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The NSW Government is considering reforms to cap the number of boarding rooms allowed in a boarding house development in low-density residential zones.
The cap with be a maximum of 12 per site.
Anthony Roberts, The Minister for Planning, said the changes had been drafted in response to concerns from communities about local impacts of some boarding house developments.
“Tough rules already exist governing the development of boarding houses to ensure they are only approved where they are close to public transport, compatible with council rules on density and building height, and where there’s adequate additional parking.
“We have listened to the community and councils and what we’ve heard is that they want more limits placed on these developments in low density areas.
He said the limit on boarding house developments in the R2 zone would address community concerns about amenity impacts, such as overlooking, overshadowing and loss of on-street car parking.
Labor introduced a boarding house State Environmental Planning Policy (SEPP) in 2009, but never imposed a room limit. 
“Establishing a maximum number of boarding rooms per site in low density zones will help to better manage any amenity impacts of boarding house developments on adjoining and nearby properties.”
Mr Roberts said the Affordable Rental Housing State Environmental Planning Policy (ARHSEPP) had already been amended earlier this year to address concerns about off street parking.
“The AHRSEPP was originally introduced in 2009 to increase the supply and diversity of affordable rental and social housing throughout NSW. 
“However, it’s clear that the size, scale and proliferation of boarding house developments in the R2 zone is not in line with what was envisaged when the ARHSEPP was introduced.
“We already made changes in June this year, in response to community concerns, to increase car parking standards to 0.5 spaces per boarding room in all locations.
“The proposed changes we are releasing today support the Government’s commitment to keep listening and to make sure communities are at the heart of planning policy,” he said.
The community is invited to comment on the proposed amendments which will be on exhibition from 28 November to 19 December 2018.
For more information <a href="https://www.planning.nsw.gov.au/affordablerentalhousingsepp" target="_blank">click here.</a><a href="https://protect-au.mimecast.com/s/vq0gCJyBy2tqBpAvtVHgiM?domain=planning.nsw.gov.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/vq0gCJyBy2tqBpAvtVHgiM?domain%3Dplanning.nsw.gov.au&amp;source=gmail&amp;ust=1543452549674000&amp;usg=AFQjCNEIsFj_FRyzheqg4UvRC--AdN5_9w"> </a>
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j.ballantyne1990-6AQqhLzZaK

NSW government set to impose room limits for boarding houses in low density zones

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A five bedroom three bathroom Tallai, Qld home has been listed by its mortgagee.
Situated at <a href="https://www.realestate.com.au/property-house-qld-tallai-129726626" target="_blank">10 Tolhurst Court, Tallai</a> the home comes with an asking price of $500,000 plus.
Set on 0.58 ha the property comes with 2 parking spaces.
The listing notes that the existing residence requires a substantial amount of work to be restored.
Located minutes from the major local amenities, the property is a short drive from the M1.
Featuring an in ground swimming pool the property also contains a garden shed for tool storage. 
Last sold in 2008 the home sold for $680,000.
The median price for a home in <a href="/developments/tallai-qld-4213">Tallai</a> is $863,750, according to CoreLogic data.
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Five bedroom Tallai, Qld house listed by mortgagee

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The performance of Australian residential mortgage-backed securities (RMBS), asset backed securities (ABS) and covered bonds will remain largely strong in 2019 amid a cooling housing market, according to Moody's research.
Moody's researchers noted, RMBS delinquencies will increase moderately from low levels due to a house price correction. 
Meanwhile, the securitization of small and medium enterprise (SME) and ‘green’ loans will grow in 2019.
The researchers stated, "the quality of mortgages in new RMBS issued by banks and non-bank lenders in 2019 will be healthy overall."
"However, pressure to sustain high growth could pose a risk to non-bank credit quality over the medium-term, if it pushes these lenders into riskier segments of the mortgage market," they said.
They indicated that the performance of mortgages backing outstanding RMBS will remain strong in 2019, given continued GDP growth and low unemployment.
However, mortgage delinquencies will increase moderately from low levels, given high household debt, a cooling housing market and the conversion of a large number of interest-only loans to principal and interest loans.
Moody's beleive that the securitization of SME and green loans will be a growing feature of the Australian ABS sector in 2019.
They said, "the SME ABS sector will develop amid growing lending to small businesses by emerging technology-enabled financial institutions."
"The green securitisation sector will develop gradually, on the back of growing sales of alternative fuel vehicles and improving consistency of green mortgage standards."
The performance of outstanding ABS will remain strong overall in 2019, reflecting healthy macroeconomic conditions. However, auto ABS delinquencies will increase moderately from low levels, given the increasing proportion of consumer auto loans in the underlying pools.
Moody's noted, "the credit quality of covered bond issuers is high and this will support the credit quality of covered bonds in 2019."
"The credit quality of covered bonds has also remained robust in the face of risks in the housing market, reflecting the sound quality of cover pool mortgages," they added.
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Moody's see only a small rise in delinquencies in 2019 

