<html><body>
GUEST OBSERVATION
"I have always wondered, in a distant future when humanity is able to settle permanently on a distant body (such as planet, moon or rocky body), are there any current legal frameworks that could be applied as a precedent for such individuals to “take ownership” of that body and its resources?" – Daniel, Croydon, Australia
Despite regular excited talk, human “settlement” of another planet, the Moon or an asteroid may still be many years away. Physicist Andrew Coates sees major challenges in Elon Musk’s public plans to colonise Mars.
But mining of space resources is a realistic possibility – and several nations are already investing in extraction operations in space.
We currently have five space law treaties which cover many key issues about the use, exploitation and protection of space. These treaties deal with ensuring that no nation claims sovereignty over a celestial body.
However they do not provide any clear guidelines for extracting resources in the absence of that sovereignty – that is, extracting resources from an asteroid or body that is not “owned”.
The moon flag was symbolic
Humanity first walked on the Moon in 1969.
The historic landing of Apollo 11 and Neil Armstrong’s first moon walk are remembered for Armstrong’s deliberate choice of words – “that’s one small step for a man, one giant leap for mankind” – as well as the symbolic planting of an American flag on the surface of the Moon.
The choice of flags for this occasion was carefully planned. The relevant NASA appropriations bill provided that the planting of the flag was “intended as a symbolic gesture of national pride in achievement” and “not to be construed as a declaration of national appropriation by claim of sovereignty”.
In total, twelve men have walked on the Moon, all of them American and the last of these was as long ago as 1972. None of these acts have been interpreted as an act of settlement or claim of US sovereignty.
<iframe src="https://www.youtube.com/embed/IFDgqkQ0agk?wmode=transparent&amp;start=0" frameborder="0" width="440" height="260"></iframe>
Astronaut Gene Cernan described his 1972 moon visit as like “being on God’s front porch”.
Since this time, the popularity of space exploration has waxed and waned, due to the prohibitive cost of space programs.
However, recent developments in space flight have drastically cut the cost of space vehicles. This has resulted in a renewed interest in exploring more permanent settlements on Mars or other celestial bodies.
Space law treaties
Let’s look at the five existing space law treaties that would apply if humanity were to establish a base on Mars or the Moon.
The first of these, the Outer Space Treaty (1967) provides that: "Outer space, including the Moon and other celestial bodies, is not subject to national appropriation by claim of sovereignty, by means of use or occupation, or by any other means."
This fundamental principle of “non-appropriation” prevents any nation from claiming sovereignty over the Moon or any other celestial body.
The other space treaties deal with:
<ul>
<li>Rescue of Astronauts (1968)</li>
<li>Liability of States for Damage Caused by Space Objects (1972)</li>
<li>Registration of Objects Launched into Outer Space (1975)</li>
<li>Agreement Governing the Activities of States on the Moon and Other Celestial Bodies (known as “the Moon Agreement”) (1979).</li>
</ul>
<img src="https://images.theconversation.com/files/232609/original/file-20180820-30605-57aygk.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Would you like to live on the Moon? This is what it might look like. <a class="source" href="https://www.nasa.gov/centers/goddard/news/series/moon/why_go_back" target="_blank">NASA</a>
These treaties (like the Antarctic Treaty with respect to the management and use of Antarctica) represent the international law that applies to outer space.
The Moon Agreement provides the most extensive protection of the Moon environment, and includes specific rules relating to potential activities on the Moon and other celestial bodies.
However, Australia is one of the very few countries which has acceded to the treaty – only 18 parties have acceded to or ratified this treaty (compared to the Outer Space Treaty, which has 107 members).
The Moon Agreement is therefore not considered to reflect customary international law – this means that its terms are not considered to reflect existing rules and norms of international space law. China, the United States and Russia are not members of this treaty, and neither are United Arab Emirates and Luxembourg (countries that do have clear space mining interests).
Taking resources without ownership
Despite the fact that nations may not claim sovereignty over a celestial body, the international treaties leave open the scope for states and private firms to use and mine celestial bodies without asserting ownership of the entire asteroid or planet.
In other words, you can extract and own resources without asserting sovereignty over the entire planet.
At the moment, in the absence of any clear laws regulating resource extraction, it is a case of first in, best dressed.
Corporations are now preparing operations to explore and utilise space resources, such as platinum, helium-3 (a potential fuel source) and water.
Various states, including the United States, Luxembourg and the United Arab Emirates have begun authorising resource exploration and extraction operations and conveying rights under their respective laws to their nationals with respect to the ownership of those natural resources.
Some states have argued that the Outer Space Treaty requires benefit-sharing of the materials extracted from space mining, as detailed by the Moon Agreement. However, even that agreement foreshadows the development of a further international regime to govern the exploitation of natural resources of the Moon, but such a regime has never been agreed on.

