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Bay Window Villa, a fully renovated 1890s home on an elevated position in Semaphore, South Australia, remains for sale after its recent auction.
Nick Psarros and Melinda Bennett of Ray White Port Adelaide now have a guide of $1.3 million to $1.35 million for the <a href="https://www.realestate.com.au/property-house-sa-semaphore-131097078" target="_blank">Hall Street property</a>.
Nestled on an 860 square metre block, Bay Window Villa at 87 Hall Street comprises master bedroom with ensuite, two other bedrooms, huge formal lounge with bay windows, state of the art kitchen, and laundry with cabinetry and bench space. 
The kitchen comes with stone bench-tops, integrated SMEG dishwasher, SMEG 5 burner gas cooktop, SMEG integrated wall oven and microwave, double sink and room for a double door fridge.
<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/2019/5/21/semaphore%202.jpg" alt="">
The original features of the 1890s home include original wrought iron, column fence, bluestone facade, imposing verandah, high ornate ceilings, polished floorboards, and light fittings. 
The backyard completes with alfresco entertaining area, and built-in cabinetry and space for fridge and BBQ.
<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/2019/5/21/semaphore.jpg" alt="">
The home is close to retail stores, restaurants, coffee shops, beach and schools. 
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j.ballantyne1990-6AQqhLzZaK

Semaphore trophy home Bay Window Villa listed for auction

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Mount Warren Park, Beenleigh and Windaroo are top of the list for buyer interest on the north-west of Gold Coast, according to a recent Herron Todd White (HTW) residential report. 
The report suggests while market activity and in some cases prices have come off a bit in recent months, it is still possible to find a value for money house or unit.
"There are options for those who want to buy and renovate for a profit or rental returns. Some positively geared options are also around," the valuation firm said. 
"The suburbs we have chosen are established older areas, not flooded with redevelopment, new estates or investors."
A on-ground semi modern house in Mount Warren Park has been sold for $230,000 (pictured above). 
The circa 1990 brick house at <a href="https://www.realestate.com.au/sold/property-unit-qld-mount+warren+park-130205206" target="_blank">14/9 Quinton Court</a> comes with three-bedroom, one-bathroom, tiled roof and single-car garage.
The property includes renovated kitchen, bathroom and new carpets.
It rents for $310 per week with body corporate fees of $40 per week.
<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/2019/5/21/windaroo.jpg" alt=""> 
The property at <a href="https://www.realestate.com.au/sold/property-house-qld-windaroo-129568426">13 Mewing Court, Windaroo</a> comprises a semi modern, on-ground, circa 1992, brick three-bedroom, two-bathroom dwelling with single-car garage and tiled roof.
It includes recent floor coverings and paint with original kitchen and bathrooms. Land area is 622 square metres. Property rents for $390 per week.
The compromises are that you are mainly looking at older properties which may require maintenance or updating soon, the report noted.
"When you look at nearby suburbs such as Bahrs Scrub or Holmview where you can buy a new dwelling, these properties are usually priced up to the dollar and can often take some years before you see a capital gain given the premium paid for being new," it advised.
"We consider there to be a likelihood of prices falling somewhat for most of this year in these locations, then hopefully a resurgence in the market thereafter.
"However at present, the rental market in these locations is pretty strong providing a good holding income in the meantime.
"The property to buy as a home or an investment are regarded as the same property in these locations."
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North West Gold Coast's established suburbs offer value for money: HTW

