<html><body>
GUEST OBSERVATION 
The ban on live sheep exports was only ever intended to be temporary. The Australian government enacted the ban earlier this year to prevent sheep from being shipped to the Middle East from the beginning of June through to September 22 – the highest heat stress risk period.
During this time, sheep are adapted to the cooler temperatures of a southern Australian winter. And for this reason they find it difficult to cope with the sudden increase in temperature and humidity as the transport vessels undertake the two week journey to the Persian Gulf region.
This ban affected any voyages where the vessel would travel through waters in the Arabian Sea north of latitude 11°N at any time – effectively stopping the Middle East sheep trade as the entrance to the Gulf of Aden is at 12°N.
<h2>Why are Australian sheep shipped to the Middle East?</h2>
It seems outwardly strange to ship live animals (and their feed) across an ocean just for them to be slaughtered for meat shortly after arrival.
But there is a demand for live Australian sheep in the Middle East, which means it’s economically viable for exporters to ship animals from southern Australia, particularly out of Fremantle, but also from ports including Portland and Adelaide.
Western Australian farmers received an average price of A$117 for <a href="https://thewest.com.au/business/agriculture/new-live-export-shipping-rules-cost-up-to-25-per-sheep-ng-b881011537z" target="_blank">each exported sheep</a> during 2018, so the price of each sheep at the other end must be substantively greater.
There are significant animal welfare challenges in successfully live exporting sheep. Part of the problem has been that <a href="https://theconversation.com/can-live-animal-export-ever-be-humane-19804" target="_blank">the location</a> of the greatest concern for animal welfare is the Australian public. But the Australian public have no consumer power, they’re not the ones buying the sheep.
So, the Australian government has been required to “push” animal welfare requirements down the industry supply pipeline, rather than having these requirements being “pulled” through by market demand.
What we do not know is how the economics would change and whether additional market lines would open up for boxed meat – rather than live sheep – if the live trade were to be stopped.
<h2>Why was the ban put in place for the first time in 2019?</h2>
The ban was one of the consequences for the live sheep trade after disturbing <a href="https://www.theguardian.com/australia-news/2019/jan/31/live-exports-government-refuses-to-release-video-showing-heat-stress" target="_blank">video footage</a> was revealed in April 2018. The graphic video showed sheep suffering and dying due to apparent heat stress on voyages from Australia to the Middle East.
The government immediately commissioned a review into the <a href="http://www.agriculture.gov.au/SiteCollectionDocuments/biosecurity/export/live-animals/mccarthy-report.pdf" target="_blank">conditions for the export of sheep</a> to the Middle East during the northern hemisphere summer.
That review made a number of recommendations, which were then implemented by the government, <a href="http://www.agriculture.gov.au/SiteCollectionDocuments/biosecurity/export/live-animals/response-mccarthy-review.pdf" target="_blank">including</a> increases in space allowance for sheep on board and independent auditing of ship ventilation systems. Government-appointed observers were also included on voyages, and the notifiable mortality threshold reduced from 2% to 1% of animals during a voyage.
A key recommendation was that the regulatory framework should change from minimising mortality from heat stress to, instead, safeguarding animal welfare.
The government then commissioned further reviews to determine how to implement this recommendation, including an independent technical reference group.
<a href="http://www.agriculture.gov.au/export/controlled-goods/live-animals/livestock/history/review-northern-summer" target="_blank">This report</a> was released on September 20, and the government has stated it will be used along with other information to determine the regulations for how (or if) live sheep shipments occur during the northern summer of 2020.
<h2>Are the changes sufficient?</h2>
The live export industry <a href="https://www.sbs.com.au/news/australia-has-resumed-live-sheep-exports-to-the-middle-east-despite-criticism" target="_blank">argues</a> they have succeeded in making substantial changes to how it operates since the original footage was revealed in 2018.
Whether these will be sufficient to prevent further revelations of heat stress incidents or other adverse animal welfare outcomes remains to be seen.
Including <a href="http://www.agriculture.gov.au/export/controlled-goods/live-animals/livestock/regulatory-framework/compliance-investigations/independent-observations-livestock-export-sea" target="_blank">independent observers</a> on voyages to keep an eye on animal welfare should increase the transparency of what happens to sheep during live export shipments. Although, there has been <a href="https://www.sheepcentral.com/frustration-over-delayed-live-export-independent-observer-reports/" target="_blank">criticism</a> of the delay in reporting from this initiative.
The new arrangements in place since 2018 and the temporary ban from June to September are unlikely to satisfy animal welfare advocates who are against live exports. On the other hand, the live export industry argues the sector is important for Australian livelihoods, including supporting sheep farmers.
What’s more, the current coalition government has repeatedly stated its commitment to maintaining a live export industry. Interestingly, the 2019 federal election was the first time there was a clear policy difference on the issue between the major parties, with the ALP committed to a phase-out of the live export sheep trade.
It will be interesting to watch whether this policy difference will remain after the ALP’s review of its 2019 election policies.
But in terms of what more needs to be done, it’s likely impossible for policy-makers to satisfy all parties in the live export debate.
New <a href="http://www.agriculture.gov.au/SiteCollectionDocuments/animal/department-response-asel-review.pdf" target="_blank">overarching standards</a> for the export of livestock from Australia are scheduled to be introduced soon, covering more than just heat stress risk.
However, those who are against the trade in live animals are unlikely to be persuaded to desist in their efforts. A repeated history of damaging incidents and revelations serves as a reminder of what may happen again in the future if the industry does not get to grips with its animal welfare responsibilities.<img src="https://counter.theconversation.com/content/123998/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;">
Andrew Fisher, Professor of Cattle &amp; Sheep Production Medicine, 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-ban-on-live-sheep-exports-has-just-been-lifted-heres-whats-changed-123998" target="_blank">original article</a>.
</body></html>

