grand Pavilion has opened its new central location, following a $1 million fitout, in answer to Sydney’s under-representation of premium Indian cuisine in the CBD,” Beerworth said.  
“The space offers an accessible George Street location, with proximity to Sydney’s commercial and hotel market, George Street light rail, Australia Square, the Met Centre and Wynyard Station.”
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Grand Pavilion Fine Indian restaurant chain expands into Sydney CBD

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The historic five-storey Assembly Hall building at Scots’ Church in Melbourne CBD’s ‘Paris End’ is now fully leased.
Designed by Henry H. Kemp and built by Swanson Bros. in 1914, it sits immediately in front of Westpac’s modern headquarters and is adjacent to the 1873-built Scots’ Church, on the corner of Russell Street.
Mens’ shoes and fashion accessory label Double Monk has taken a 42 square metre space on part of the ground floor on a 6+6-year deal at $35,000 per annum plus GST with 3.5% increases.
The five suites, across the ground and second floors, cover a total of 172 square metres and the leases will initially bring in a combined rent of circa $94,000 per annum gross plus GST.
Rates range from $450sqm to $550 square metres plus GST per square metre for the second floor.
Other tenants include Jackie Knight Consulting, William Angliss Charitable Fund and Enable Workplace Consulting.
Fitzroys Manager - Agency, Stephen Land and Agency Executive, Sam Friend negotiated the deals.
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Land said the Gothic Revival-style Assembly Hall offered rare self-contained offices in the coveted east end of Collins Street.
“Assembly Hall has retained its historic character over more than a century, an element that continues to draw tenants across the boutique office market,” said Land.
He said strong levels of enquiry were received from a number of different commercial operators, with legal, financial and real estate consultants, not-for-profit groups, and psychology and counselling services particularly prominent.
“The city’s east end offers a vibrant mix of its famous high-end shopping that has the street dotted with iconic global brands; high-profile modern and classic office buildings, and a range of food and beverage options, while Assembly Hall is also located a short distance from the heart of the Melbourne’s CBD.
“Tenants continue to look for spaces that offer attractive lifestyle elements and are well located, with Assembly Hall’s location on Collins Street between Swanston and Russell Streets easily accessible via a multitude of public transport options.”
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Scots’ Church’s Assembly Hall building now fully leased

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Ascott Residence Trust (Ascott Reit) has bought Felix Hotel, for $60.6 million.
The prime freehold limited-service business hotel is located close to Sydney Airport and will be rebranded as Citadines Connect Sydney Airport upon completion of the acquisition in May 2019.
The property will be Ascott Reit’s first business hotel in Australia and its first property to be managed by its sponsor, The Ascott Limited (Ascott) under the new Citadines Connect brand.
The 150-room property was completed and opened in February 2018.
Located in Mascot, it is within walking distance to the Mascot railway station and Sydney Airport, which catered to around 44.4 million passengers in 2018 and is forecast to receive around 60.7 million passengers by 2035.
The acquisition will bolster Ascott Reit’s portfolio in Australia to over 900 units across six properties.
Ascott Reit currently owns three properties in Sydney – Quest Mascot, Quest Campbelltown and Quest Sydney Olympic Park, in addition to Citadines St Georges Terrace Perth and Citadines on Bourke Melbourne.
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Bob Tan, Ascott Residence Trust Management Limited’s (ARTML) Chairman, said the purchase was in line with its strategy to redeploy capital and invest in higher-yielding assets.
“This acquisition will deepen Ascott Reit’s presence in the stable and resilient market of Australia, adding to our portfolio a quality property that provides good yield in the highly sought-after Sydney market,” said Tan.
“Well supported by a range of industries, and a transparent and well-regulated business environment, Australia has consistently ranked as one of Ascott Reit’s top contributing markets in terms of gross profit.
“This acquisition will further strengthen our investment in developed markets, which collectively account for almost 80% of the asset value for Ascott Reit.
“Ascott Reit will continue to seek opportunities in key markets with strong corporate demand, such as Australia, Japan, Europe and the U.S., to deliver strong yield and growth in distribution income for our unit holders.”
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Beh Siew Kim, ARTML’s Chief Executive Officer, said the property’s location was important.
“The target business hotel is adjacent to another property owned by Ascott Reit – the 91-unit Quest Mascot which has been enjoying over 85% occupancy,” Kim said.
“It will enable us to leverage scale and increased operational efficiency from the clustering effect across these Ascott-managed properties. 
“With this enhanced presence in the vicinity of Sydney Airport, Ascott Reit is not only well positioned to benefit from the growing transient traveller traffic, but more importantly gain access to a significant number of transport and logistics-related national corporate accounts, as well as to capture demand from the growing industries in its neighbouring suburbs.”
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Ascott Reit buy Sydney airport hotel for $60.6 million

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.

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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.

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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.

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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.

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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.

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The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[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]

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