Securitisation and the housing market: RBA's Christopher Kent

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Legal proceedings aimed at preventing a merger between Fairfax Media and Nine Entertainment have fallen short in the Federal Court.
Former Domain chief executive Antony Catalano had <a href="/news/antony-catalano-eyes-domain-return">launched the challenge</a> after Fairfax shareholders voted for the merger last week. 
Catalano argued Fairfax shareholders had not been given the opportunity to consider his proposal which included acquiring 20 per cent of the company’s shares.
Justice Jacqueline Gleeson approved the Nine-Fairfax scheme of arrangement after the ACCC gave it the green light earlier in the month. 
“I believed and continue to believe that at current share prices Fairfax shareholders were entitled to a better deal,” Catalano told The Australian.
“I have put my arguments to the court but I have not been successful. I respect the court’s decision and am unlikely to appeal, but I will reserve my rights until my legal team has had a chance to review Her Honour’s written decision.”
In his 11-page affidavit to the court yesterday, Catalano further outlined his alternative proposal to "deliver better value for Fairfax shareholders”.
Mr Catalano had voiced his opposition to the Nine merger by sending a letter to Fairfax chairman Nick Falloon on the eve of the Fairfax shareholder merger vote.
In the vote, 81.49 per cent of Fairfax shareholders backed the deal.
Catalano’s lawyer sought an adjournment to get a second independent report prepared, which was <a href="/news/antony-catalano-fails-in-his-air-headed-domain-return">rejected by Justice Gleeson</a>.
The group will own nearly 60 per cent stake in online property listing group Domain.
Fairfax shares will cease trading on the ASX at the close of trade tomorrow.
 
 
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Catalano's Federal Court foray fails to stop Fairfax-Nine merger

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Tim Gurner has bought a former church building in South Melbourne, which was offered for sale permit ready for 44 apartments and six townhouses.
The former Our Lady of the Assumption is operated as a childcare centre by ASX-listed G8.
<a href="https://www.realcommercial.com.au/property-land+development-vic-south+melbourne-502933094" target="_blank">The 1550 square metre corner site</a> is located at 77 Park Street and 286 Kings Way in South Melbourne.
It has been billed during its prior commercial property sales pitches as one of the busiest roads in Melbourne, although Gurner is unlikely to market the apartments as such.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/11/28/Kings2.jpg" alt="">
The 286 Kings Way last sold at $4,655,000 in early 2017, with 77 Park last trading in 1995 at $491,000.
The City of Port Phillip obtained an interim heritage protection for the church building from planning minister Richard Wynne in November last year.
It was offloaded through Knight Frank by the Melbourne property developer Mark Creelman.
Gurner bought the site for about $10 million, his fourth project in South Melbourne.
It is scheduled to be launch in early 2019.
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Mark Creelman sells Our Lady of the Assumption, South Melbourne site

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Glenfruin, an iconic Italianate style residence located within Launceston's city centre, has been sold for $3.25 million to buyers who've relocated to the Apple Isle from Sydney.
It was offered by Mathew Chugg and Rodney Rawlings from Knight Frank Tasmania.
Built in the 1880s on 1,482 sqm and set over three levels, Glenfruin at <a href="https://www.realestate.com.au/property-house-tas-launceston-129370374" target="_blank">1 Brisbane Street </a>combines elegant original features with the demands of contemporary living. 
Glenfruin has a floorplan of 458 sqm.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/10/16/launceston%202.jpg" alt="">
It comes with four queen-sized bedrooms, gourmet kitchen with red marble bench living and dining rooms with expansive views, north-facing balcony, cellar and storage.
Other features include terraced garden, hydronic heating, double glazing, reverse cycle air conditioning, and double carport plus six extra car parking.
The suburb's median house price sits at <a href="/developments/launceston-tas-7250">$485,000</a>, according to CoreLogic. 
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/10/16/launceston%203.jpg" alt="">
Glenfruin was listed with offers due October 19.  
The sale of 1 Brisbane Street is the highest priced residential sale of the town, just surpassing a Claremont Street home sold for $3.05 million seven years ago.
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Sydney buyers secure historic Launceston trophy home for $3.25 million