<img src="https://counter.theconversation.com/content/101464/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">So while there is no ability for states to claim sovereignty over space, there is still scope for exploitation of its resources.
Melissa de Zwart, Professor, Adelaide Law School, University of Adelaide
This is an article from I’ve Always Wondered, a series where readers send in questions they’d like an expert to answer. Send your question to alwayswondered@theconversation.edu.au
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/ive-always-wondered-could-someone-take-ownership-of-a-planet-or-a-moon-101464" target="_blank">original article</a>.
</body></html>

j.ballantyne1990-6AQqhLzZaK

Could someone take ownership of a planet or a moon?

<html><body>
A Lindfield renovated Federation home in an east side walk to rail position is set to go under the hammer on August 26.
The 1913 home has been listed by Scott Farquhar and Toby Markos from McConnel Bourn Lindfield.
Set on a 1190 square metre of level land, <a href="https://www.realestate.com.au/property-house-nsw-lindfield-128972274" target="_blank">14 Dangar Street</a> comes with four to five bedrooms, family room integrated with kitchen, living with fireplace, alfresco entertaining area, and media lounge.
Additional features include soaring decorative ceilings, timber floors, corbel archway, tiled pool and spa, and established level gardens and lawns.
<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/2018/8/20/lindfield%202.jpg" alt="">
It is within walking distance to Lindfield rail for easy commute to city and private schools, and a stroll to Newington Prep, local shopping and Swain Gardens.
The suburb's median house price sits at <a href="/news">$2.73 million</a>, according to CoreLogic.
</body></html>