j.ballantyne1990-6AQqhLzZaK

The ban on live sheep exports has just been lifted. Here’s what’s changed

<html><body>
Across the capital city gross rental yields there has been both compression and growth, according to the latest SQM Research data.
They found that while yields in the Sydney and Melbourne have both stabilised following recent falls, Melbourne has recorded a rise while Sydney has had some yield compression since 2016.
Hobart Adelaide and Perth joined Melbourne as they all saw a rise in rental yields over the past four years.
Compared to them it's only Canberra and Sydney that saw compression.
<img src="https://www.urban.com.au/images/2019/9/24/Yields%20SQM%20Chart.JPG" alt="">
SQM research said, "if you consider that the average variable home lending rate is just under 5% before discounts and falling, a number of these capital cities potentially could be offering cash-flow positive property."
"Canberra Darwin, Adelaide, Hobart and even Brisbane would be close to offering cash-flow positive investments after tax."   "Always remember though, yields are meant to fairly reflect risk. The higher the yield, the higher the risk. But as is often the case in property, a fair yield for risk doesn’t always occur," they concluded.
</body></html>

Both Sydney and Melbourne rental yields continue stabilising

<html><body>
A penthouse occupying half of level fourteen in the Elizabeth Bay's landmark building Gazebo has hit the market. 
With panoramic views across the harbour to The Heads, Opera House and Harbour Bridge, the apartment at 1401/2 Elizabeth Bay was renovated about 5 years ago. 
It includes seven balconies opening from the living area, kitchen and bedrooms. 
The home comes with main bedroom with ensuite, second bedroom, study or third bedroom, and two secure car spaces. 
<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/2019/9/18/elizabeth%20bay%203.jpg" alt="">
The 18 storey Gazebo building features lift access, swimming pool, spa and gym.
Located at the doorstep of Fitzroy Gardens and Pott Point, the building is close to shopping, cafes, restaurants, schools and transport.  
<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/2019/9/18/elizabeth%20bay%202.jpg" alt="">
The property was sold in 2013 for $1.95 million and in 2012 for $1.7 million.  
Nic Krasnostein of Ray White Elizabeth Bay has the listing.
</body></html>