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Glenfruin, an iconic Italianate style residence located within Launceston's city centre, has been relisted for sale.
It last sold for $3.25 million to buyers who relocated to the Apple Isle from Sydney.
Built on 1,482 sqm and set over three levels, Glenfruin at <a href="https://www.realestate.com.au/property-house-tas-launceston-129370374" target="_blank">1 Brisbane Street </a>combines elegant original features with the demands of contemporary living. 
Glenfruin has a floorplan of 458 sqm.
Glenfruin was designed by Launceston architect, Thomas Tandy, in the early 1900s for Launceston draper and clothier George Colville McKinlay.
It is mentioned in Eric Ratcliff's book A Far Microcosm: Building and Architecture in Van Diemen's Land and Tasmania.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/10/16/launceston%202.jpg" alt="">
It comes with four queen-sized bedrooms, gourmet kitchen with red marble bench living and dining rooms with expansive views, north-facing balcony, cellar and storage.
Other features include terraced garden, hydronic heating, double glazing, reverse cycle air conditioning, and double carport plus six extra car parking.
The last sale of 1 Brisbane Street is the highest priced residential sale of the town, just surpassing a Claremont Street home sold for $3.05 million nine years ago.
It was last sold by Knight Frank.
Its current vendor Bronwyn Shakespeare, who she had decided to sell the property so she could travel more to see her four adult children who live in different places around the world, has engaged estate agent Rodney Rawlings to sell it again.
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Historic Launceston trophy home Glenfruin listed

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GUSET OBSERVATION
Glossy Black-Cockatoos used to be common on South Australia’s Kangaroo Island until possums started eating their eggs and chicks. After volunteers helped protect nest hollows and erect safe nest boxes, the population more than doubled.
But how do you measure such success? How do you compare cockatoo nest protection with any other investment in conservation?
Unfortunately, we have few ways to compare and track the different efforts many people may be making to help conserve our natural treasures.
That’s why a group of us from a dozen Australian universities along with scientists and private researchers around the world have created <a href="https://onlinelibrary.wiley.com/doi/10.1111/cobi.13220">metrics of progress</a> for both our understanding of how to manage threats of different intensity, and how well that management has been implemented. We also provide guidance on what still needs doing before a threat no longer needs active management.
For the first time, we looked at every threatened bird in Australia to see how well – or not – they are managed. Hopefully, we can use this to avoid compounding our disastrous <a href="https://www.theguardian.com/environment/2018/feb/13/a-national-disgrace-australias-extinction-crisis-is-unfolding-in-plain-sight">recent track record</a> of extinctions in Australia.
The state of Australian birds
What we did differently was collect the same data across different species, which meant we could compare conservation efforts across all bids.
<a href="https://images.theconversation.com/files/246799/original/file-20181122-182062-zfg4ry.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/246799/original/file-20181122-182062-zfg4ry.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt=""></a>
The mallee emu-wren is unique to Australia and endangered due to habitat loss. <a class="source" href="https://www.flickr.com/photos/128578170@N06/24288853338/in/photolist-D1jHTq-4b9JJc" target="_blank">Nik Borrow/Flickr</a>
When we applied these metrics to Australia’s 238 threatened bird species, the results were both encouraging and daunting. The good news is that we understand how to reduce the impact of about 52% of the threats – although of course that means we know little about how to deal with the other 48%.
But the situation is decidedly worse when we consider how effectively we are putting that research into practice. Only 43% of threats are being managed in any way at all – and just a third of the worst threats – and we are achieving good outcomes for just 20%.
But at least we now know where we are. We can celebrate what we have accomplished, appreciate how much needs doing, and direct our efforts where they will have the greatest benefit.
The threats to our birds
Introduced mammals, particularly <a href="https://www.sciencedirect.com/science/article/abs/pii/S0006320717302719" target="_blank">cats</a>, have been (and continue to be) a significant threat to Australian birds. Although we have successfully eradicated feral animals on many islands, saving many species, they remain a grave threat on the mainland.
The effect of climate change is becoming the top priority threat for the future. About half of all threatened birds are likely to be affected by increases in drought, fire, heat or sea level. Given the policy prevarication at a global level, targeted research is essential if birds are to be helped to cope.
By looking at multiple species, we can also identify what helps successful conservation. <a href="https://onlinelibrary.wiley.com/doi/abs/10.1111/emr.12335" target="_blank">Monitoring</a>, for instance, has a big impact on threat alleviation – better monitored species receive more attention.
There is also – unsurprisingly – a strong connection between knowledge of how to manage a threat and successful application of that knowledge. Often policy people want instant action, but our work suggests that action before knowledge will squander money.
Where to from here?
So what can we use this analysis for? One use is helping species <a href="http://www.nespthreatenedspecies.edu.au/news/no-surprises-no-regrets-identifying-australias-most-imperilled-animal-species" target="_blank">close to extinction</a>.
Using the same approach for multiple species groups, it is apparent that, while birds and mammals are in a parlous state, the most threatened fish are far worse off. We can also identify some clear priorities for action.
Finally, we must acknowledge this work emerged not from a government research grant, but from a non-government organisation (NGO). BirdLife Australia needed an overview of the country’s performance with threatened birds and was able to draw on the volunteered skills of biologists and mathematicians from around the country, and then the world.
Indeed, one of the future projects will be using the new assessment tool to see just how much of the conservation action around the country is being driven by volunteers, from the many people who contributed their knowledge and skills to this paper through to those keeping glossy black-cockatoo chicks safe on Kangaroo Island.<img src="https://counter.theconversation.com/content/107432/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;">
Stephen Garnett, Professor of Conservation and Sustainable Livelihoods, Charles Darwin University
Alienor Chauvenet, Lecturer, Griffith University
April Reside, Researcher, Centre for Biodiversity and Conservation Science, The University of Queensland
Brendan Wintle, Professor Conservation Ecology, University of Melbourne
David Lindenmayer, Professor, The Fenner School of Environment and Society, Australian National University
David M Watson, Professor in Ecology, Charles Sturt University
Elisa Bayraktarov, Postdoctoral Research Fellow in Conservation Biology, The University of Queensland
Hayley Geyle, Research Assistant, Charles Darwin University; Hugh Possingham, Professor, The University of Queensland
Ian Leiper, Geospatial Scientist, Charles Darwin University
James Watson, Professor, The University of Queensland
Jim Radford, Principal Research Fellow, Research Centre for Future Landscapes, La Trobe University
John Woinarski, Professor (conservation biology), Charles Darwin University
Les Christidis, Professor, Southern Cross University
Martine Maron, ARC Future Fellow and Associate Professor of Environmental Management, The University of Queensland
Molly K Grace, Postdoctoral Fellow in Zoology, University of Oxford
Paul McDonald, Associate professor, University of New England
Sarah Legge, Associate Professor, Australian National 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/for-the-first-time-weve-looked-at-every-threatened-bird-in-australia-side-by-side-107432" target="_blank">original article</a>.
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For the first time we’ve looked at every threatened bird in Australia side-by-side