Renovated Federation in Lindfield to go under the hammer

<html><body>
GUEST OBSERVATION
Many who fear Australia’s population boom believe we should be cutting down on immigration. They blame immigration for congestion and expenditure of environmental and other vital resources. They say Australia’s cities are becoming overcrowded and cannot sustain more people.
But if Australia were to cut down on immigration, it would also then make sense to introduce policies that limit numbers of international tourists and students. Why single out one group of people? If any person living in Australia drains a certain amount of resources, it stands to reason this is also the case with short-term visitors arriving year after year.
Not only do tourists and international students add to crowded trains, trams and buses, think of all the environmental resources they consume – such as the water hotels spend on frequently washing their sheets.
Just as with migration, tourist numbers are on the rise in Australia. The number of international tourists (blue line) increased from just over four million in 1997-98 to nearly 8 million in 2015-2016. Settler arrivals (people living in Australia who are entitled to permanent residence) increased from 81,000 in 1998 to 135,000 in 2016.
<img src="https://images.theconversation.com/files/231867/original/file-20180814-2909-2cu3qc.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Tourist numbers are on the rise in Australia. Australian Bureau of Statistics, Author provided
My crude calculations show that if Australia were to allow zero tourism, it could accommodate roughly 900,000 more migrants. As a comparison, Australia’s total migration intake is around 190,000 per year.
But of course curbing tourism, or immigration, isn’t a feasible option. Tourists, international students and migrants all add positive value to Australia.
Our calculations
As a general rule, the monetary amount spent across a group of people in a population is considered a rough approximation of the amount of resources that have been used. So, to get an idea of the resources short-term visitors to Australia (which includes tourists and international students who stay for less than a year) might use, I extracted data on how much they spend on goods and services.
Then I calculated the approximate number of migrants who would be spending the same amount of money. This gave me a rough indication of how many extra migrants we could let into the country per drop in tourist numbers.
I was a bit generous in terms of working off the assumption that migrants spend the same amount on goods and services as “native” Australians. I used ABS data for my calculations, which were:
<ul>
<li>First, I subtracted the amount international tourists spend (which includes students who stay less than a year) in Australia (this was A$33,917 million in 2015-16) from the total spend in Australia (A$940,822 million in 2015-16). This gave me an idea of the amount spent by Australian residents only (A$906,905 million in 2015-16).</li>
<li>I then worked out the average consumption of residents per capita by dividing it by the population (around 24 million in 2015-16). This came to A$37,680 million for every 1,000 people.</li>
<li>Then I divided the total spend of international tourists by the per capita amount (per 1,000 residents) spent by residents. This came to 900,213 in 2015-16.</li>
<li>I also did similar calculations assuming tourists consumed 10% and 20% more than migrants.</li>
</ul>
The fact we could have 900,000 extra migrants if we had no tourists is a very rough number. The point is not the exact number. Even if the more accurate number was 400,000, that number is large. The purpose of this exercise is to show that migrants, as one group of people, don’t pose the most significant risk to our population in terms of resources drained.
<img src="https://images.theconversation.com/files/232008/original/file-20180815-2900-1aokyfp.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
These numbers are based on crude calculations, and assume that migrants spend the same way as Australian-born residents. CC BY-SA
It’s a rough guide
As already mentioned, my calculations were crude. More detailed calculation of resources consumed by both groups (immigrants and international tourists) would compare the different impacts on growth and employment of immigration. But for the purposes of this exercise, I’ve carried out more limited calculations.
The demographic profile of immigrants is also different from that of international tourists. And the spending patterns of immigrants would be very different from those of the tourists. Immigrants would be buying white goods, for instance, such as refrigerators, vacuum cleaners. Tourists would be buying these services indirectly through renting rooms in hotels, Airbnb and the like.
But we wouldn’t shut down tourism, as we know it has a positive impact on our economy. And research generally shows that immigration has a slightly positive effect on Australia’s employment rate and gross domestic product (GDP). A recent government report also shows that cutting Australia’s migration rate would cost the budget billions of dollars, lower living standards and reduce jobs growth.

Both tourism and migration make a positive impact to our economy, and no one group should be blamed for draining our resources.
Raja Junankar, Honorary Professor, Industrial Relations Research Centre, UNSW
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/australia-could-house-around-900-000-more-migrants-if-we-no-longer-let-in-tourists-101457" target="_blank">original article</a>.
</body></html>

Australia could house around 900,000 more migrants if we no longer let in tourists

<html><body>
Homeware giant, Victoria’s Basement, has moved to sell three of its five Sydney stores.
It seeks to redirect capital towards business expansion across Australia and grow its online presence.
The Sydney-based retailer has appointed CBRE to market for sale its outlets in Castle Hill and Auburn, while Hugh Anderson and Brad Sutton of Sutton Anderson are marketing its Artarmon store.
The properties, which are all being offered for sale with opportunity for short to medium term leaseback to Victoria’s Basement, are expected to attract strong investment interest from local and overseas investors or owner occupiers.
Victoria’s Basement director, Sam Kalanderian said it had owned and occupied some of these iconic locations for over 15 years with very successful trading.
"We are now seeking to capitalise on these valuable properties and their development potential to expand the business across the country into every state, with the purchase of new, strategically located retail and distribution centres,” Kalanderian said.
Located in the heart of Castle Hill’s large format retail precinct, the 5 Victoria Avenue property comprises a substantial freestanding building spanning close to 8,000 square metres on an underdeveloped 17,200 square metre site.   
The Auburn property, located at 99-101 Parramatta Road, consists of over 4,000 square metre building on a 4,330 square metre parcel of land.
Surrounded by major retailers, the property benefits from exposure to one of Sydney’s busiest intersections - Parramatta and Silverwater roads - and offers future development potential, as earmarked by the Greater Sydney Commission.   
The third property, located at 89-93 Reserve Road, Artarmon, comprises approximately 2,818 square metre over three floors.
It is understood the sale of Artarmon, Castle Hill and Auburn will fetch about $100 million.
This follows the group's plans to develop its store on Euston Road in Alexandria in Sydney's inner city into a 27-unit build-to-rent apartment block.
The plans were lodged with the City of Sydney council last month.
</body></html>

