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Global charity organisations have traded a Caulfield South corner site, which will become the new headquarters of the Royal Antediluvian Order of Buffaloes (RAOB).
Following the RAOB's recent sale of their Melbourne CBD premises.
Fitzroys agents Chris Kombi and Mark Talbot negotiated the $1.6 million sale of the vacant former bank building at 790 Glen Huntly Road on behalf of The Daughters of Charity of St Vincent de Paul.
Kombi said interest came mainly from investors, owner occupiers and value adders for the Commercial 1-zoned site of 347sqm.
Situated on the corner of Hawthorn Road the property has a combined frontage of more than 40 metres.
“The Buffs”, as they are referred to by members, had been headquartered at the century-old 22 Sutherland Street building in the city since 1954.
The RAOB was established in the United Kingdom in 1822.
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The Australian order was established early in the 20th Century and the Club has donated money to charities including Make A Wish Foundation, National Breast Cancer Foundation, the Heart Foundation and Aussie Helpers.
Kombi said that the property suited the Club’s desire to relocate to the inner south-east suburbans, while its accessibility was also a drawcard.
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Buffaloes charge to landmark Caulfield site for new HQ

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Shopping Centre Managers have been reporting refurbishments are the key to retail success in a competitive market, according to the latest JLL Retail Survey.
The survey shows food operators continue to drive tenant enquiry as well as centre managers continued optimism about factors within their control – refurbishments and tenant remix. However more negative about external factors like fuel prices
JLL’s 19th Retail Centre Managers’ Survey was undertaken in August across 88 JLL-managed retail shopping centres nationally. The majority of centres were neighbourhood and sub-regional centres.
JLL’s Head of Property &amp; Asset Management – Australia, Richard Fennell said, “The Survey showed that 42% of JLL Centre Managers made a positive comment about the recent performance of their centres in relation to an improvement in sales trends, tenant sentiment, foot traffic and/or leasing enquiry."
“JLL Centre Managers continued to view ‘expected changes to tenancy profile’ as having the most positive impact on the MAT outlook or their centres. More than half of survey respondents (61%) stated that it would drive sales growth over the next 12 months, up from 55% in the previous survey in February this year,” noted Mr Fennell.
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When asked what factors were impacting turnover performance, the survey found the strongest positive factors were ‘expected changes in tenancy profile’ (with a net balance of 54%), ‘growth expectations within trade area’ (30%) and ‘planned refurbishment activity’ at 17%
The top three negative factors impacting on turnover have remained consistent with previous surveys. Fuel prices (with a net balance of -26%), competition from other centres (-25%) and online retailing (-20%) remain the top concerns as they have over the past year.
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Refurbishment of shopping centres is leading to trading success: JLL

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Melbourne's likely last significant CBD offering of 2018 is a one of Queen Street’s trophy buildings.
Colliers International’s Oliver Hay, Daniel Wolman and David Sia have been appointed to manage the on-site auction campaign for 438 Queen Street.
Set on 1,440 sqm the property is expected to sell for more than $7 million.
The property is being sold by David Tweed, a controversial stocks predator who gained notoriety more than a decade ago through his practice of making unsolicited off-market offers to unsophisticated investors to acquire their securities at prices well below market value.
“With so few freestanding assets hitting the Melbourne CBD market, we’re expecting developers, investors and owner-occupiers to all be after a piece of the city’s history,” Mr Hay said. 
The corner property located in the heart of Melbourne’s Queen Victoria Market Precinct and Elizabeth Street 24-hour Precinct has triple street frontage spanning 69 m and is zoned for Capital City 1.
“These characteristics present scope for the building to be used as a powerhouse office headquarters, hospitality or student accommodation/hotel,” Mr Hay said. 
The property is for sale by auction on 13 December.
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Melbourne's last 2018 CBD offering of 2018 is a historic Queen Street building

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One of the Haymarket precinct’s last freestanding buildings is coming to market in North Melbourne.
Located at 87-89 Flemington Road, North Melbourne the two-level building sits on 510 sqm of land and is squeezed between 4 12-storey apartment buildings.
The building, opposite the University of Melbourne and the Royal Melbourne Hospital is being offered for sale with an approved permit for a 12-level residential development. 
Colliers International’s David Sia, Oliver Hay, Hamish Burgess and Dave Walker have been appointed to handle the transaction.   
The vendor of the property, Topsun Development, originally purchased the property as a premium residential development opportunity.
Situated metres from the upcoming $11 billion Metro Rail Project and the subsequent Parkville Train Station the property is set to benefit. 
Expressions of interest for 87-89 Flemington Road, North Melbourne close December 5.
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Topsun seek to offload one of Haymarket precinct’s last freestanding buildings 