Elizabeth Bay penthouse within landmark building Gazebo listed 

<html><body>
A South Melbourne office investment occupied by architects Ewert Leaf has been sold for $10.2 million.
The four-level, 1,078sqm fully refurbished building at 49-51 Stead Street was snapped up by a local investor before the close of EOI after just 20 days on the market.
Architects Will Leaf and Toby Ewert, with Ed Farquharson, the owner of developer, Moda, purchased the site in 2018 for $6 million with plans to refurbish the entire building and sell.   
It was listed by Colliers International’s Ted Dwyer, Ben Baines and Michael Gross of Gross Waddell, 
The whole of the property is leased to Ewert Leaf and occupied by Ewert Leaf and associated businesses.
Originally built in 1985, the 49-51 Stead Street building has been fully refurbished throughout, with completion in July 2019.  
The property consists of ground floor retail/commercial premises and three upper levels of open commercial floor plates.
It also features six undercover car spaces accessed from Palmerston Crescent.  
“Positioned within a highly desirable commercial and residential location, the surrounding area provides workers and residents access to landmark destinations including Albert Park Lake, Melbourne Sports and Aquatic Centre, Albert Park Golf Course, South Melbourne Market, Clarendon Street retail precinct and Royal Botanical Gardens,” Mr Baines said.
</body></html>

Private investor snaps up South Melbourne office building in 20 days

<html><body>
The Sydney developer B1 Group has reportedly expressed interest in resuming Ralan's four-tower Ruby Collection apartment project on the Gold Coast.
The Australian Financial Review says backing would come from B1's partner, the Hong Kong based Shimao Property.
The 1600-unit project is now the subject of a voluntary administration <a href="/news/william-odwyers-ralan-hits-voluntary-administration">following Ralan's collapse in August</a>.
While B1 was considering the site, the Gold Coast market has not found appeal with many prospective developers.
The deal is plausible if the project is sold with a high number of pre-sales intact, B1 told The Australian Financial Review. 
<div>
<div id="adspot-728x90-pos2-tablet">The project is up for tender by the project's receivers, Deloitte.</div>
</div>
<div id="endOfArticle">
The firm is also marketing the management letting rights for Ruby Apartments.
Ralan's collapse left about 1800 investors and buyers caught in the collapse.
Ralan second creditors meeting seems set to be postponed until possibly December.
</div>
In the lead-up to Ralan's $500 million collapse, founder William O'Dwyer was <a href="/news/ralan-otp-buyers-offered-15-percent-returns-in-alleged-ponzi-style-scheme">offering investors returns as high as 20 per cent, not just the previously known 15 per cent</a> if they released their deposits to the developer as unsecured loans.
The loans were being personally guaranteed by O'Dwyer.
As part of the signed contract the buyer acknowledged that he had been advised to obtain independent financial, legal and taxation advice and that they were providing an unsecured loan.
Attached to the contract were statements showing amounts of just $100 being deposited into trust accounts.
 
 
</body></html>

Ralan Ruby, Surfers Paradise white knight could be B1 Group

<html><body>
<div>
REA Group has appointed Cameron Kusher to the newly created role of executive director, economic research. 
He joins REA from Core Logic where he spent over 11 years, most recently as the Australian head of research. 
</div>
<div>
“Working alongside our well established and influential chief economist Nerida Conisbee, Cameron will drive forward our program of economic research," REA Group CEO Owen Wilson said.
“Core to REA’s growth strategy is becoming Australia’s property data powerhouse."
"We want to provide Australians with the best research, data and insights to better inform their property decisions. 
"We are delighted to have someone of Cameron’s calibre join our team to help supercharge this part of our strategy.
"Together Nerida and Cameron will play a fundamental role informing key audience groups with market leading analysis and commentary.”  
</div>
<div>
REA Group’s Economist team sits within the audience and marketing division of REA Group headed by chief marketing officer, Melina Cruickshank.  
</div>
 