Homewares retailer Victoria's Basement lists three Sydney assets

<html><body>
DUO, the penultimate development at the $2 billion masterplanned Central Park precinct, has seen new retailers open their doors.
Adventure retailer Kathmandu join Starbucks, Best Bite Convenience and donut shop Cross Lane have opened up on the Broadway retail and restaurant streetscape.
The new DUO retailers will be joined in coming weeks by Fika, a new concept from the team behind innovative café florist Cuppa Flower, as well as new eateries Fire and Coal and Talay’sThai, to add futher spice to the dining mix.
In all, DUO features nine ground floor tenancies with extensive frontage to Broadway.
Kathmandu’s major new store covers a dual tenancy.
One tenancy remains available for lease.
DUO completes the Broadway frontage at Central Park where Woolworths supermarket comes with amenities like Palace Central cinemas.
<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/2018/8/21/Wonderland_Chippendale%20Green%20during%20sunset.jpg" alt="">
A final opportunity for retailers to set up shop at Central Park was recently released in the Wonderland building, with four boutique tenancies ranging between 57 square metres and 193 square metres suitable for casual dining, restaurant, bar, food and beverage, and service uses.
Wonderland is well-connected between Regent Street, Broadway and Kensington Street.
When complete, Central Park will include 2,200 apartments, 869 student dwellings, three hotels and approximately 25,000 square metres of hospitality space.
About 5,300 people will call Central Park home and around 1,750 people will work there.
</body></html>

New shops open their doors at DUO, Central Park

<html><body>
A four bedroom Meadow Springs home has been listed for $290,000.
It last sold at $295,000 in 2012.
It was listed by Ted and Imelda Pankhurst at The Agency.
Situated at <a href="https://reiwa.com.au/12-la-grange-place-meadow-springs-4105298/" target="_blank">12 La Grange Place</a>, the house comes with four bedrooms, and two bathrooms.
It features ducted R/C air conditioning, neat kitchen with good storage, eight solar panels, lovely patio area with artificial turf, a workshop, and second garden shed.
It is marketed as a great location for young family or investment with schools and transport links close by.
The suburb's median house price sits at <a href="/news">$365,500</a> according to CoreLogic. 
</body></html>

Four bedroom Meadow Springs home listed by mortgagee

<html><body>
A five bedroom Halls Head home has been listed for $350,000. It last sold at $445,000 in 2015.
It was listed by Kathryn Fiorenza at Peard Real Estate.
Situated at <a href="https://reiwa.com.au/160-mclarty-road-halls-head-4122097/" target="_blank">160 McLarty Road</a>, the house comes with five bedrooms, two bathrooms, and two car spaces. It features separate theatre room with french doors, good size master room with ensuite and walk-in wardrobe, central kitchen with ample storage, shoppers door, combined dining and living area with a separate games room. It also includes minor rooms being of generous size with the 5th a king size, study nook/activity area, double car garage, gabled patio area, secure and private rear yard. It has a large Workshop with internal racking (can be accessed off Links road) via side gate and separate garden shed.
The suburb's median house price sits at <a href="/news">$420,000</a>, according to CoreLogic. 
</body></html>

A Halls Head home was listed by mortgagee at a $100,000 loss

<html><body>
Savills are marketing a Roseville Chase block which is being offered for the first time.
Located on the foreshore of Middle Harbour, <a href="https://www.realestate.com.au/property-residential+land-nsw-roseville+chase-202201030" target="_blank">90 Babbage Road, Roseville Chase</a> (pictured above), offers the opportunity to build a harbour-side home.
It is a high-set block, across the road from a foreshore reserve.
It has views over Middle Harbour that cannot be built out.
Scott Norrington, at Savills Gordon, commented on the lifestyle opportunity.
“It’s all at your doorstep."
<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/2018/8/23/Savills%202.jpg" alt="">
It has access to the city, Chatswood and the new Northern Beaches Hospital.
The vendor has instructed that the property must be sold at the auction, to be conducted September 18.
</body></html>