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GUEST OBSERVATION
The Greater Sydney Commission <a href="https://www.greater.sydney/metropolis-of-three-cities" target="_blank">has proposed</a> a 40-year vision of a metropolitan region formed of three “cities”: the Eastern “Harbour” City, the Central “River” City, and the Western “Parkland” City. The plan aims to create 30-minute cities, where the community has access to jobs and services in three largely self-contained but connected regions. Thus, Sydney would be polycentric.
<a href="https://images.theconversation.com/files/272465/original/file-20190503-103071-14wvrq1.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/272465/original/file-20190503-103071-14wvrq1.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
The Greater Sydney Commission’s Three Cities Plan. <a class="source" href="https://www.greater.sydney/metropolis-of-three-cities" target="_blank">Greater Sydney Commission</a>
A polycentric city has multiple centres of employment, economic or social activity. Local labour markets and residential zones minimise long commutes, create a sense of place and neighbourhood, and strengthen economic agglomeration as companies, services and industries benefit from being close to one another.
However, it is still unclear whether Sydney is actually moving towards such a structure. In our <a href="https://www.propertyobserver.com.au/https://journals.sagepub.com/doi/abs/10.1177/0042098019832517" target="_blank">recent work</a>, we developed new ways of measuring polycentricity. We applied these to <a href="https://www.abs.gov.au/ausstats/abs@.nsf/Lookup/by%20Subject/2071.0.55.001%7E2016%7EMain%20Features%7EJourney%20to%20Work%20to%20Place%20of%20Work%7E60" target="_blank">Journey to Work data</a> from the 2016 Census to test how consistent the current centricity patterns of Greater Sydney are with the proposed plan.
How do you measure polycentricity?
Traditionally, employment densities are used as a measure of polycentricity. If the density of jobs in a location is higher than the average density for the entire region, then it is a centre.
However, this simple measure misses a key notion that makes cities what they are: network flows and spatial interactions. People “flow” from one place to another. Employment centres “attract” flows, and residential areas “produce” flows. Thus, a city is a collection of locations that interact dynamically, connected by daily commuting flows.
We proposed a set of new metrics to capture this idea of flows. We defined the net inflow of people to a location as the total number coming to this location to work minus the total number going from this location to work elsewhere. If the net inflows are positive, this place is a centre.
The chart below illustrates the idea. The base arc on the circle shows the number of people “flowing” out of a location to another location. The connecting arcs are coloured black if the net inflows into the focus regions (a), (b) or (c) are positive.
<a href="https://images.theconversation.com/files/272469/original/file-20190503-103053-1y6xdsk.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/272469/original/file-20190503-103053-1y6xdsk.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Testing polycentricity via net inflows: (a) Sydney City and Inner South (Sydney CBD), (b) Parramatta, (c) Eastern Suburbs. Source: The authors
Sydney CBD clearly emerges as a global centre for the whole region. Parramatta is a regional centre. Other locations such as the Eastern Suburbs are not centres at all.
The net inflow to a location can be divided by the total number of trips in the system, so inflow values are scaled from 0 to 1 using a standard statistical procedure. The higher the value, the higher the centre’s rank in the urban system. Here, a score of 1 means the centre is an absolute: all the trips in the system are a net inflow into the centre.
This gives us a trip-based centricity measure. And based on the area of the location, we can calculate a density-based centricity measure.
The maps below show trip-and-density-based measures – (a) and (b) respectively – for Greater Sydney at the Statistical Area Level 2 (representing a community that interacts together socially and economically).
Note the dominant role of the Sydney CBD. The other centres emerge as weak centres. Also, many of the second-order centres are very close to the CBD.
<a href="https://images.theconversation.com/files/272473/original/file-20190503-103060-1ho7ztu.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/272473/original/file-20190503-103060-1ho7ztu.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Visualising polycentricity in Sydney (red indicates highest values): (a) trip-based centricity, (b) density-based centricity, (c) transit-accessibility-based centricity, and (d) auto-accessibility-based centricity. Source: The Authors
The concept of accessibility
Counting the net inflow into a location may provide us with information about general centricity. However, it still does not tell us how easy or difficult it is for people to actually get to jobs. This brings us to the idea of accessibility.
Walter Hansen <a href="https://www.propertyobserver.com.au/https://www.tandfonline.com/doi/abs/10.1080/01944365908978307?journalCode=rjpa19" target="_blank">defined accessibility</a> as “the spatial distribution of activities about a point, adjusted for the ability and the desire of people … to overcome spatial separation”. More practically speaking, a location is accessible if it can be reached within a set time (say 30 minutes) from another location.
We counted the net accessibility of a location by counting the number of jobs minus the number of workers (labour) that could be accessed from a particular location (SA2) in Sydney within 30 minutes. We counted travel time both by car and by public transport during a usual weekday peak hour (Wednesday 8am). Similar to the trip and density measures, accessibility centricities can also be scaled as values between 0 and 1. This allows us to compare across the four measures.
In the maps above, (c) and (d) show the transit and auto-based accessibility centricities based on accessibility for public transport and vehicles. Sydney CBD is highly accessible. The second-order centres show much weaker accessibility.
Takeaways for urban policy and the three-cities plan
The chart below shows the top-ranked centre, Sydney CBD (Level 1 centre), and the lower-ranked subcentres (Levels 2 and 3) emerging from our analysis.
<a href="https://images.theconversation.com/files/274555/original/file-20190515-60570-9791ct.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/274555/original/file-20190515-60570-9791ct.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Identified Level 1, 2, and 3 Centres for the Greater Sydney metropolitan region. Source: Authors
Accessibility planning should guide the design of a polycentric city
The design of polycentric Sydney should be guided by accessibility, the locations of jobs and homes, and subregional labour market organisation.
In short, the region should give priority to making jobs accessible by locating new jobs in emerging centres, instead of a mobility-focused system that takes people to jobs.
Reduce spatial mismatches between jobs and homes
Our results show that Sydney, paradoxically, remains strongly monocentric and strongly dispersed at the same time. The Sydney CBD accounts for 15% of jobs in the region, with the remaining 85% of jobs scattered around in weaker second-order centres and non-centres. Positive correlations exist between percentage of employed workers, trip-based centricity and the subcentre ranks.
But we see significant disparities between these ranks and accessibility centricities. This shows the spatial mismatches for commute lengths in the system.
A subcentre with high trip-centricity, employing a high percentage of workers, but relatively lower auto- and transit-based accessibility centricity, implies that even though a significant percentage of the population comes to this location to work, access to jobs at this centre within 30 minutes is low.
A policy response would be to increase the accessibility of jobs from this location, as it already serves as a centre. This situation is particularly clear in the cases of Parramatta-Rosehill and Macquarie Park-Marsfield. Penrith and Liverpool too have extremely weak accessibility centricity.
Polycentric cities should promote spatial justice
As cities grow in size, commute lengths increase if the labour market for the entire metropolitan region is integrated. Commute lengths will stabilise if a city has a clear polycentric or modular structure.
In the case of Sydney, <a href="https://theconversation.com/what-did-the-rich-man-say-to-the-poor-man-why-spatial-inequality-in-australia-is-no-joke-73841" target="_blank">spatial equity</a> has always been a concern. However, <a href="https://theconversation.com/our-big-cities-are-engines-of-inequality-so-how-do-we-fix-that-69775" target="_blank">inter-city comparisons</a> show city size has a strong bearing on its equity and efficiency.
Our results show it’s increasingly important for larger cities to introduce a framework of subregional labour markets as part of the polycentricity agenda. Enabling shorter commutes for workers will improve spatial equity as well as efficiencies.<img src="https://counter.theconversation.com/content/115847/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;">
Somwrita Sarkar, Senior Lecturer in Design and Computation, University of Sydney
David Levinson, Professor of Transport, University of Sydney 
Hao Wu, PhD Candidate, School of Civil Engineering, University of Sydney
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/how-close-is-sydney-to-the-vision-of-creating-three-30-minute-cities-115847" target="_blank">original article</a>.
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How close is Sydney to the vision of creating three 30-minute cities?