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Dexus and GIC, Singapore’s sovereign wealth fund, have joined forces for a new unlisted trust.
The circa $2 billion fund will be known as the Dexus Australian Logistics Trust (DALT) and will look to invest in logistics properties in Australia.
The venture will be with a $1.4 billion logistics portfolio of assets mostly located in Sydney and Melbourne.
The weighted average lease expiry of the portfolio is 5.3 years with occupancy at 98%.
DALT will also add three further sites with development potential and a total future completion value of $0.5 billion.
Subject to FIRB approval, GIC will be DALT’s foundation investor, taking an initial 25% investment in the core portfolio, with put and call rights to acquire an additional 24% by June 2020.
Lee Kok Sun, Chief Investment Officer, Real Estate, said: “This investment reflects GIC’s confidence in the long-term potential of Australia’s logistics sector.
“We believe the structural and consumption growth in Australia, particularly from favourable demographics and growth in e-commerce, will continue to drive demand for logistics properties.
“This portfolio of quality assets in strong locations is well-positioned to capitalise on this and generate steady income over the long term.
“We look forward to partnering Dexus, a leading manager and developer of industrial properties in Australia, to establish and scale this venture.”
4 Turnbull Close, Greystanes, NSW (pictured above)
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/11/26/27%20Distribution%20Drive%20Truganina%20VIC.jpg" alt="">
27 Distribution Drive, Truganina, VIC (pictured above)
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/11/26/50%20Foundation%20Road%20Truganina%20VIC.jpg" alt="">
50 Foundation Road, Truganina, VIC (pictured above)
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Dexus joins with Singapore sovereign wealth fund for logistics focused unlisted REIT

<a href="https://www.apartments.com.au/developers/skymark-group">Skymark</a>'s boutique Cronulla development Solis has secured a 10-year Latent Defects Insurance policy through Resilience Insurance, providing buyers of the 16-residence building on Ewos Parade with structural and waterproofing protection that extends a decade beyond the building's completion.

Currently under construction and due for completion in late 2027, <a href="https://www.apartments.com.au/new-apartments/solis-cronulla-8-ewos-parade-cronulla-nsw-2230">Solis</a> is one of a small number of new developments in the Sutherland Shire to carry Resilience LDI coverage, a distinction that carries increasing weight as buyer confidence in the off-the-plan sector continues to be shaped by how developers stand behind their product.

Latent Defects Insurance, which entered the Australian market in 2022 when Resilience Insurance was approved to offer the cover, protects buyers against major structural or waterproofing defects for ten years post-completion. Unlike traditional statutory warranties, it operates as a first-resort policy, if a covered defect arises, the insurer responds directly, without the buyer needing to pursue the builder or developer through a lengthy claims process.

Resilience Insurance CEO Corey Nugent has noted that the product addresses something fundamental to the new apartment market.

"The overarching feedback from prospective buyers in the new development space is that they want more confidence and assurances around the quality of the build," Nugent says.

"Resilience Insurance Latent Defects Insurance not only gives them complete peace of mind for 10 years, but it shows the developer they are buying from is standing by their product."

[smartcode_project:default project_id=150499 project_image_fid=370898]

For Solis, the Resilience LDI policy adds a meaningful layer of accountability to an already considered project. The development comprises nine two-bedroom and seven three-bedroom residences, including one dual-level three-bedroom apartment, across a five-storey building on Ewos Parade, positioned between Shelly Beach and South Cronulla.