Savills presents never built on Roseville Chase block

<html><body>
The REIV’s latest data shows that Victoria’s rental vacancy rate has dropped to its lowest level of 1.8 per cent since they started recording in October 2002.
REIV President Richard Simpson said a vacancy rate of at least three per cent is required for a healthy rental market, where there is enough vacant housing supply to meet demand.
“Population growth, lifestyle trends and property price growth are all having an impact on rental vacancy rates in Victoria,” Mr Simpson said.
These record low figures coincide with the Victorian Government’s introduction of proposed changes to the Residential Tenancies Act.
This controversial act would strip away landlords’ rights to control what happens with their investment property.
The Bill, which is currently before the Parliament, is likely to result in increased competition for rental properties, greater screening of tenants and will place more pressure on rents if it is passed in its current form.
As of the 31 July 2018, REIV data showed the vacancy rate for Inner Melbourne was sitting at 1.8 per cent, Middle Melbourne’s was 2.5 per cent while Outer Melbourne was 1.6 per cent contributing to a Metropolitan Melbourne median vacancy rate of 1.9 per cent.
The lowest in a decade.
The rental vacancy rate for Metropolitan Melbourne was lowest in June/July 2008 at 1.7 per cent.
Rental vacancy rates have also continued to decline in Regional Victoria over the last 15 years and are now at an all-time low of 1.5 per cent (compared with 2.3 per cent in July 2017).
Mr Simpson said the rental market is already highly competitive with solid turnouts at open for inspections which will only increase as the busy spring period approaches.
As rental stock is so low the cost of renting a home has risen in most areas.
The data shows median weekly rent for a house in Metropolitan Melbourne was $450 in July 2018, compared with $425 in July 2017.
In Regional Victoria, the median increased from $310 to $330 per week.
Mr Simpson added, "with Victoria’s fast-growing population and financial institutions restricting lending to investors, we cannot see the situation improving for renters in the short to medium term.” 
</body></html>

Victoria's rental vacancy rates hit new record lows

<html><body>
GUEST OBSERVATION
The Financial Services Royal Commission spent the last couple of weeks uncovering misconduct in the superannuation industry. But as we clean up superannuation we should also fix another deficiency – the need to provide life-long incomes for retirees.
A recent survey found a third of Australians over 80 had run out of money. The rest want reliable life-long incomes. Funnily enough, there are many projects that need funds and can produce cash flows for decades – infrastructure particularly.
Superannuation funds are increasingly making infrastructure investments themselves. What is needed is a way to link the long-term cash flows derived from physical assets straight through to pensioners.
Investment markets are currently too conflicted to do so.
The status quo
Companies, and even governments entering long term projects mainly use short-to-medium-term bank loans to fund their activities. These loans must be refinanced regularly.
For reasons that the Financial Systems Inquiry could not explain, companies often borrow overseas and so are subject not just to the risk of changing interest rates, but also to fluctuating foreign exchange rates.
To reduce these risks they may enter into sophisticated hedging programs, but this only serves to move risk elsewhere in the financial sector.
Banks, which provide short term finance for long term projects, suffer regular liquidity crises when depositors want to withdraw their money. An IMF report records 129 crises in the 40 years before 2010.
<img src="https://images.theconversation.com/files/232240/original/file-20180816-2903-1ufngwx.PNG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Banking crises.
At the same time, about 70% of superannuation benefits are taken as “account-based pensions” – regular income streams that the pensioners draw down to pay their expenses.
This money has been invested in thousands of investment options, all of which provide liquidity so that pensioners can sell assets at any time.
But if the money is taken as regular monthly income, all of this liquidity is unnecessary – the funds could have been invested in something that produces monthly cash flows.
The alternative
Consider, for instance, a large infrastructure project that will generate revenue over 50 years, increasing over time more or less in line with inflation.
One could design a financial instrument that paid investors a fixed proportion of that revenue. If the investors were superannuation funds, they could issue annuity contracts that paid out these cash flows to pensioners for life.
The borrowers would face lower risks, as their repayments move together with their revenue. Both borrowers and investors would be unaffected by changes to interest rates or the market value of investments.
Why hasn’t this already been done? It is not that the cash flows from long-term investments are insufficient. They currently exceed all private and public pensions.
These kinds of financial instruments are already used on a very small scale in Australia.
The major obstacle to their wider use seems to be that the financial sector feeds off the excess liquidity in the market. Banks make money by rolling over short-term loans. Investment managers, stockbrokers and exchanges make money by trading superannuation assets.
The whole sector operates under a paradigm where liquidity is paramount. So they fail to address the risks this presents to banks, economies and to retirees.
It is not that people do not like these “life annuities” when they are explained appropriately, but that their advisers and other experts active in the financial sector at best ignore them and at worst actively discourage them (by emphasising the “need” for liquidity).
The ongoing problems of the financial sector must surely make us ask whether it is fit for purpose? Or, at least, how well is it fulfilling its functions of allocating capital and managing risks?
We need appropriate pipes to ensure the cash generated by long-term assets flows through to fund pensioners. What we have instead is a flood of liquidity, which regularly buffets not only the financial sector but the entire economy.
The impetus to fund both long-term projects and life-long pensions must ultimately come from superannuation fund trustees. They appoint those who select assets and must set up the systems to ensure the cash flows are paid to pensioners.
To do this, they must first free themselves from the paradigm that liquidity is paramount. They then need to employ people and consultants whose loyalty is to the members and not the investment markets.
They will have to set up structures to be able to evaluate the soundness of new projects, and secondary markets to allow for trading as necessary. Government and regulators will have to permit funds to collaborate in this process.