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GUEST OBSERVATION
<hr>
The world’s current tallest skyscraper is the Burj Khalifa in Dubai. It’s 828 metres tall, which is over two-and-a-half times as tall as any skyscraper in Australia.
However, there is a skyscraper being built in Jeddah, Saudi Arabia, that will be over 1,000 metres tall when it’s finished. This will be the first building to ever rise over a kilometre high. It will also have 167 floors on top of each other!
So, how tall could we build a skyscraper? It would be difficult, but we could probably build a tower over 2,000 metres tall, which would be like ten normal skyscrapers on top of each other!
This is probably not a very good idea though. Building such a mega-tall skyscraper would use a huge amount of concrete and steel. Using lots of these materials when we don’t need to can be bad for the environment. It’s usually much better for the environment if we build smaller skyscrapers, maybe up to 300 metres tall.
In fact, there are lots of challenges when you design and build a mega-tall skyscraper.
Stopping the wind
The biggest difficulty is the wind. It blows on a skyscraper and tries to push it over, so you need to design a structure that keeps the building stable. The wind can also make a tower sway from side to side, so that people at the very top can even feel seasick.
Architects and engineers have lots of technologies to help stop this. Some of the tallest skyscrapers in the world have a giant pendulum at the top, inside the building, called a “tuned mass damper”.
<a href="https://images.theconversation.com/files/273734/original/file-20190510-183083-1ecnawq.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/273734/original/file-20190510-183083-1ecnawq.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Here’s the tuned mass damper inside a very tall building in Taiwan called the Taipei 101 building. <a href="https://www.flickr.com/photos/rinux/2885421716/in/photolist-786x47-RrdhD-7L5rCf-cdadfE-9iWdLQ-isybyW-iq7AUJ-YMxAgb-5XS9AE-iq7uzQ-isxwRR-iq7xxU-isxND1-isxDju-isymzp-iq7st5-isyenS-isy5sY-71aoRR-iq7cEM-TwioMU-5vz76u-fQnMnK-uN592-fQnLhg-71epUy-iq8ajk-71ec27-4t7LZu-isxG3W-BxzS3-isxkUv-iq7ooj-47K2XM-22ybMDL-25X2Bnr-24zTwBZ-9x5PmD-5oUef8-5oYwzS-RpBdW-yUyNB6-5oYv7S-5VgHEu-5oYs5o-5oYxmh-69mpPE-5oUbkV" target="_blank">Flickr/riNux</a>, <a href="http://creativecommons.org/licenses/by/4.0/" target="_blank">CC BY</a>
Imagine a ball of steel the size of a house hanging from ropes inside a skyscraper. When the wind blows, the pendulum swings back and forth, absorbing the energy of the wind, to stop the building swaying.
Other buildings have pools of water at the top. When the wind blows it makes the water slosh around. Giant paddles in the pool absorb the water’s movement, which stops the building from swaying.
Another way to stop the wind is to use a clever skyscraper shape. When the wind blows on a skyscraper it creates swirls of air called vortices – like whirlpools in the sky.
<a href="https://images.theconversation.com/files/273735/original/file-20190510-183083-1g72pb7.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/273735/original/file-20190510-183083-1g72pb7.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
The Burj Khalifa building in Dubai is thin at the top and wide at the bottom, with giant steps down the side. <a href="https://www.flickr.com/photos/103252903@N02/11869658586/in/photolist-j5T6XY-bvr8eu-2bdB2Ch-ssZPHD-sbz7eZ-ed12bb-s9FWWX-ssYYoM-ssZG5H-rwdq5T-s9GeMa-rw1Ruf-sqJApS-sbzvPK-sbz26x-bvr7sA-ssRVyo-sbqZFy-sbsCT9-s9GaN8-st2iQc-sbyXCF-972TXn-9mFgfn-s9GDzk-9r5pz2-ssRyyh-ssZdct-sbs8ZN-s9GJ9R-drKBAV-rwcyVF-s9FATv-ssReuA-rwd8Wa-rwcKLP-sbsE6s-s9G5Gr-sqJsv5-sbywGP-st2aGt-sbqQSw-sqHUpw-ssR47w-dRA4ND-sbqw5m-FhbBWd-sbtfYW-sqJfXq-s9GLsi" target="_blank">Flickr/Adam</a>, <a href="http://creativecommons.org/licenses/by/4.0/">CC BY</a>
If these happen regularly, it can make the building sway back and forth. The Burj Khalifa building in Dubai is thin at the top and wide at the bottom, with giant steps down the side. The steps make the vortices happen at different heights to help stop the building from swaying in the wind.
Getting to the top
Another big challenge is how do you get to the top of a building that is one kilometre tall? Walking up the stairs isn’t an option as there would be more than 3,000 steps!
Taking the lift would be a good idea, but you’d need a very fast lift. Otherwise it would take ages to get up or down the building.
Some of theses lifts can travel at 70km/h, the speed of cars on a highway. At that speed you would go past five floors every second and soon be at the top.
You would also need lots of lifts in a kilometre-high skyscraper. The Jeddah Tower will have 59 of them! They will have super-strong carbon fibre ropes to carry the lift, as normal ropes just aren’t strong enough.
<iframe src="https://www.youtube.com/embed/MP_dFzClszU?wmode=transparent&amp;start=0" frameborder="0" width="440" height="260"></iframe>