Garden apartments connect directly to private landscaped courtyards, while upper-level homes capture beach views to the east from level four and above.&nbsp;

All 16 residences include at least one balcony or courtyard, and select apartments on the upper floors feature bar areas and secondary flexible living spaces.

Hiba Sander, Managing Director of Skymark, says Solis offers a rare balance, nestled between the quiet beauty of secluded beaches and the lively charm of South Cronulla's esplanade.

"It's a place to choose your pace and live gracefully, seaside'," Sander says.

[smartcode_project:default project_id=150499 project_image_fid=370900]

The architecture, designed by <a href="https://www.apartments.com.au/architects/ida-design-group">IDA Design Group</a>'s Michael Trinh, draws from the natural erosion patterns of <a href="https://www.apartments.com.au/developments/cronulla-nsw-2230">Cronulla</a>'s sandstone headlands, translating the organic forms of the coastline into soft curves, pavilion-style massing, and a material palette chosen for longevity in a salt-tinged environment.&nbsp;

Textured natural stone, soft renders, and timber-look battens reference the tones of the surrounding cliffs, while the building has been oriented to maximise natural light and passive ventilation, with primary living spaces facing north and east to capture morning sun and sea breezes.

"At Solis, our aim was to create architecture that feels quietly confident, grounded in natural materials like stone and timber, and elevated by light and landscape," Trinh says.&nbsp;

"The buildings are designed to sit gently within their coastal surrounds, with expansive glazing and abundant greenery creating a seamless dialogue between inside and out."

[smartcode_project:default project_id=150499 project_image_fid=370897]

Interiors by <a href="https://www.apartments.com.au/architects/hot-black">Hot Black</a> carry the same material language through to every room. Kitchens feature integrated Gaggenau appliances, sculpted stone benchtops, and Lo &amp; Co joinery, while bathrooms feature natural stone, timber, and brushed metal finishes.&nbsp;

Hot Black Founder and Design Director Sophie Safrin describes the intent as one of considered restraint: "At Solis, every detail has been thoughtfully considered to create a timeless coastal retreat, calm, refined, and effortlessly liveable. From natural finishes to seamless indoor-outdoor flow, Solis offers a quiet elegance that's deeply connected to its surroundings.

The landscape, designed by Julian Brady of <a href="https://www.apartments.com.au/landscape-architect/sitedesignstudios">Site Design Studios</a>, treats green space as an integral part of the resident experience rather than an afterthought.&nbsp;

"Gentle curves and layered native plantings mirror the ebb and flow of the ocean," Julian Brady says, "creating a serene connection between architecture and place."&nbsp;

Coco Republic has provided bespoke furniture packages tailored to the project's coastal palette.

[smartcode_project:default project_id=150499 project_image_fid=370899]

Skymark has an established track record in the Sutherland Shire, with a portfolio spanning Cronulla, Woolooware and Burraneer that includes Isla, Sylva, Bask, Shells, Sula and Mist. Securing LDI on Solis reflects a broader shift in how the developer is positioning its buildings to buyers, at a time when Resilience Insurance expects the policy to become mandatory in New South Wales by 2028.

Sales at Solis are launching soon through Ray White Projects, with an official event scheduled for 11 June. Enquire for more information.

[smartcode_project_cta:default project_id=150499]

Joel Robinson

Skymark takes out 10-year Resilience Insurance LDI at Solis Cronulla

Investors may soon find themselves with fewer reasons to buy established property and more incentives to look towards the new apartment market.

Proposed changes to negative gearing and capital gains tax concessions would see new and off-the-plan apartments retain access to the tax benefits, while established properties would miss out, creating a clear advantage for buyers purchasing newly built housing.

The policy direction aligns with what many developers have been saying for several years. Australia needs more housing supply, and governments are increasingly looking for ways to encourage investment into new stock rather than existing homes.

The challenge for investors is that suitable product is becoming harder to find.

For much of the last decade, one-bedroom apartments were the cornerstone of investor demand. They offered a lower entry price, strong rental appeal, and were a common feature across most apartment developments.

Today, the development pipeline looks very different.

Across both New South Wales and South East Queensland, developers are increasingly targeting owner-occupiers and downsizers, delivering larger two, three and four-bedroom apartments in response to changing buyer preferences. While one-bedroom apartments still exist, they now form a much smaller portion of many new projects.

That shift has created a shortage of investor-friendly stock, particularly in well-located projects close to transport, employment hubs and lifestyle amenity.

At the same time, rising apartment prices have pushed many new developments beyond the reach of traditional investors. On the Gold Coast and across South East Queensland, it's becoming increasingly difficult to find new apartments priced around the $1 million mark, particularly those offering strong rental fundamentals and long-term growth prospects.

We've rounded up four new apartment developments where investors can still secure a foothold in the market for around $1 million or less.

<h2 data-end="1140" data-start="844">Flourish Soleira</h2>

<h2>Priced from: $1.07 million</h2>

Popular Palm Beach developer Sherpa is soon to officially launch its newest local apartment development, Flourish Soleira.