</body></html>

REA Group secures Cameron Kusher to lead economic research

<html><body>
The office market on the Sunshine Coast has continued to remain relatively stable during 2019, according to the latest report from valuation firm Herron Todd White.
The property valuation firm found, one of the big questions has been, “What will be the effects be of the large supply of which entered the market during 2018?” The answer to this has generally been a reduction in rentals for tenants, though in prime locations and A-grade stock, that reduction has been lower than the remainder of the market.
They have seen significant incentives for vacant space, though overall reductions in market reviews for existing tenants are not as significant.
One of the reasons for this is likely the high costs associated with moving work spaces for the majority of tenants with over 150 square metres of space.
Therefore there have been numerous sales of existing offices in the market.
These sales indicate that the market is still liquid for a range of holdings.
The report authors said, "the owner-occupier market is still dominating sales up to $1.5 million with owners looking to secure high quality space generally above $4000 per square metre with lower quality space typically in the $3000 to $4000 per square metre range."
"Investors are looking for multi-tenanted holdings to spread overall cash flow risk in this market, which has high vacancy, with sales typically being seen in the seven to eight per cent range depending on WALE, quality of complex, location and redevelopment potential."
"We have not seen a higher end sale over $5 million in the office space to date in 2019, though there has not been stock available to the market in this range."
"The next influx of supply is due to enter the market during the early months of 2020 with the first building within SunCentral due to be completed at that time with construction recently commenced," they concluded.
</body></html>

Sunshine Coast office market continues stabilising: HTW Commercial

<html><body>
The Cairns office market is relatively shallow and experiences limited sales activity, according to the latest report from property valuation firm Herron Todd White.
They found, the market has also experienced limited new development, with the last very large office building constructed in Cairns being the state government office tower completed in 2010.
The level of general commercial property sales in Cairns, inclusive of retail and commercial office premises, highlights that activity in the Cairns commercial market remains well below the levels achieved in the 2003 to 2007 period.
Sales volumes have been gradually rebuilding over the past nine years, but are still only averaging around 90 to 100 sales per annum.
The report authors said, "median prices paid specifically for strata titled premises have increased mildly over the past seven years, but our general impression is that prices per square metre of floor area are mostly stable within the $2,500 to $4,500 range."
"Most new office space leasing demand is for smaller areas and for modern, good quality green star rated premises, however there is only a handful of such buildings in Cairns. These buildings achieve high levels of occupancy and are experiencing stable rent levels typically of $350 to $450 per square metre per annum."
"Demand for lesser quality space remains limited and there is a large oversupply of good quality non-inner CBD and well exposed secondary space in the $200 to $300 per square metre per annum rental range. These conditions have placed downward pressure on secondary rents and have seen the emergence of incentives."
"The most recent sale of a large office building was the design and construct of the new Ergon premises in Bunda Street, Cairns City."
"The property sold for $14.7 million in May 2019 providing an analysed yield of 6.4%. The building comprised two levels of high quality office with a total area of 2,400 square meters, 68 car parks and an initial ten year lease term," they said.
</body></html>

Cairns office market subdued and stable: HTW Commercial

<html><body>
Adelaide’s office market continues its solid performance with vacancy rates dropping to their lowest level in over four years, according to the latest report from Herron Todd White.
The property valuation firm found, in our previous office market update, Adelaide CBD total vacancies were recorded at 14.2%, whereas now, according to statistics published by the Property Council of Australia, CBD vacancies measure just 12.8%.
Adelaide’s fringe office market, which encompasses the arterial roads of Greenhill Road to the south of the city and Fullarton Road and Dequetteville Terrace to the east, has recorded vacancies of 13.1%, a slight increase since our their June update.
The report said, this reflects the desire of tenants to base themselves within the CBD, as Adelaide continues to present itself as an attractive base for both international and local businesses.
"Furthermore, within the CBD office market, A-grade vacancies decreased by 0.5% and B-grade vacancies also reduced by 0.2%, while C-grade office vacancies increased by 0.5%, reflecting tenant demand for high quality and sustainable office space."
"Nationwide vacancies are forecast to reduce to 7.7% over the next two years, with modest improvements in South Australia, Queensland and Western Australia offsetting slight vacancy increases in New South Wales and Victoria. Owners are continuing to reposition B and C-grade space to increase the quality and fuel the flight to quality within the Adelaide CBD, further closing the gap between premium and secondary space."
"Overall, sentiment in the office market is encouraging, with net absorption remaining positive. As businesses grow and expand, office space continues to be sold and leased and pressure is put on B and C-grade space to adapt and improve to remain attractive to prospective tenants," the report noted.
</body></html>