Philip Oldfield, Associate Professor in Architecture, UNSW
<hr>
This is part of <a href="https://theconversation.com/au/topics/curious-kids-36782" target="_blank">Curious Kids</a> - a series by The Conversation for children. 
 
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/curious-kids-whats-the-tallest-skyscraper-its-possible-to-build-116817" target="_blank">original article</a>.
Main photo: The world’s current tallest skyscraper is the Burj Khalifa in Dubai. It’s 828 metres tall. But we could go taller. <a href="https://www.flickr.com/photos/tesking/35230242163/in/photolist-VFbcAk-XUwxV5-ddWzVn-ecUobg-thKs8D-p8yc7Z-p8z4Nh-9zaphZ-nzgdq2-aXCFxn-a1rTEu-W7zGAC-qruL8A-qoNCRS-CXF6CY-27gVqk6-WDDTV7-6W5U5M-oXJ8SW-fenkop-bDhUuj-qxQWBt-qkvvXv-dCdUpG-9eazzw-p9wSmd-DpMPAx-eLGTUf-9Xr1s9-pNTkKD-dxMWP5-qNgEsP-nCzh2J-miNEiK-7y39vZ-8o5KK2-bmqe9s-bjisJK-9xbm7r-qcZa6i-8XtsnC-GZYtsF-QLC74r-r4DkEj-9xbn3P-wwN58s-8UZLaq-q6hhD2-q69S27-22Kt5pu" target="_blank">Flickr/Cristian Viarisio</a>, <a href="http://creativecommons.org/licenses/by/4.0/" target="_blank">CC BY</a> <a href="https://theconversation.com/profiles/philip-oldfield-140685" target="_blank">Philip Oldfield</a>, <a href="http://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>
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What’s the tallest skyscraper it’s possible to build?

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Consolidated Properties Group has sold the management rights to its award-winning Spire Residences in the heart of the Brisbane CBD.
The deal included eight apartments.
The buyer was a private consortium of Queensland-based investors.
The $9 million off-market deal, which has just settled, included the caretaking rights to the building and its grounds over the next 23 years and a property management rental roll of more than 200 apartments.  
The consortium also secured another eight apartments, which will be added to the rental pool. 
In total, the 40-level Spire Residences, at 550 Queen Street, features 340 one and two bedroom apartments, along with on-site facilities including a roof-top infinity edge pool and entertainment deck, gym, cinema and library. 
The building was completed in September 2017 and was recognised with a suite of design and architecture awards last year, including the Residential Architecture - Multiple Housing accolade at the Queensland Architecture Awards.
<img src="https://www.urban.com.au/images/2019/5/21/Don%20ORorke%20at%20Spire.png" alt="">
Consolidated Properties Group Executive Chairman Don O'Rorke (pictured above) said the deal was evidence of the continued confidence in the inner Brisbane apartment market. 
"To secure this deal at $9 million is a strong show of faith in Spire Residences and the inner city market," he said. 
"The consortium saw the opportunity the building represented, as one of the few to be completed at the heart of the CBD in recent years, and acted quickly to purchase both the management rights and apartments.
"Spire Residences has been in high demand with renters, particularly young professionals wanting to live and work in the city - so much so that on completion we continued to receive more than 20 new enquiries a week, even after all the available apartments were tenanted."  
O'Rorke said the sale of the management rights would allow Consolidated Properties Group to put its full focus on its pipeline of new projects, including its multi-use urban renewal projects, Cornerstone Living in Sunnybank and Yeerongpilly Green. 
"We felt the time was right to sell this asset and have full confidence in the consortium of investors who have secured the management rights and who share our positivity in the Brisbane residential market," he said. 
<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/2019/5/21/Spire%20Residences%20external%201.jpg" alt="">
Colin Gray, who is part of the private consortium of investors, said the decision to secure Spire Residences' management rights had been an easy one. 
“When the property came up, it took less than an hour to form the view it was a quality management rights business, with a strong return forecast," said Gray. 
"Purchasing the eight apartments for the rental pool is also a show of our confidence to other apartment owners and allows us to demonstrate that, along with the other owners, we too have 'skin in the game'.”   
HWL Ebsworth Lawyers, Pitcher Partners Accountants, Pevy Lawyers and Mike Phipps Finance assisted in the transaction, and Macquarie Bank provided funding for the deal.
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Consolidated Properties Group sells Spire Residences management rights for $9 million

