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Bids for the three bedroom house at 36 Mills Street, Glen Iris, had not even been called when buyers' advocate Cameron Deal strode to the front of the crowd.
“$1.1 million,” he declared in a lou­­d voice.
Everyone stopped and turned to see this bold newcomer.
Auctioneer Steve Abbott, of eastern suburbs agency Jellis Craig, was taken aback.
''Hang on, sir, I haven't even started the bidding yet,'' he said, slightly miffed but happy that the ball was at least rolling. Too often an auctioneer is left hanging while bidders, reluctant to show their hand, stall at the starting barrier.
''$1.1 million,'' came the retort. That's a bid.''
The 1971 house (pictured below) was certainly worth more than that, especially in this accelerating selling environment, and the Infolio chief buyers' advocate knew it. But strategy is all important, too, and often a strong opening bid by a confident buyer - who looks like he'll go the distance – can throw other bidders into disarray.
{yoogallery src=[images/stories/2013/10/29/glen]}
Sadly for Deal's client, however, the bidding began again, continuing in small amounts up until the selling price of $1,272,500 to Chinese buyers. The vendors must have been ecstatic as the reserve was $1,100,000.
''It was a good tactic; fair and reasonable in the circumstances and it nearly had the desired result,'' Abbott said later. ''It took me a lot of cajoling to get the party started after that. Obviously his client didn't have the money and that strategy occasionally pays off in those cases.''
Strategy, tactics, inside knowledge: they are the buzzwords now as Melbourne's auction frenzy runs its course. Last weekend 1,450 properties went under the hammer in Melbourne making it the biggest auction day ever. It was called Super Saturday, with good reason. The Real Estate Institute of Victoria said more than $1.2 billion in property changed hands.
The strong clearance rate of 77% makes it clear that every edge, every advantage, is needed to ensure a winning bid.
Buyers' agents aim to give their clients that edge by searching for suitable properties in a certain price range, giving expert advice – especially taking emotion out of a decision to purchase - and, importantly, ensuring their client does not pay too much.
They enjoy a friendly, but often guarded repartee with selling agents, teasing out valuable information, looking for a snippet of information here, a dropped clue there. Anything that could earn them a sale.
Last Saturday, Property Observer spent the day with advocate Jake Milne, who works with Deal at Infolio, on a tour of auctions and open for inspections in Prahran, East St Kilda, Glen Iris and South Kingsville. It was a normal weekend for him as he researched what was on offer for his clients, supported colleagues bidding for theirs, and, later, bidding for his own client.
<img src="/images/stories/2013/10/29/jake-milne-oct-29.jpg" width="470" height="430" alt="jake-milne-oct-29">
Photo: Infolio's Jake Milne
''Port Melbourne, Prahran, St Kilda, Elwood, Middle and Albert Park and Williamstown are favourite locations for the former events manager, 30, who became an advocate with Infolio two years ago. ''I bought my first property at 25 and love the industry and the whole buying process,'' he admitted. ''Those suburbs have a community feel, some tourism, shops, dining and the water which are all good selling points.''
Here, rentals of one bedroom apartments can earn a 4% yield and two bedrooms 3.8%. First or second level apartments are especially popular with single females – in fact, he said Elwood is the second most popular suburb for this cohort in Melbourne.
Infolio property advisors operate on a fee for service basis and not a commission based structure. Fees start from a negotiation only $1,650 to research the market and negotiate prior or bid on a client’s behalf (whether successful or not); from $9,800 for a full service arrangement for investors or from $12,200 for a full service arrangement for home buyers.
The advisers assist clients with budgets of $400,000 up to $5 million.
Next page: First stop on Super Saturday
 
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First stop was 1/123 Chomley Street, Prahran (pictured below), a renovated two bedroom apartment that, in real estate parlance, ''ticks all the boxes''. Being sold through Marshall White the 1970s brick veneer is big – at 70 square metres – and well located near High Street. It has a sunny courtyard, car port, large rooms, timber floors and built in robes.
{yoogallery src=[images/stories/2013/10/29/pra]}
Surveying the crowd – where several buyers' advocates were preparing themselves for battle, Infolio's Nick Morrison said: ''I think we may be in trouble here. A few of the advocates have a reputation for paying too much and we won't be getting into a bidding war.'' That's certainly not his strategy. ''We usually open strongly but there's no point doing that here. We'll be sitting back and coming in later. I've got a firm price in my head.''
Morrison's full service client is an international investor with whom he spent the week with inspecting six properties. The client asked him to bid on this one but the strong buyer interest, and the number of rival advocates, warns him his chances of success at her price limit are slim.
He was right. A starting bid of $620,000 was quickly overtaken as bidding reached the $650,000 reserve in minutes. ''We are now selling,'' said auctioneer Michael Derham which seemed to switch on the tap as 11 new bids flooded in. Morrison chimed in with an offer of $687,000 but this was topped by $688,000 and the final bid of $690,000 by first time buyer Belinda Arena.
Derham said later that the reserve had been the same as the opening bid - $620,000. ''I didn't announce (that we were 'on the market') until we got to $640,000 as bidding was going along so strongly. The vendor was very pleased that he got $70,000 over.''
 <img src="/images/stories/2013/10/29/super-saturday-oct-29-one.jpg" width="470" height="366" alt="super-saturday-oct-29-one">
Photo: Michael Derham and winning bidder Belinda Arena at Chomley Street, Prahran
Morrison didn’t win but, unlike many buyers, he hadn't spent too much or – perhaps an advocate's greatest strength – been carried away in the heat of the contest. Emotion is a no-no.
Milne's next call was an auction at 2/29 Charnwood Road, St Kilda (pictured below) which he was assessing for a client. The one and a half bedroom apartment had been renovated and decorated with paintings and furniture designed to appeal to a professional couple. A courtyard added to the appeal of living in this historic locale but the ground floor position was a minor drawback.
{yoogallery src=[images/stories/2013/10/29/st]}
''This is a good entry level apartment and we are quoting low fours although it may go over $500,000. The market will see a lot of value here as there's nothing to do and it's got all the internal features.
''Also, this is a good block (eight apartments) and there have been a lot of good sellers around here – and this is a sellers' market. The sub-$500,000 levels are really competitive right now and this is exactly what young people want even though it's not even a genuine two bedroom apartment.
''It's a good time to sell; the market is going nuts.''
<img src="/images/stories/2013/10/29/super-saturday-oct-29-two.jpg" width="470" height="317" alt="super-saturday-oct-29-two">
Hocking Stuart auctioneer Rob Harvey (pictured above centre) set a cracking pace before knocking down the apartment for $495,000 to buyers' advocate Janet Spencer, of Buyer Solutions, Kew. Spencer is no stranger to winning: she was recently named 'Buyers' Advocate of the Year' at an REIV awards night at Crown Casino before 1200 agents, principals and industry representatives.
 <img src="/images/stories/2013/10/29/super-saturday-oct-29-three.jpg" width="470" height="386" alt="super-saturday-oct-29-three">
Photo: Janet Spencer and her happy client at Charnwood Road, St Kilda
Coincidentally, Infolio was nominated for the REIV Buyers’ Agent of the Year.
Next page: The Super Saturday action continues
 