Trustees will also need to take the lead and give members access to annuity products, and disinterested and expert advice as to when these are suitable.
Anthony Asher, Associate Professor, UNSW
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/superannuation-trustees-should-find-long-term-assets-for-their-pensioners-101370" target="_blank">original article</a>.
</body></html>

Superannuation trustees should find long-term assets for their pensioners: Anthony Asher

A who's who of Australian surfing, business and entertainment has emerged on title records following the completion of Esprit Rainbow Bay, the latest boutique beachfront apartment development by former professional surfer Paul Gedoun's S&amp;S Projects.

The completed project has attracted an enviable collection of owners, many with long-standing ties to the southern Gold Coast and the surf culture that has helped define Rainbow Bay and neighbouring Kirra for generations.

Given Gedoun's own background in surfing, it perhaps comes as little surprise that some of Australia's most recognisable surfers have chosen to buy into the development overlooking one of the country's most celebrated stretches of coastline.

Pezet Matheson directors Jayde Pezet and Todd Matheson launched the project in late 2021, and have managed the sales campaign all the way through to its sell-out and recent completion.

<img alt="Esprit" data-entity-type="file" data-entity-uuid="08fc6261-b84e-4b09-8a44-66d3067fd0d1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-29%20at%208.51.05%E2%80%AFAM.png?VersionId=4AOcb6ETZwNUnMPdTtz1B3pZAIB_jgZ2" />

Former world champion Mick Fanning, who grew up in Coolangatta, secured an apartment in 2023. He paid&nbsp;$2.07 million. Last year he sold his Bilinga home for over $16 million.

Three-time world champion Joel Parkinson also purchased in the development, alongside big wave surfer Mark Mathews. Mathews bought the most expensive apartment in the building, spending just over $4 million.

Joining them is Rip Curl founder Doug Warbrick, whose company helped shape Australia's global surfing industry over the past five decades.

The appeal of Rainbow Bay has extended well beyond the surfing community.

International DJ Paul Fisher purchased an apartment through his investment vehicle, YLB Developments, an abbreviation of his trademark phrase "You Little Beauty".

The purchase comes as Fisher and his wife Chloe are developing their own luxury apartment project further north in Palm Beach. Their boutique beachfront development, Pescado, comprises just seven apartments on Jefferson Lane, which start from just shy of $6 million. The couple intend to retain the two-level penthouse as their Australian base between international touring commitments.