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GUEST OBSERVATION
The Australian Labor Party’s 2019 election campaign showed a depth and breadth of economic policies rare for an opposition party to present. Its policy agenda was boldly extensive. But in developing these policies over the past five years, it seems Labor’s economic minds overlooked some fundamental principles of behavioural economics.
Had greater focus been put on these principles, it is possible Labor would have taken a different approach to selling its credentials, and succeeded in moving more voters its way.
1. People are loss averse
Distinguished psychologists Amos Tversky and Daniel Kahneman demonstrated in the 1970s that losses have a profound psychological impact and people prefer to avoid them. In 1979 they <a href="https://www.uzh.ch/cmsssl/suz/dam/jcr:00000000-64a0-5b1c-0000-00003b7ec704/10.05-kahneman-tversky-79.pdf">published a paper</a> proposing what they called “prospect theory” – that the pain a person feels from a monetary loss is greater than the pleasure felt from a monetary gain of the same value.
<hr>
<a href="https://images.theconversation.com/files/275783/original/file-20190521-23838-r9kptt.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/275783/original/file-20190521-23838-r9kptt.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
<a class="source" href="https://www.economicshelp.org/blog/glossary/prospect-theory/" target="_blank">economicshelp.org</a>
<hr>
As Tversky and Daniel Kahneman put it succinctly: “Losses loom larger than gains.” This means, when faced with uncertain outcomes, most people prefer keeping the status quo to the risk of change.
Labor’s failure to persuade more voters they would gain more than they might lose under its reforms played to the Coalition’s advantage.
The government was able, for example, to make the most of Labor’s policy on negative gearing by playing on the chance all home values would fall, even though modelling suggested any fall would be minor.
It did something similar with Labor’s franking credit, casting it as a “retiree tax”, and playing on fears that big promises to increase spending on welfare, health, education and wages might mean them losing money from other tax changes.
2. Limited decision-making
People’s decisions are limited by the amount of information they have – a concept known as bounded rationality – and giving them more information doesn’t necessarily help.
Our ability to pay attention to two or three things at the same time is much more limited than we think. We tend to be selectively inattentive, screening out information we perceive as unimportant, and preferencing information that confirms existing views.
Economists Richard Thaler and Cass Sunstein argued in a 2002 article that bounded rationality demanded “<a href="https://papers.ssrn.com/sol3/papers.cfm?abstract_id=405940" target="_blank">libertarian paternalism</a>” – limiting the choices offered to voters without eliminating freedom of choice.
Labor went another way – burying voters in an avalanche of policy prescriptions. Arguably it overestimated how much people would absorb, and diluted focus on a few key ideas.
<a href="https://images.theconversation.com/files/275608/original/file-20190521-23829-14y6hdh.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/275608/original/file-20190521-23829-14y6hdh.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt=""></a>
System 1 and 2 thinking. <a class="source" href="http://upfrontanalytics.com/market-research-system-1-vs-system-2-decision-making/" target="_blank">www.upfrontanalytics.com</a>
To understand and compare policy detail, according to <a href="https://books.google.com.au/books/about/Thinking_Fast_and_Slow?id=ZuKTvERuPG8C" target="_blank">economist and psychologist Daniel Kahneman</a>, requires a deliberate and methodical approach – what he calls “System 2 thinking”.
But most media and social media deals in “System 1 thinking”, which responds instinctively to short slogans and repeated messaging.
What Labor failed to do was reconcile System 2 idealism with System 1 necessities.
3. Now is worth more than later
People place a higher value on the short-term over the long-term. From an evolutionary perspective, this bias has no doubt served us well, particularly in times past when the future was much more uncertain.
This disposition informs an important economic concept known as hyperbolic discounting – the tendency for people to increasingly choose a smaller reward sooner over a larger reward later.
Say, for example, you were offered a choice between taking $150 now or $160 in four weeks. Most people would take the $150.
But what if you were asked to choose between $150 in 48 weeks or $160 in 52 weeks? Research shows most people would then elect to wait the extra four weeks to receive the higher amount of money.
So Labor faced the problem of it promising to deliver benefits that might take decades to pan out, such as transitioning from fossil fuels to renewable energy, while the Coalition was offering immediate tax cuts and cheaper energy prices. Many Australians, we can imagine, preferred the more immediate benefits to the longer-term ones.
Whatever criticisms might be made about other aspects of the campaign, the Coalition’s messaging demonstrated an intuitive understanding of the behavioural biases of individuals.
From its strategy Labor could learn a lot.
Tracey West, Lecturer in Behavioural Finance, Griffith University
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/3-lessons-from-behavioural-economics-bill-shortens-labor-party-forgot-about-117404" target="_blank">original article</a>.
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Three lessons from behavioural economics Bill Shorten’s Labor Party forgot about: Tracey West