The one-bedroom apartments in the building were only offered to first home buyers rather than investors, and all of those have been snapped up. The two-bedroom apartments will start from $1.07 million, and the three-bedrooms, still a good investment given the popularity of Palm Beach for owner-occupiers, starting at $2,045,000.

&nbsp;

[smartcode_project:default project_id=150017 project_image_fid=370964]

Flourish Soliera will comprise 153 apartments across two buildings, connected by a skybridge, the first ever delivered in the suburb.

True to Sherpa's booming Flourish brand of apartment projects, Flourish Soleira will have extensive rooftop amenity across both buildings including a&nbsp;wellness centre with gym, work from home, yoga, pilates, a&nbsp;heated pool, private dining rooms, pizza oven and barbecues, basketball court, and golf simulator.

<h2>Corallo, Palm Beach</h2>

Priced from: $841,500

Nearby Flourish Soleira is Changfa Group's beachfront-inspired Corallo development. They still have some one-bedroom apartments remaining, priced from $841,500.

The 105-apartment project on Palm Beach Avenue is otherwise dominated by larger two and three-bedroom residences, many of which are aimed at owner-occupiers and downsizers.

[smartcode_project:default project_id=112194 project_image_fid=808]

For investors, the appeal lies in Palm Beach's continued transformation from a laid-back beachside suburb into one of the Gold Coast's most sought-after residential markets. Residents at Corallo will be within walking distance of Palm Beach's surf beaches, the recreational amenity of Tallebudgera Creek, and the increasingly popular collection of cafes, restaurants and boutique retailers along the suburb's central dining precinct.

<h2>Corner House, Stones Corner</h2>

<h2>Priced from: $880,000</h2>

One of only two Brisbane apartment developments to make the list with prices under $1 million is DeMartini Fletcher's Corner House development in Stones Corner.

One-bedroom apartments start from $880,000 within the 88-apartment development, providing investors with exposure to one of Brisbane's most established inner-south locations.

[smartcode_project:default project_id=149098 project_image_fid=330594]

Stones Corner has long been supported by strong tenant demand due to its proximity to major employment and education destinations. The suburb sits less than five kilometres from Brisbane's CBD and is within easy reach of the Princess Alexandra Hospital, Greenslopes Private Hospital, Queensland Children's Hospital and several university campuses.

The project's location within a walkable urban village environment, surrounded by retail, dining and public transport infrastructure, continues to attract both professionals and healthcare workers seeking accommodation close to work.

Parkdrive Apartments, Chermside

Priced from: $749,000

The most affordable apartments across Brisbane's new and off the plan market are in Chermside where developer AusDev is selling one-bedroom apartments from $749,000, and two-beds from $929,000, at its recently launched Parkdrive development.

The development is strategically positioned in one of Brisbane's largest employment and retail precincts, placing residents within easy walking distance of Westfield Chermside, The Prince Charles Hospital, St Vincent's Private Hospital Northside and the suburb's major bus interchange.

[smartcode_project:default project_id=152125 project_image_fid=363782]

Already under construction and scheduled for completion in early 2028, Parkdrive benefits from Chermside's ongoing evolution into Brisbane's northern metropolitan centre. The suburb continues to attract significant public and private investment, supporting population growth and underpinning long-term rental demand.

For investors focused on yield and tenant depth, the combination of healthcare, retail and transport infrastructure within close proximity provides a strong foundation for occupancy and rental performance.

Investors to turn to new apartments after Federal Government changes spark hunt for Queensland's best $1 million apartments

A mix of Gold Coast locals, fly-in, fly-out purchasers from Sydney and Melbourne, and Brisbane-based families has driven early sales success at Broadbeach's newest apartment tower, Lumara.

The 26-level project, a joint venture between builder-developer 5Point Projects and Bourke Projects, comprises just 37 luxury residences and is attracting a buyer profile that is looking for exclusivity, above the most amenity-rich suburb on the Gold Coast.

[smartcode_project:default project_id=150454 project_image_fid=364156]

Jamie Bourke, Director of Bourke Projects, says every buyer secured so far intends to use Lumara as a lock-up-and-leave residence, combining holiday use with the ability to work remotely when required.

“The size of the apartments, both half- and full-floor options, and the different zones within the floorplans, lends itself perfectly to dedicated home office setups and multi-generational family holidays,” Bourke says.

That flexibility has become a key drawcard for affluent buyers seeking a second residence on the Gold Coast without sacrificing the ability to conduct business away from their primary home base.

The absence of holiday letting within the building has also resonated strongly with purchasers.

“This type of buyer doesn't need to generate holiday rental income,” Bourke says. “They're paying for exclusivity, privacy and certainty around who their neighbours are.”

[smartcode_project:default project_id=150454 project_image_fid=366491]

The strong demand comes amid broader shifts in the high-end apartment market following the Federal Budget announcements in May.