Melbourne Storm coach Craig Bellamy and his wife Wendy have also invested in Esprit, purchasing two apartments after spending decades holidaying on the southern Gold Coast. They also have a luxury apartment in Joe Adsett's Rockpool, less than 400m away from Esprit.

<h2>Boutique project draws owner-occupiers</h2>

Esprit launched in 2021 and sold strongly, with buyers drawn to its boutique scale, beachfront position and contemporary design.

The completed development comprises 94 apartments across 11 levels, offering expansive floorplans designed primarily for owner-occupiers rather than the investor market.

Crowning the building is Club Esprit, pitched as being the Gold Coast's first residential rooftop wellness centre. The roof features a&nbsp;25 metre magnesium lap pool, which is surrounded by wet daybeds and poolside cabanas,&nbsp;multiple barbecue areas,&nbsp;a yoga and relaxation play lawn, and a private dining room with a kitchen scullery, bar, lounges, and an outdoor terrace.

The wellness centre is&nbsp;fully equipped with a Technogym, ice bath, infra-red sauna, steam room, thermal room, and treatment room. The roof has views spanning&nbsp;Rainbow Bay, Snapper Rocks and the Pacific Ocean.

<h2>S&amp;S Projects continues to shape Rainbow Bay</h2>

S&amp;S Projects founder Paul Gedoun has become one of the key figures behind Rainbow Bay's evolution over the past several years.

After establishing S&amp;S Projects, Gedoun has focused on delivering lifestyle-driven apartment developments designed primarily for owner-occupiers seeking a permanent coastal home.

Esprit is Gedoun's third completed project in Rainbow Bay, following Flow and Awaken, both of which achieved record prices for the suburb.

He is now delivering <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, a 38-apartment development on Boundary Street that is currently selling, and has no plans to leave the precinct anytime soon. S&amp;S Projects has also lodged plans for its fifth Rainbow Bay development, an 88-apartment project on Boundary Street featuring a strong wellness focus.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">First look: S&amp;S Projects proposes 88-apartment wellness tower at Coolangatta's Boundary Street</a>

&nbsp;

&nbsp;

&nbsp;

Joel Robinson

Who's who of buyers revealed as Esprit Rainbow Bay settles

Nature Based Cities (NBC), the not-for-profit organisation focused on improving biodiversity and nature outcomes in urban development, has launched its latest industry design guidelines and accreditation framework, this time targeting precinct-scale residential communities.

The move extends NBC’s influence beyond its initial focus on medium and high-density residential developments. Several projects have already achieved NBC accreditation since the launch of its Medium &amp; High-Density Residential Guidelines in early 2025.

The expansion into masterplanned communities and new residential precincts reflects the growing need for stronger nature-positive benchmarks as Australia’s outer suburban growth corridors continue to expand at pace.

Paul Hameister OAM, NBC Founder and the Executive Chairman of Melbourne developer Hamton who itself leans heavily into nature and biodiversity in its developments, says the&nbsp;nature-first approach to mitigate the effects of climate change has become standard in other parts of the world such as the UK, but Australia is lagging.&nbsp;Australia’s environmentally sustainable design (ESD) rating tools have no minimum mandatory requirements for living landscapes.

“We’ve always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren’t there,” Hameister says. “In Australia, you can have a five-green-star rated building that’s concrete and glass with not a blade of grass. 
 
“The focus is on reducing emissions, which is laudable, but there hasn’t been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities.”

He says that having now&nbsp;made good progress in supporting developers of medium and high-density residential projects, NBC is now looking to bolster better nature-based decision-making and recognise developers of greenfield projects in the outer ring and large inner-ring brownfield precincts, who want to champion nature and living landscape as a defining feature.

Since 2022, the not-for-profit has sought to remove the roadblocks preventing developers from incorporating nature and living landscapes into their projects, shifting the conversation from the reduction of emissions and grey infrastructure, toward recognising nature as an essential infrastructure.