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GUEST OBSERVATION 
APRA’s scrapping of the 7% ‘stress test’ buffer on home loans will effectively see a 9% increase in borrowing capacity for owner-occupiers which will rise to between 13 and 14% if the RBA undertakes two interest rate cuts before the year is out.
With the current ultra-low interest rate and two interest rate cuts projected by the RBA, APRA’s 7% ‘stress test’ was a major barrier for borrowers in an already highly regulated and scrutinised lending environment. 
However, with the stress test reduced or removed, it would mean that if the interest rate for owner-occupiers was about 3.75%, they would pay about 6.25%, which would create a 9% borrowing capacity. 
If there are no interest rate cuts the increase in borrowing capacity will be an increase of around 4-5% for investors and for owner-occupiers about 9%. 
However, if the RBA cut rates twice, we will see an increase of around 9% for investors and potentially 13-14% for owner-occupiers.  
This will be a major boost to the market, especially as now the number one risk has been removed thanks to a Coalition win and the elimination of the threat of taxation changes to negative gearing and capital gains tax. 
APRA’s introduced a 7% ‘floor assessment’ to the ADIs in December 2014 “to examine the resilience of the largest banks, individually and collectively, and to explore the potential impacts of grim and challenging periods of stormy economic weather”, according to APRA chairman Wayne Byres in July 2018.
While at that point of time this instruction to the ADIs was, indeed, required, this conservative approach could not be applied to the lending landscape of 2019.
In 2014, there was a tangible risk that in the foreseeable future interest rates might increase materially.
Further, a high proportion (44%) of the loans were interest-only and 12% of the loans had LVR of 90%.
That, alongside loose controls over the accuracy of the information provided by prospective borrowers in loan applications and reliance on the HEM to assess household expenses, provided justification for APRA’s instruction. 
The banks also applied a slightly higher rate of 7.25% to ensure they were above the minimum threshold.  
However, since then the lending environment had completely changed and APRA’s requirement had become ultra-conservative.  
Interest rates are now very low with a very high likelihood of additional cuts by the RBA, and no signs of increases in the foreseeable future.
A low interest rate environment has, effectively, become the ‘new normal’ in Australia. 
Loan applications are heavily scrutinised, lenders are applying more conservative credit policies, the proportion of interest-only loans is now low with only 16% of the new loans (December 2018) being interest-only and 7% of loans at 90%.
RiskWise Property Research analysis showed a reduction of at least 1% was needed in order to have some meaningful impact. This is equivalent of the APRA’s announced change, that, while taking a different approach, will put the effective floor assessment at 6.25% for owner-occupiers in the current lending market.  
For example, RiskWise undertook a case study of a scenario involving a married couple, who both receive average weekly earnings at their full-time jobs, and have two children. 
The couple require a loan of 30 years and their only expenses are either HEM or HEM X 1.5, and the assumption is they have no credit card repayments and other expenses.
<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/2019/5/21/HEM%20table.jpg" alt="">
Source: Riskwise
Our analysis showed that due to the scrutinising of loan applications and by applying the effective 7.25% 'stress test' this materially reduced their borrowing capacity by 33%.
The borrowing capacity of $698,000, based on the HEM and 'floor assessment' of 7.25%, is equivalent to HEM X 1.5, with an interest rate of 2.87%. 
As a result, the couple would have to totally re-assess their entire purchasing strategy. 
So APRA’s change is equivalent to the required reduction in the floor assessment that has the right balance between having a meaningful impact, while still having good risk-management practices.
DORON PELEG is the CEO of <a href="https://www.propertyobserver.com.au/Visit%20www.riskwiseproperty.com.au" target="_blank">RiskWise Property Research</a>.
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APRA move to scrap stress test increases borrower power: Doron Peleg

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Hollywell is often overlooked in property searches due to its size and the well known surrounding suburbs, according to a recent Herron Todd White (HTW) residential report.
It is a small suburb located just below Paradise Point and just above Runaway Bay on the Gold Coast, Queensland.
It features canal front properties with bridge free broadwater access to a number of sites, as well as broadwater views.
"Whilst the suburb does lack quality shopping facilities, restaurants and cafes, it is within walking distance to suburbs that offer these," the valuation firm said. 
"Furthermore, public transport is readily accessible and runs straight through the middle of the suburb."
Price points within the suburb do range as the property mix comprises units, dry block houses and canal front houses.
"Over the past six months we have seen entry level two-bedroom, two-bathroom units being acquired for just under $400,000, dry block houses selling upwards from $525,000 and canal front properties with bridge free broadwater access from $900,000," the report said.
There was a recent $900,000 sale.
<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/2019/5/21/hollywell%201.jpg" alt="">
A circa 1980 five bedroom brick house at <a href="https://www.realestate.com.au/sold/property-house-qld-hollywell-129400990" target="_blank">361 Bay View Street</a>, Hollywell was sold for $900,000 (pictured above). 
The house features updated kitchen with timber floors, solar panels, concrete boat ramp, pontoon jetty and swimming pool.
Other highlights include north-east facing, 18 metre canal frontage with bridge free broadwater access, and 725 square metre land area. 
The property is positioned on a local thoroughfare road that runs through Hollywell, which is a detracting factor.
The property was on the market for 64 days and original asking price was $1.15 million.
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Hollywell, the often overlooked Central North Gold Coast suburb: HTW