Adelaide office vacancy rates drop to four year low: HTW Commercial

<html><body>
To date in 2019, the Perth office leasing market has seen both rental incentives and rental rates stabilise, according to the latest report from Herron Todd White.
The most recent Property Council of Australia (PCA) Office Market Report indicates the total vacancy rate for office space in the Perth CBD dropped marginally from 18.5% to 18.4% in the six months to July 2019.
The reduction is attributed to positive demand for premium and B-grade buildings.
The property valuation firm found, whilst it's an encouraging sign, Perth’s CBD has the highest vacancy rate of all capital cities in Australia.
There are no significant building projects in the pipeline until 2020 and the revitalisation of the CBD landscape, with major infrastructure projects such as Elizabeth Quay continuing to move ahead.
The report noted, "incentives for quality buildings in Perth’s core CBD have even experienced some downward pressure with early signs of growth in the space needs of particular tenants."
"Property owners continue to be proactive in trying to entice existing tenants to recommit and in order to attract new tenants."
"Accordingly, incentives are still being offered in the market place (typically between 25 and 50%). Furthermore, landlords are providing their existing and prospective tenants with bespoke floor plates, flexible work spaces, meeting hubs, refurbished foyers, some featuring concierge services, gymnasiums or wellness centres with some more innovative landlords looking at child care or child minding facilities within their buildings, in addition to the obligatory end of trip facilities, bike storage rooms and, in some cases, bike repair shops," the report stated.
In terms of capital transactions, demand for office property in the Perth CBD has been felt predominantly from institutions and foreign (south-east Asian) buyers seeking counter-cyclical acquisitions of secondary assets with good prospects for re-positioning.
The West Perth office market has not fared as well as the CBD for the six months to July 2019 as the total vacancy rate rose from 14.8% to 16.9%.
Similar to the Perth CBD however, vacancy rates for A-grade space actually tightened during this period however this was off-set by a substantial increase in vacancies for lower grade premises.
The authors said, "the total vacancy rate for office space in the Perth CBD dropped marginally from 18.5% to 18.4% in the six months to July 2019."
"The lack of quality office stock with medium to long term WALEs combined with subdued economic conditions has affected transaction activity. We expect these trends to continue in the short term," they concluded.
</body></html>

Perth's rental office market evens out: HTW commercial

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

Joel Robinson

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

&nbsp;

Developer GURNER™ Group has revealed $1.65 billion in residential sales nationally across the 12 months to December 2025, driven largely by the continued momentum of its Docklands wellness-focused precinct, Elysium Fields.

The sales result was generated across seven projects in Victoria and New South Wales, headlined by Elysium Fields, GURNER™’s $2.75 billion mixed-use precinct planned for Harbour Esplanade in Docklands.

The project has recorded more than $500 million in sales across the first three towers, equating to around 580 apartments sold.

The first tower, Helios, has now sold out of its 240 private residences, with GURNER™ preparing to release a premium penthouse collection comprising 15 three-bedroom penthouses in coming weeks.

[smartcode_project:default project_id=144441 project_image_fid=370975]

Elysium Fields is being developed on the long-held 20,000 sqm Docklands site at 208-226 Harbour Esplanade, which had remained undeveloped for more than two decades prior to GURNER™ taking over the project around four years ago.

Construction has now commenced across four towers ranging between 18 and 30 storeys, with Hamilton Marino and Maxcon appointed as builders.

Once complete, the precinct is expected to comprise around 1,100 residences, alongside retail, hospitality and public realm uses integrated throughout the site.