“We were already seeing strong enquiry from high-net-worth buyers, but that has only accelerated since the policy changes,” Bourke says.

“A lot of those buyers are looking to place more capital into premium lifestyle assets rather than investment-grade stock that has been targeted by the Federal Government.”

[smartcode_project:default project_id=150454 project_image_fid=366486]

Designed by Cottee Parker, Lumara adopts a slender, sculpted form with an emphasis on natural materials suited to its beachfront setting. The architectural approach draws on coastal influences, with a palette of stone, timber and concrete selected for durability and the ability to weather over time.

Apartments are limited to three and four-bedroom configurations, with a maximum of two residences per floor through the mid-levels and a selection of full-floor and dual-level homes in the upper levels. All apartments are oriented to the north to maximise natural light, cross-ventilation and views across the ocean, city skyline and hinterland.

A two-level amenity offering is positioned high within the building on levels 20 and 21, conceived as a sky wellness retreat. Facilities include a magnesium pool, spa, sauna and steam rooms, alongside more social spaces such as a private dining room, resident lounge, workspaces and outdoor barbecue areas integrated with landscaped greenery.

The uppermost levels are reserved for larger-format residences, including several full-floor homes and a dual-level penthouse with its own private wellness features and recreational spaces.

&nbsp;

To give buyers confidence, 5Point and Bourke commenced construction ahead of the apartments launching to the market, a sure-fire way to prove they mean business, and the building will be delivered. They are targeting a 2028 completion date.

[smartcode_project_cta:default project_id=150454]

Locals, interstate holiday makers, drive early sales at Lumara, Broadbeach's newest luxury apartment tower

Often when it comes to purchasing property, the biggest barrier to entry is the deposit. Buyers of established homes typically aim for a 20 per cent deposit to avoid the added cost of Lenders Mortgage Insurance, while most property transactions require around a 10 per cent deposit when contracts are exchanged.

The off-the-plan market works differently, with buyers typically paying a deposit during construction and settling the balance upon completion. As completion approaches at <a href="https://www.apartments.com.au/new-apartments/fabbrica-fitzroy-369-gore-street-fitzroy-vic-3065">Fabbrica Fitzroy</a>, developer <a href="https://www.apartments.com.au/developers/pace-development-group">Pace</a> is making it easier for buyers to secure a residence through a deposit-matching incentive. Purchasers need only contribute a five per cent deposit*, with Pace matching the remaining five per cent.

The offer comes as Pace unveils a completed display apartment and townhouse, now available for inspection by appointment ahead of the project's Spring completion.

[smartcode_project:default project_id=139552 project_image_fid=371009]

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/winwood-mckenzie-architecture">Winwood Mckenzie</a> and landscaping by <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a>, Fabbrica draws on Fitzroy’s industrial and manufacturing history, incorporating references to the former Argyle Shirt Factory and Life Savers Confectionery Company that once occupied the site.

The development comprises 85 residences, spanning low-maintenance apartments through to larger-format townhouses with private street access and double lock-up garages, a relatively uncommon offering in Fitzroy’s higher-density apartment market.

Pace says the project has been designed to appeal to buyers seeking inner-city convenience without sacrificing space, flexibility, or amenity.

[smartcode_project:default project_id=139552 project_image_fid=371016]

Inside the residences, Winwood Mckenzie has focused on adaptable layouts and integrated detailing, with features including custom joinery, and concealed storage solutions. The material palette leans into warm, tactile finishes intended to complement the building’s industrial architectural language.

Fabbrica’s rooftop amenity is a key part of the project offering. Spanning around 800 sqm, the communal rooftop includes a private dining room, communal kitchen, lounge spaces, work-from-home zones, and outdoor dining areas overlooking the Melbourne CBD skyline.

[smartcode_project:default project_id=139552 project_image_fid=371017]

Landscape architecture studio Acre has introduced a layered rooftop garden designed to soften the urban setting while creating a more communal environment for residents.

The Fitzroy location also positions residents within walking distance of Brunswick Street, Smith Street, parks, cafés, galleries, and public transport, while remaining only minutes from Melbourne’s CBD. The project has an enviable Walk Score of 96.

[smartcode_project:default project_id=139552 project_image_fid=371025]

Pace, which is also delivering the project as builder, has developed more than 100 projects across Melbourne over the past three decades. The vertically integrated approach has become increasingly common among developers seeking greater control over construction delivery amid broader market pressures affecting the apartment sector.

The strikingly contemporary Gore Street development is now around 70 per cent complete, with purchasers expected to move into their new homes in Spring 2026. A limited number of residences remain available under the current deposit match offer.

*Conditions apply in relation to the deposit match offer.

[smartcode_project_cta:default project_id=139552]

Pace offers five per cent deposit match at Fabbrica Fitzroy ahead of Spring completion

Sydney developer Hyecorp's roots on the Lower North Shore stretch back three generations, and that deep understanding of the market continues to shape where and how it develops today.