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Savills Research noted a turn-around during the first quarter of 2019 with the Brisbane CBD moving into an upswing cycle with increased leasing activity and stronger investor support. 
Savills’ Quarter Times Report has recorded a steady start to the year with the Brisbane occupier market recording net effective rental growth of circa 2% emerging across varying grade quality of buildings. The report also highlighted yield contraction over the 12 months to March 2019 of circa 25bps across A and B Grade assets.  
Anthony Ott, Savills managing director,  said that the research reflects a strong start for the year. 
“Investment activity across the first quarter was in excess of $1 billion worth of CBD office assets transacted or formally being offered for sale with at least another $1billion worth of assets earmarked for sale during Q2.  
“This follows on from a strong 2018, where sale volumes in the Brisbane CBD totalled circa $2.3 billion,” Mr Ott said. 
According to Savills Research asset values of properties formally marketed in the first quarter of the year were up approximately 50% on the corresponding period in 2018.  
“There is positive investment sentiment given the level of activity not only in the CBD but also the fringe and suburban markets and this is continuing to flow through in the second quarter with a number of owners positioning to divest.” Mr Ott said.  
Comparative value of Brisbane assets relative to Sydney has been a key factor in driving increased investor demand. 
“There is a capital value spread between Brisbane and Sydney of approximately $10,000 per square metre and a yield spread of approximately 115bps, so the metrics are pretty compelling,” Mr Ott said. 
Mr Ott said that new projects and infrastructure activity such as Cross River Rail, Brisbane Metro, Queens Wharf, the second runaway at Brisbane Airport, and the Howard Smith Wharves development will all have a positive influence on investors perspective over the next 5 -10 years. 
“These major projects are giving investors’ confidence that Brisbane is entering a new growth phase,” he said.
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Savills sees Brisbane's office market continue upswing following strong 2018

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The NEXT Hotel in Brisbane has sold to Salter Brothers, formerly the SB&amp;G Group.
The property includes a 304-room hotel operated by NEXT Story Group and a retail component occupying a location fronting Queen Street Mall in Brisbane CBD. 
Melbourne-based Salter Brothers is a global fund manager with a focus on specialist property, credit &amp; private equity, including the ownership of multiple hotel assets in America and Australia.
With the addition of NEXT Brisbane, Salter Brothers hotel portfolio now expands to over 2,400 rooms with seven hotels across Sydney, Melbourne, Canberra, Brisbane and the Gold Coast. 
Tom Gibson, Vice President of JLL’s Hotels &amp; Hospitality Group, together with Simon Rooney, Head of Retail Investments - Australasia for JLL, brokered the deal off-market. 
Simon Rooney said mixed-use CBD retail assets in prime locations are typically tightly-held.
“The asset benefits from its location on one of the strongest retail strips in Australia.
"Retailers continue to seek locations which maximise foot traffic and exposure for their business which ultimately underpins tenant demand for super-prime retail strips and precincts, especially in CBD markets nationally. "
Andrew Quillfeldt, Senior Director of Retail Research for JLL, said, “CBD retail is one of the strongest performing retail sectors at present". 
"It’s supported by positive underlying drivers such as strong residential population growth as a result of the last development cycle, strong white collar employment growth, strong tourism growth and key infrastructure upgrades in most markets.
The combination of factors is driving retail spending and tenant demand within CBD markets. " 
Formerly known as Lennons Hotel Brisbane, the 4.5 star hotel is primed for growth with its close proximity to the $3.6 billion Queens Wharf Casino, the $2 billion Brisbane Live entertainment precinct and the recently opened $200 million Howard Smith Wharves project. 
“This is a timely acquisition for Salter Brothers to enter Brisbane as the market begins to mature with its record wave of private and public demand-supporting projects underway”. Mr Gibson said. 
Brisbane is currently in the midst of a market repositioning.
The city has over $12 billion worth of private and public infrastructure projects including a second runway, new cruise terminal and underground railway projects.
Furthermore, with the addition of new and overdue luxury hotel product, such as the W Brisbane, Westin Brisbane, Calile James Street and Emporium South Bank, the market is establishing itself as a major global gateway city. 
“With Sydney and Melbourne hotel markets becoming increasingly difficult to enter, we are receiving record interest for other core markets that feature attractive short- to medium-term market fundamentals, as evidenced by the recent liquidity seen in Brisbane and Perth.” Mr Gibson said. 
For Year-To-Date through April 2019, the total number of room nights sold in Brisbane has increased by 3.5%, showing the market’s resilience through the addition of new supply. 
] 
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Fund management company Salter Brothers buys NEXT Hotel Brisbane

<a href="https://www.apartments.com.au/developers/consolidated-properties">Consolidated Properties Group</a> (CPG) is approaching the launch of its latest Brisbane riverfront development, Castile, on the dress circle Skyring Terrace in Newstead.

VIP buyers are now being engaged, with a full public sales launch coming later this year.