[smartcode_project:default project_id=144441 project_image_fid=370981]

Designed by Fraser &amp; Partners in collaboration with GURNER™ Design House, the project has been positioned around the developer’s broader focus on wellness-led residential living.

“We don’t sell apartments. We create a true luxury lifestyle that simply doesn’t exist elsewhere in the market today,” Founder and Executive Chairman Tim Gurner said.

“To deliver that requires an extraordinary level of detail, coordination and discipline across multiple verticals, from design and hospitality through to wellness and service.”

“We’ve always believed that living extends far beyond the physical residence. It’s about how you feel the moment you arrive, how you live day-to-day, and the ecosystem that supports that.” 
[smartcode_project:default project_id=144441 project_image_fid=370977]

The project’s design places a heavy focus on landscaping, wellness amenities and biophilic design principles.

Plans include around 3,700 sqm of landscaped gardens and open space throughout the precinct, alongside a retail and dining offering spanning approximately 5,000 sqm.

The broader public realm strategy centres around what GURNER™ describes as the “Path of Life”, an urban forest and landscaped pedestrian environment intended to connect the various buildings and wellness spaces across the precinct.

The apartments themselves will incorporate a range of wellness-focused inclusions, including purified air and water systems, circadian lighting, antimicrobial surfaces, and optional in-home wellness upgrades.

[smartcode_project:default project_id=144441 project_image_fid=370980]

Gurner said the company’s experience through its Saint Haven wellness clubs had directly informed the residential offering now being incorporated into Elysium Fields.

“We’re seeing a clear global shift toward longevity, performance and proactive health,” Gurner said.

“Our role is to deliver that in a way that feels seamless, highly private and beautifully resolved within the environments we create.”

A large component of the wellness offering is planned through the resident amenity and health facilities proposed within the precinct.

That includes plans for bathing and recovery facilities spread throughout the towers, incorporating mineral pools, saunas, steam rooms, flotation therapy, red light therapy and wellness lounges.

The developer is also seeking approvals for what it describes as a “reverse ageing medical clinic” within the precinct.

[smartcode_project:default project_id=144441 project_image_fid=370978]

According to project information released by the group, the proposed facility would include cryotherapy, IV infusion therapy, infrared and dry saunas, PEMF beds, MRIs, DEXA scans, brain scans and blood analysis services.

Within the first tower, Helios, residents will also have access to a dedicated amenity offering known as the Sky Private Club.

The upper 15 levels of the building will include private lounges, dining spaces, rooftop amenities and optional private wellness studios integrated within residences.

The Helios tower itself comprises 260 apartments ranging between 60 sqm and 300 sqm, including a collection of penthouses.

That includes a planned two-storey penthouse spanning around 600 sqm with uninterrupted bay views.

The Elysium Fields precinct is being delivered in partnership with Digital Harbour Holdings, a consortium that includes the Liberman family, which controls the development rights across the Docklands site.

[smartcode_project:default project_id=144441 project_image_fid=370979]

The sales result comes as GURNER™ continues expanding its national development pipeline beyond Victoria.

“We have a strong pipeline across Australia and are now focused on scaling into key markets including New South Wales and Queensland, while continuing to build on our Melbourne base,” Gurner said.

“We currently have more than $3 billion in the market, growing to over $5 billion by October, and expect to materially outperform last year in the 2026 calendar year.”

The result also reflects the continued strength of the upper-end apartment market in Melbourne, particularly for owner-occupier-focused product with large-scale amenity and lifestyle offerings.

[smartcode_project_cta:default project_id=144441]

Record result anchored by the Group’s “utopian” Elysium Fields precinct – defying market headwinds in Docklands.

Elysium Fields drive Gurner to $1.65 billion in apartment sales over 2025

National Australia Bank (NAB) will fund <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera</a>, a $1 billion, 52-level luxury residential tower being developed by Central Equity in one of the Gold Coast’s most tightly held coastal locations at Northcliffe.

The project, launched recently by <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a>, one of Victoria’s largest private residential developers, comes at a time when construction funding for large residential developments has become increasingly competitive as lenders tighten exposure to the sector.