From high-rise towers to boutique apartment projects, the family-run developer has built its reputation by focusing on a part of Sydney it knows intimately. Founded by Michael Abolakian in the early 1990s, Hyecorp is now led by his sons Stephen, Troy and Patrick.

Stephen Abolakian, joint managing director alongside Troy, has spent more than two decades in the business, overseeing development, planning, finance, marketing and sales.

Abolakian says the developer's disciplined focus on where it chooses to operate has been, and continues to be, one of Hyecorp's greatest strengths.

“We know the buyer profile exceptionally well,” Abolakian says.

“The demographics between places like Willoughby, Chatswood, St Leonards and Roseville are very similar. There are nuances between suburbs and projects, but culturally and from a buyer perspective, there’s a strong overlap.”

That buyer has historically been overwhelmingly owner-occupier driven.

Unlike many Sydney apartment developers that have traditionally relied heavily on investor demand, Hyecorp’s projects have typically attracted downsizers, upsizers, rightsizers and family owner-occupiers seeking long-term homes rather than short-term investments.

“Historically, investors have been a much smaller portion of our demand profile,” Abolakian says.

“We design for owner-occupiers. We don’t design for yield, we design for comfort, amenity, family living and long-term usability.”

That philosophy extends well beyond apartment layouts.

From landscaping and communal gardens to shared amenities and circulation spaces, Hyecorp’s developments are designed around how people actually live, something Abolakian believes has become increasingly important in Sydney’s apartment market.

“There was probably a period where having an approved project in market was enough,” he says.

“There wasn’t as much competition and if you built it, buyers would come. That’s no longer the case.”

“There’s more supply in the pipeline now, particularly with TOD precincts and low and mid-rise reforms opening up opportunities across Sydney. Buyers have more choice, so if you get the product wrong, they’ll simply go elsewhere.”

[smartcode_project:default project_id=110379 project_image_fid=311393]

The shift has forced developers to become more sophisticated in how they approach apartment design, particularly as owner-occupier expectations continue to rise.

For Hyecorp, that means thinking beyond who the buyer is today and designing for who they may become in five or 10 years' time.

“People buying now often aren’t moving in for several years,” Abolakian says.

“You might have a young couple buying today, but by the time they move in they may have children, older children, or changing lifestyle needs. You’ve got to think about how families evolve.”

That thinking also shapes Hyecorp’s approach to amenity, which positions wellness at the forefront.

[smartcode_project:default project_id=149594 project_image_fid=362634]

While resort-style facilities have become increasingly common marketing tools across Sydney apartment developments, Abolakian says the challenge is ensuring amenities are genuinely usable and appropriate for the scale of the project.

“If amenities are done right, they can materially improve the living experience,” he says, adding however that if you&nbsp;overdo it or get it wrong, you can end up with facilities nobody uses that simply create ongoing strata costs.”

That balance is something Hyecorp is aiming to strike with projects like Roseville Avenue, one of the group's upcoming Lower North Shore developments, which Abolakian describes as bringing a resort-style living experience into a metropolitan setting.

“It’s about creating something that feels special without being excessive,” he says.

“Good gardens, quality apartments, thoughtful amenity. Creating that resort feeling in a metro location.”

<img alt="Hyecorp" data-entity-type="file" data-entity-uuid="13c4c0f3-b1b7-44cf-9344-0b3d1d07797a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-02%20at%2012.14.57%E2%80%AFPM.png?VersionId=9OLWjyj2bYkDV35F78WJnyMSPfc2bJ2z" />

The focus on owner-occupier product comes as Sydney’s apartment market continues to navigate a difficult development environment.&nbsp;For Hyecorp, maintaining an in-house operating model across construction, sales, marketing and development management has become increasingly important in navigating that environment.

“We’ve always believed in keeping a lot of the process in-house,” Abolakian says.

“It creates efficiencies, but it also creates quality control. You can make faster decisions and ensure the end product stays aligned with the original vision.”

Despite the challenges, Abolakian believes demand for quality owner-occupier apartments across Sydney remains strong beneath the surface, particularly across established Lower North Shore suburbs where downsizers continue to seek new housing options close to existing communities.

“There are definitely people waiting,” he says.

“Once some of the broader uncertainty settles, whether that’s the global environment or some of the local economic noise, I think the right projects will perform very strongly.”

Hyecorp currently has three residential developments on the market across Sydney’s Lower North Shore.&nbsp;Audrey, St Leonards, positioned opposite Newlands Park, is nearing completion and preparing to welcome its first residents, with the project now almost sold out.

Hyecorp has also recently launched&nbsp;<a href="https://www.apartments.com.au/new-apartments/celine-chatswood-37-archer-street-chatswood-nsw-2067">Celine Chatswood</a>, an architectural tower, while continuing to deliver&nbsp;<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet Roseville</a>, a more boutique scale of development with just 34 apartments.

Staff reporter

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