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A local investor has acquired the home of bar and eatery Madras Bros. on Smith Street in Fitzroy.
Fitzroys agents Terence Yeh, Lewis Waddell and Chris Kombi sold 129 Smith Street under the hammer for $2,010,000 at a 3.5% yield on behalf of a private investor.
The retail property was offered for the first time in 35 years.
Set on a 207 sqm site the two-storey building is leased to Madras Bros on a 5 x 3 year deal over the ground floor restaurant and first floor apartment.
“The high levels of enquiry during the campaign and competition between multiple bidders at auction demonstrated the ongoing demand to invest in one of Melbourne’s most tightly held retail strips, within walking distance from the CBD,” Yeh said.
It follows Fitzroys’ sale earlier this year of 86 Smith Street, home of hospitality identity Shane Delia’s Biggie Smalls eatery for $3.58 million, at a similar  yield of 3.51%.
Chris Kombi said, “the local population continues to surge with the completion of a number of medium and high density developments nearby and others in various stages of planning and construction."
The property is within a short distance of public transport links and arterial roadways. 
 
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Fitzroy's bar and eatery sold for the first time in 35 years

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Two older manufacturing facilities positioned in the Campsie Industrial precinct have sold at auction for $4.025 million.
Knight Frank held the listing for 16-18 Harp Street, Campsie located 12.9 km from the Sydney CBD. 
Set on 2,755 sqm of IN2 zoned land, positioned in the tightly held Campsie Industrial precinct and 
The listing said that this asset is well suited for a "wide variety of occupiers or investors seeking a significant value-ad opportunity."
Both warehouses are functional with clearances up to 9.5m.
Warehouse A is 441.9 sqm and Warehouse B 898.35 sqm plus an additional mezzanine.
Both warehouses are currently tenanted on monthly holdover.
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Two Campsie manufacturing facilities sold for over $4 million

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A Bondi retail asset located in one of the suburbs strongest retail position, Hall Street, was passed in at $7.5 million.
It came with price expectations of more than $10 million when it was first scheduled for auction on August 30.
The mixed use holding, 62 Hall Street, Bondi Beach is located opposite Toga’s Boheme development, and adjacent to popular Hall Street retailers including Da Orazio Pizza and Porchetta, Gelato Messina plus the Adina Hotel and Harris Farm.
Set on a 223 sqm block the property features the property contains a ground floor pharmacy and six apartments.
The net income of the property is $322,978 per annum.
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Bondi Beach retail asset passed in at auction