Multiplex has been appointed the builder, and construction is now underway.

[smartcode_project:default project_id=108274 project_image_fid=365784]

Since its first project, Central Equity has delivered more than 85 residential developments with a combined end value exceeding $8 billion.

Palmera reflects Central Equity’s growing focus on the Gold Coast luxury apartment market and continues a relationship between Central Equity and NAB that dates back to the late 1980s, when the bank funded one of Melbourne’s earliest inner-city residential towers at a time when high-rise apartment living in the CBD was largely unproven.

“NAB’s funding of Central Equity’s $36 million CBD development in the late 1980’s to the financing of the billion-dollar tower today highlights the long-term relationship between the two organisations in delivering major residential projects” said Central Equity Founder and Chairman Eddie Kutner.

He said NAB’s early support was instrumental in helping establish the company’s development model.

“When we commenced our first residential tower in the late 1980s the concept of funding off-the-plan apartments was still largely untested in Australia,” Kutner said.

“NAB recognised the opportunity early and supported the project when others were uncertain. That relationship has now continued for more than 37 years across many developments.”

[smartcode_project:default project_id=108274 project_image_fid=365771]

Central Equity was established in 1987 when Melbourne’s CBD and Southbank precinct were still dominated by warehouses and commercial buildings. Fewer than 100 residents lived in Southbank at the time, and large-scale residential development in the inner city was not widely considered.

Recognising changing demographics and lifestyle preferences, the company began developing high-rise residential projects designed to bring permanent residents into the city centre.

Central Equity has provided accommodation for approximately 40,000 residents across Melbourne’s CBD and Southbank, while also incorporating supporting infrastructure including essential lifestyle facilities like retail spaces, childcare facilities and neighbourhood activity centres.

Central Equity has spent many years assembling the Palmera development site on the corner of Garfield Terrace and Frederick Street in Northcliffe, creating a supersite of around 3,300 sqm.

The developer said the Palmera apartment tower reflects its long-term view of the Gold Coast as a growing and increasingly diversified economy.

[smartcode_project:default project_id=108274 project_image_fid=365768]

Supported by infrastructure including the light rail network, major road upgrades expanded education, hospital and medical facilities and continued expansion at the Gold Coast Airport with more international and domestic flights.

Positioned in the tightly held Northcliffe precinct, the 52-level tower will deliver 347 apartments, targeting buyers seeking a high-end coastal lifestyle, from downsizers to interstate investors.

Designed by Marchese Partners with interiors by DBI, Palmera has been conceived as a next-generation residential offering, featuring a collection of oversized apartments, with premium three-bedroom residences offering sweeping northern views stretching from Surfers Paradise through to Burleigh Heads.

[smartcode_project_cta:default project_id=108274]

NAB funds $1 billion Surfers Paradise apartment development, Palmera

Two years after completing one of the newest developments in North Sydney, developer <a href="https://www.apartments.com.au/developers/aqualand-australia">Aqualand</a> is turning its attention to the rapidly evolving St Leonards apartment market.

The developer, which completed AURA by Aqualand on North Sydney's Walker Street, has lodged plans for a 5,918 sqm site at <a href="https://www.apartments.com.au/new-apartments/33-37-herbert-street-st-leonards-nsw-2065">33-37 Herbert Street, St Leonards,</a> seeking approval for a pair of residential towers rising above a shared podium opposite Royal North Shore Hospital.

The proposal forms part of the broader transformation underway across the St Leonards-Crows Nest precinct, where former industrial and commercial sites are increasingly being redeveloped into high-density mixed-use projects tied to major transport infrastructure.

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="2cc428cf-fe70-4cac-9cd5-264ad53af62c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.56%E2%80%AFAM.png?VersionId=otKSnHtbjAvAddOnovyXQMgcAwE6DMe1" />

According to the planning documents, the site sits “within the St Leonards–Crows Nest Strategic Centre, identified by the NSW Government as a key area for accommodating future jobs and housing across Sydney.”