Positioned as the final opportunity to secure a new absolute riverfront residence on the East bank of Newstead, Teneriffe or New Farm, Castile at 47 Skyring Terrace has been designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> as a timeless addition to the Brisbane skyline.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371113]

The name Castile draws on themes of permanence, sophistication and legacy, reflecting a broader vision centred on enduring architecture and timelessness in the rarest of riverfront positions.&nbsp;

CPG Chairman and CEO Don O’Rorke said the project had been envisioned as a future Brisbane icon.&nbsp;

“With 47 metres of direct river frontage and never to be built out views, 47 Skyring Terrace is the definitive address on the Brisbane River,” O’Rorke said.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371114]

“Rather than following trend-based apartment design, Castile draws inspiration from Brisbane’s great heritage buildings, reinterpreting classical architecture into a contemporary riverfront landmark designed to stand proudly for the next 100 years,” he said.&nbsp;

The approved development will comprise 227 apartments across a 25-storey tower alongside a boutique six-storey riverfront building of just 12 residences.&nbsp;

Construction is scheduled to commence in September 2026.

[smartcode_project_cta:default project_id=150489]

Joel Robinson

CPG unveils Castile Newstead ahead of upcoming sales launch

Australia’s online shopping habits have shifted dramatically over the last decade. As eCommerce volumes surged, so too did the frustrations that came with traditional parcel delivery: missed deliveries, long Post Office queues, parcel theft and the challenge of being home during business hours.

Australia Post’s Parcel Lockers emerged as one of the more practical responses to that changing consumer behaviour.

What started as a relatively niche delivery option has evolved into a nationwide network of more than 1,400 self-service Parcel Lockers positioned at train stations, shopping centres, supermarkets and Post Offices across the country. The system allows Australians to send, collect and return parcels 24 hours a day, fundamentally changing how many people interact with deliveries.

The appeal is relatively straightforward: flexibility.

Instead of waiting at home for a delivery driver or rushing to a Post Office before closing time, users can direct eligible parcels to a Parcel Locker location of their choice. Once the parcel arrives, Australia Post sends a notification with a collection code or QR access through the AusPost app, allowing customers to retrieve their package at any time within the collection window.

For apartment residents in particular, the system has become increasingly valuable.

Higher-density living has created logistical challenges around deliveries, especially in buildings without concierge services or secure parcel rooms. Missed deliveries are common, while parcel theft has become an increasing concern as online shopping volumes continue to rise.

Australia Post itself has repeatedly highlighted the growing issue of “porch pirates” during peak shopping periods, encouraging customers to use Parcel Lockers as a safer alternative to unattended home deliveries.

That security aspect is one of the key reasons the Australia Post Parcel Locker network has grown so rapidly.

Parcel Lockers are positioned as secure, monitored collection points that reduce the risk of theft while also improving delivery efficiency for Australia Post. Instead of multiple redelivery attempts, parcels can be consolidated into a single secure destination.

The Parcel Lockers themselves are free to use through a MyPost account and support a range of parcel sizes up to 16 kilograms and dimensions of approximately 35 x 44 x 61 centimetres.

Beyond receiving parcels, the system has increasingly become integrated into the broader eCommerce ecosystem.

Customers can now use Parcel Lockers to return online purchases, while retailers have embraced the model as a way to improve delivery success rates and reduce friction in the shopping process. Australia Post has actively expanded partnerships with major retailers and promoted Parcel Lockers as part of a broader out-of-home strategy.

The timing of that expansion aligns with broader changes in Australian shopping behaviour.

The acceleration of online retail during and after the pandemic placed enormous pressure on delivery infrastructure. Parcel volumes reached record highs, particularly during Black Friday and Christmas periods, with Australia Post delivering more than 100 million parcels during peak festive seasons.

That growth forced logistics providers to rethink the “last mile” of delivery, widely regarded as the most expensive and operationally difficult stage of the process.

Parcel Locker systems have increasingly been viewed as part of the long-term solution.

The concept itself is not unique to Australia. Parcel Locker networks have become common globally, particularly across Europe and Asia, where dense urban environments and apartment living create similar logistical challenges. But Australia’s geography and suburban sprawl made adoption slower initially.

Now, however, the convenience factor is driving mainstream usage.

For commuters, Parcel Lockers near train stations allow parcels to be collected on the way home from work. For apartment dwellers, they remove the uncertainty around access and missed deliveries.

The rise of the AusPost app has also streamlined the experience, centralising notifications, tracking and Parcel Locker access into a single platform. Australia Post has increasingly pushed customers toward app-based delivery management, partly as a way to combat phishing scams and fake delivery notifications, which have become more sophisticated in recent years.

The Parcel Locker model is also beginning to influence property development itself.

Parcel management has become a growing consideration in apartment building design, particularly as online shopping becomes embedded in everyday life. Many new residential developments are now incorporating dedicated parcel rooms or Parcel Locker systems into foyers and communal spaces.

For developers, parcel management is increasingly viewed as part of the broader resident amenity offering, alongside gyms, wellness spaces and communal work areas.

That reflects a wider evolution in how residential buildings are designed.

Apartment buyers are placing greater emphasis on convenience, security and operational functionality, particularly in higher-density urban environments. Parcel delivery, once considered a minor operational detail, has become an increasingly important part of that equation.

Australia Post’s Parcel Locker network sits at the centre of that behavioural shift.

What began as a simple alternative delivery option has evolved into a key piece of infrastructure supporting Australia’s growing eCommerce economy and changing urban lifestyles.

And as online shopping continues to expand, the role of Parcel Lockers is likely to become even more embedded in how Australians live, shop and receive goods.

How Australia Post Parcel Lockers changed parcel delivery convenience in Australia

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

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Staff reporter

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