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Blue chip Armadale just pipped Toorak to take the Melbourne's priciest weekend auction result, with the best of working class Maribyrnong in a surprise third place.
<a id="LPlnk224353" class="x_OWAAutoLink" href="https://www.realestateview.com.au/real-estate/19-adelaide-street-armadale-vic/property-details-sold-residential-12205305/" target="_blank" data-auth="NotApplicable">The Adelaide Street, Armadale result</a> was $5,678,500 with three bidders competing for the signature Wayne Gillespie designed home set within Paul Bangay designed gardens with pool.
The three bedroom home on 759 sqm (above) last traded at $485,000 in 1993.
There was a $5.62 million sale in neighbouring Toorak with just the two bidders for <a id="LPlnk857417" class="x_OWAAutoLink" href="https://www.realestateview.com.au/real-estate/7-torresdale-court-toorak-vic/property-details-buy-residential-12206715/" target="_blank" data-auth="NotApplicable">7 Torresdale Court</a> (below) which was listed with $4.8 million to $5.2 million price guidance.
It was announced on the market at $5.4 million. 
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Maribyrnong had the third highest weekend result across Melbourne when Grandview, a riverfront reserve home (below) fetched $4.14 million.
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The price guidance for the four bedroom house on 1890 sqm at 96 The Esplanade Maribyrnong had been $3.6 million to $3.95 million.
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The ANZ-backed REALas price tipping website was well off the pace with <a id="LPlnk566630" class="x_OWAAutoLink" href="https://realas.com/property/96-THE-ESPLANADE-MARIBYRNONG-VIC-3032-11619691" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">their forecast $3.66 million advisory.</a>
The strip's previous highest recorded result was $3.4 million last year.
The highest house sale across the capital cities at weekend auctions was in Drummoyne in Sydney for $5.8 million.
<a id="LPlnk292473" class="x_OWAAutoLink" href="https://www.realestateview.com.au/real-estate/53-dening-street-drummoyne-nsw/property-details-buy-residential-12187335/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">The 53 Dening Street home</a> (below), was reported by The Sunday Telegraph to have sold for $650,000 above reserve, after three local Chinese families competed.
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The vendors had bought the battle-axe 771 sqm property for $1.45 million in 2004 before construction of its Richard Archer-designed home which cost $1.5 million to build.
Across Australian capital cities, there were 2,689 homes taken to auction over the past week, much lower than the same time last year when 3,438 auctions were held across the combined capital cities.
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Preliminary results show a national clearance rate of 46.9 per cent this week. 
One year ago, a clearance rate of 61.1 per cent was recorded, Corelogic noted.
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"As final results are collected we will likely see the clearance rate revise down below 45 per cent for the fourth consecutive week," CoreLogic auction analyst Kevin Brogan said.
Melbourne was host to 1,137 auctions with a preliminary clearance rate of 44 per cent, up from last week when the final clearance rate dropped to 41.3 per cent across 1,401 auctions. 
On the same weekend last year, the Melbourne auction clearance rate was 65.5 per cent from 1,736 auctions.
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Preston topped the list as the busiest suburb across the nation with 18 homes scheduled for auction, followed by Northcote (17) and Epping (16).
<a id="LPlnk654086" class="x_OWAAutoLink" href="https://www.realestateview.com.au/sales-and-auction-results/victoria/p/preston-vic-3072/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">Preston results</a> ranged between $572,000 for a two bedroom High Street apartment and $1.2 million for a four bedroom house. 
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There were 1,021 auctions held in Sydney this week making it the fifth busiest week of 2018 for the city with preliminary results showing a 52.4 per cent clearance rate, up from 42.8 percent across 875 auctions last week. 
"It’s possible that when the final results are released the clearance rate may just hold above 45 per cent, after falling below that for four of the past five weeks," Brogan advised.
Across the smaller auction markets, Adelaide was the top performer at 52.4 percent.
Adelaide's 82 results included the nation's cheapest sale.
It was a three bedroom decease estate at <a id="LPlnk364807" class="x_OWAAutoLink" href="https://www.realestate.com.au/sold/property-house-sa-smithfield-129826322" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">34 Anderson Walk, Smithfield</a> that fetched $166,000.
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Maribyrnong takes third place in Melbourne auction results

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Premier Gladys Berejiklian has announced plans to work on a long-term vision for the historic Macquarie Street East Precinct on the eastern fringe of the CBD.
Former Prime Minister Paul Keating will join forces with the Chief Commissioner of the Greater Sydney Commission, and former Lord Mayor of Sydney, Lucy Turnbull to work on the landmark project.
The review will look at ways to improve the amenity and public usage of one of Sydney’s most historic precincts, which includes Hyde Park Barracks, State Library, Sydney Hospital and NSW Parliament.
Premier Gladys Berejiklian and Treasurer Dominic Perrottet today announced two of NSW’s most prominent Sydneysiders will work together to develop a long-term vision for the historic Macquarie Street East Precinct on the eastern fringe of the CBD.
“I am delighted two of the most passionate advocates for Sydney have agreed to work together on ways to enhance what is already one of the jewels in this city’s glittering crown,” Ms Berejiklian said.
“Our aim is to make this area, with its historic buildings and beautiful gardens, an even more vibrant place for locals and tourists to enjoy.”
Mr Perrottet said Mr Keating and Mrs Turnbull were both strong advocates for Sydney, with a keen desire to improve the city and make it more welcoming and accessible for everybody.
“The Macquarie Street East Precinct is home to some of Sydney’s most important public buildings and iconic open spaces,” Mr Perrottet said.
“With two such passionate people working together on this project I am sure we will be able to make the area even better, unlock potential for new ways to connect the precinct to the rest of the CBD, and improve the public’s experience and usage.”
Mr Keating and Mrs Turnbull both welcomed the opportunity to provide ideas and direction for the Macquarie Street East Precinct.
“This precinct is of central importance to the city and there is scope for rationalisation in the further dedication of public space,” Mr Keating said.
Mrs Turnbull said as Sydney continued to grow it was important to ensure the use of open space evolved and adapted.
“I feel very privileged to be given the opportunity to help create a long term vision for a precinct that encapsulates so much history, beauty and cultural relevance dating back tens of thousands of years,” Mrs Turnbull said. 
“It has long deserved better connections and access, so that more Sydneysiders and visitors can enjoy this precious precinct.”
An initial report from Mr Keating and Mrs Turnbull is expected to be completed by mid-2019.
 