The proposal has been designed by fjcstudio, formerly FJMT Studio, and is being progressed through the State Significant Development pathway due to its scale and affordable housing provision.

The scheme would comprise 413 apartments, including 46 affordable housing units, alongside retail and commercial uses fronting Herbert Street. The project would also include communal open space, landscaping, a swimming pool, gymnasium, children’s play areas and podium-level resident amenities.

Planning documents show the development would consist of a part-13, part-39 storey tower form positioned above a four-storey podium.

“The development comprises a unified podium that activates the street interface, and two setback towers to accommodate new housing supply while maintaining an appropriate human scale at ground level,” fjcstudio noted in its Design Report.

The northern and southern towers have been shaped to respond to the surrounding skyline while also limiting overshadowing impacts to nearby public open space, particularly Talus Reserve.

The design report said the differing tower heights were intended to “contribute to a varied skyline while responding to the surrounding built form context and solar access considerations.”

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="36da62dc-ff9e-41f2-a7e3-7be38373751c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.45%E2%80%AFAM_0.png?VersionId=Mo6Rp2r.XRLTzIfg_PEEpw8NepDH8UBs" />

The site sits directly opposite Royal North Shore Hospital and within walking distance of both St Leonards Station and the new Crows Nest Metro station.

While the site itself sits just outside the formal Crows Nest Transport Oriented Development boundary, the planning documents repeatedly reference its alignment with the broader TOD objectives reshaping the Lower North Shore.

“The site is located adjacent to St Leonards Station and in close proximity to Crows Nest Metro which is within the Crows Nest Transit Orientated Development Accelerated Precinct which has been identified by the NSW Government to support housing delivery,” the Design Verification Statement noted.

According to fjcstudio, the project has been designed to respond to the broader transition occurring across St Leonards, where increasing residential density is being concentrated around transport infrastructure and employment hubs.

“The broader precinct is undergoing significant change, with a mix of existing mid-rise buildings and newer high-density developments,” the report stated.

“Recent and approved projects indicate a consistent shift toward taller built form, typically organised as tower-and-podium typologies with more active ground levels.”

The proposal includes close to 6,000 sqm of retail and commercial space across the ground floor and podium levels, designed to create a more activated street edge along Herbert Street.

Aqualand’s plans would also introduce a landscaped podium shared between the two towers, with communal open space in the form of a podium rooftop designed to support resident interaction and improve urban greening outcomes. The scheme would also introduce pocket parks at the northern and southern ends of the site, including a landscaped area at the corner of Herbert and Ella streets designed to improve pedestrian amenity and soften the streetscape.

&nbsp;

The proposal is being progressed through the NSW Government’s Housing Delivery Authority pathway, which was introduced to accelerate housing supply across the state. The application was declared State Significant Development in April 2025 following an expression of interest process.

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="faf6d97d-2671-454f-b85a-fe1c6a7be608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.49%E2%80%AFAM.png?VersionId=diVd28OBVr5.YV.7prrOz.uAanwwwm7a" />

St Leonards has been particularly active with new developments in recent weeks. Developer SP Setia’s <a href="https://www.apartments.com.au/news/nsw/first-look-sp-setia-targets-st-leonards-skyline-with-40-storey-tod-tower">plans for a new 42-storey tower</a> recently went on exhibition through the same pathway, while <a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">Stockland’s 52-storey tower proposal</a> was also recently unveiled.

Aside from the St Leonards project, which is expected to take around nine months to move through the approvals process ahead of a potential 2027 launch, Aqualand is also preparing to launch Boronia, a new apartment project in Roseville comprising around 111 apartments on Larkin Street.

The developer also has approvals in place for the next stage of the Barangaroo precinct, which will feature new residential, retail, hospitality and community uses, alongside a new metro entry across the five-hectare site.

More than 50 new retail destinations are planned for Central Barangaroo, alongside a 270-metre-long boulevard connecting Hickson Park to Nawi Cove. Together with Harbour Park, more than 50 per cent of the precinct will comprise public open space and parkland.

Staff reporter

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News