The New Communities Design Guidelines and Scorecard arm developers with the tools needed to deliver a nature positive outcome for their new communities. Intended to be adopted at the outset of the planning process, the guidelines are designed to help create communities that are cooler, healthier and more resilient while also enhancing social wellbeing and long-term economic value.&nbsp;

New Communities developers seeking accreditation will be independently assessed across a range of key criteria including ecology, tree canopy, biodiversity, and walkability. Once the masterplan is complete and submitted for approval, the scorecard is formalised based on proposed outcomes. Projects that meet the NBC criteria will receive either Commended or Exemplary accreditation outcomes, creating a clear benchmark for nature-positive new communities in Australia.&nbsp;

Janis Fischer, Director at Tract and NBC Advisory Council member, said the development of new communities in our suburbs can have a substantial impact on nature and biodiversity.

"By incorporating nature-based design principles at the inception of a project, developers and their design teams can achieve nature positive outcomes that are good for both people and the planet.’’&nbsp;

NBC accredited New Community projects will gain access to NBC branding and marketing tools to help communicate their nature-based credentials to purchasers and the broader market.&nbsp;

Nature Based Cities: A new Australian benchmark for developing nature-positive new communities

Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/-VjjLwoViX0?si=A3k7ws9NX35Uac7_" title="YouTube video player" width="560"></iframe>

Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Apartment design is adapting to the way Australians shop

While school holidays and trips to Europe tend to define the winter property market, there's been no cold snap at <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> in North Sydney.

Developer-builder&nbsp;<a href="https://www.apartments.com.au/developers/aland">ALAND</a> sold more than $35 million worth of apartments throughout June, including a $6.8 million apartment that now ranks among the highest apartment sales ever recorded in North Sydney.

SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.

"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.

"Many recognise the opportunity to secure an apartment in an iconic building and premium location while values remain attractive. They may initially lease the property, but the intention is to eventually move in themselves, rather than purchasing purely as an investment."

[smartcode_project:default project_id=134323 project_image_fid=367129]

Located at 177 Walker Street, The Walden will deliver 161 one, two, three and four-bedroom residences across a 30-storey tower designed by Rothelowman. Every apartment occupies a corner position, maximising natural light, cross ventilation and views across Sydney Harbour, the Opera House, Sydney Heads and the northern districts.

Rather than a traditional balcony, the residences feature winter gardens that seamlessly extend the open plan living areas, creating versatile spaces for relaxing or entertaining throughout the year. Floor-to-ceiling glazing draws in natural light while showcasing sweeping views from the building's elevated Walker Street position.

Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.

The larger residences have been planned with distinct entertaining and private zones, with many master suites positioned on corners to capture natural light and harbour views. Walk-in dressing rooms, freestanding baths and refined stone finishes reinforce the house-like feel that has resonated with downsizers and owner-occupiers.

[smartcode_project:default project_id=134323 project_image_fid=6393]

Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.

"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.

"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."

Residents will also have exclusive access to The Pavilion, a dedicated amenity building featuring a rooftop pool, wellness studio, gymnasium, sauna, concierge service, residents' lounge, private dining spaces and work-from-home facilities.

[smartcode_project:default project_id=134323 project_image_fid=6402]

The project marks ALAND's first major luxury apartment development in Sydney's inner-city market after more than two decades delivering residential communities across Greater Sydney.

Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.

"This is a rare opportunity to bring a truly exceptional project to life in one of Sydney's most iconic locations, and to showcase our craftsmanship and design expertise at a world-class level," Hrsto said.

[smartcode_project:default project_id=134323 project_image_fid=6383]

The Walden has been introduced to the market at a time when demand for living in North Sydney is at an all-time high. Billions of dollars have been invested in infrastructure, including the recently opened Victoria Cross Metro station, located just 300 metres from The Walden, providing residents with direct access to the Sydney CBD in just minutes.

Private investment has also transformed the area through the arrival of new retail and dining destinations, elevating the lifestyle offering in what was once considered primarily a commercial precinct rather than an aspirational residential address.

The Walden is currently under construction and is scheduled for completion in 2028.

[smartcode_project_cta:default project_id=134323]

ALAND records $35 million in sales in North Sydney as The Walden bucks quiet winter selling season

The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

&nbsp;

Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

Staff reporter

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News