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Keating and Turnbull unite to work on Macquarie Street East precinct vision

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The ASX-listed real estate agency McGrath has commenced an expansionary push into rent rolls to underpin its desired recovery in the current downturn.
Its chief executive Geoff Lucas said the company had acquired two rent rolls. McGrath last reported almost 7,500 properties under management.
It has been reported that they were being bought "under market value."
Lucas indicated many agencies were trying to offload rent rolls as they focused their attention on securing sales during the downturn.
"Increasingly we are seeing real estate business owners seeking to return to a role of real estate sales agent without the attendant issues of running a business in a difficult environment," he said at the meeting.
"As a result an increasing number of rent rolls with sales businesses attached are beginning to come to market."
Lucas reportedly said McGrath had purchased the latest two new small rent rolls at below market valuation, although he declined to comment on the price paid or the number of extra rental agreements secured.
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"With currently $16 million in cash and one of Australia’s largest rent rolls that would typically be valued at between $45 and $55 million and zero debt, we’re well placed to make prudent and strategic acquisitions," he said.
Trading at 31 cents, the company market capitalisation is $54 million.
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Fund manager shareholder East 72's representative Andrew Brown challenged the rent roll acquisitions, according to The Australian Financial Review.
"The performance [of the rent roll] is pretty disappointing ... the average return has gone down as well. Why are we acquiring more? What is the competitive advantage in managing rent rolls?"
New chairman Peter Lewis admitted the year was not "stellar" in sales or property management but said both those businesses were now stabilised.
It was time to achieve economies of scale, Lewis said.
Mr Lucas attributed the weakness of its rent roll previously to the falling number of agents over the years, which crimped referrals from landlords and the natural attrition of agreement expiration, both of which were no longer posing problems.
In McGrath's 2015 listing prospectus, the rent roll held by company-owned agencies made up 11 per cent of pre-tax and interest profits (EBITDA), while sales commissions from company-owned agencies were 71 per cent of the firm's profits.
In 2012 McGrath had 5500 rent roll properties.
Industry estate agents collect about five per cent of rents as their fee for managing properties, which is typically the licensee's most stable source of income.
Critics of the McGrath prospectus indicated the true value of a real estate agency was in the rent roll, not sales listings nor office fixtures or fittings. 
At the time of the float the value of rent rolls reflected ratios from $3.00 to $4.00 on a dollar income per annum, having jumped from $2.75 over the prior two years. 
There are variations as rent rolls in Queensland are more likely $2.20 to $2.80.
John McGrath, the founder of the company, told the meeting he was back helping with the listing of homes.
He has especially sought to assist agents struggling to get prestige listings from the eastern suburbs office.
He remains engaged with agent training too.
"My mandate now is to grow the marketing areas of the business, that's where I add the most value," he said.
"It wasn't always that way but I am enjoying it again ... I am starting to enjoy the feel of the business again."
McGrath told Friday's annual general meeting the worst of the housing downturn had passed.
McGrath said that prices would fall only a few percentage points further, 2 to 3 per cent.
The company endured a horror year in which it fell to a $63 million loss.
“Despite the fact that it’s been annus horribilis for us, no doubt, we are seeing a light at the end of the tunnel,” he said.
McGrath, who has been through five cycles in his 35-year career, said the market was one year into a correction period that would run for about two years.
“I think we’re getting towards the bottom of the market,” he said.
“It may get a little bit worse before it gets better but I think that most of the price correction has been seen already … you might see 2-3 per cent more in Sydney come off,” he said.
 
 
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Rent roll expansion to underpin McGrath's desired recovery amid downturn 

<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."

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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.

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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.

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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.

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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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