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Off to our next open for inspection, Milne pondered what was driving up the Melbourne property market. ''Unemployment is going up, the Aussie dollar is at parity, business confidence is low and yet we have prices going up. That proves the enormous faith we have in the market.''
If he's not involved in a Saturday auction, Milne visits eight to 12 properties – mostly open for inspections – to see what's available and gauge the 'feel' of the marketplace. His expertise can save clients thousands, such as arranging building inspections which many potential buyers neglect. He tells of a client whom he convinced to have a clause inserted in the contract insisting that any chattels be in good working order.
''It's lucky we had that clause put in because, in settlement week, the buyer found the oven was faulty and the vendor had to get it fixed. This saved my client thousands because the oven was fixed for free and there was no time lost – read income - getting tenants.''
Off-market sales are another ''weapon'' in the advocates' armoury. ''I'd say one in three properties we buy are not even listed yet,'' Milne said. ''We chat to real estate agents all the time and find out what's coming onto market and when, which most buyers simply don't have the time – or the contacts - to do.''
When judging a property as a potential 'good buy', Milne said criteria for a one or two bedroom apartment included being over 50 square metres of internal space, with a less-than-18 apartment block not having a lift or a pool, being in a quiet street, having a carport, a laundry, some outdoor space and being close to transport. He reiterated that being on the first floor was especially relevant for security reasons.
3/11 Osborne Avenue, Glen Iris (pictured below) satisfied all this criteria, but Milne was not on the hunt, just doing some early research for a client. ''This is our bread and butter,'' he said.
{yoogallery src=[images/stories/2013/10/29/glen2]}
''It's in a street with lots of trees; has a great floor plan with large sunny rooms; has a balcony, bedrooms with built-in robes, and a separate toilet - although the bathroom needs a little work. There's storage space and heating and it would be easy to rent out – especially as it's near the tram and Harold Holt pool.
We could not stay for the auction and agent Alex Voronin, of Jellis Craig, would not disclose the selling price. However, the apartment is believed to have gone $40,000 over reserve. ''The vendor has asked me not to disclose the price but you can say it was a 'keenly contested auction with four bidders','' he said later.
Milne's main goal for the day was to buy 57 Paxton Street, South Kingsville (pictured below), for new client ‘Vanessa’. The outer suburban resident is keen to move closer to the city and this popular suburb is high on her hit list. She had paid $2750 for Milne's expertise and he's determined not to let her down.
{yoogallery src=[images/stories/2013/10/29/king]}
The new, four bedroom town house on 310 square metres had been ''built with love,'' Milne says, pointing out examples of quality and expertise. Further proof of confidence in the construction is that the builder-vendor lives next door.
Agent Tate Moore, of long-standing western suburbs agent Jas Stephens, confirmed a pre-auction estate of ''mid-800,000s'' but Milne, naturally, was hoping to pay less.
Bidding began but, without any opening offers, Tate threw in vendor bids of $800,000 and $810,000 to get things moving – they didn't. After inside talks with the vendor, he emerged to reopen the bidding and Milne seized his chance. However, his bids of $817,500, $821,000 and then $823,000 were matched by a rival until the property was passed in for $825,000.
Tate ushered the higher bidder inside for private negotiations, hoping to draw an offer closer to the reserve. He emerged, downcast, to announce that the vendor's reserve was $850,000 – about $20,000 more than Milne was prepared to pay – and that the property was still on the market.
''We could have kept on going but what would be the point,'' Milne confided to Vanessa afterwards, with the reserve price obviously well above her limit. ''We were in there with a chance and it's a tough pill to swallow but it does give us time to consider our next strategy. We'll just keep on looking.''
 
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Super Saturday: What it takes to win on Melbourne's busiest auction day ever

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"We’re in the coal business," Queensland Premier Campbell Newman famously quipped.

And now, to emphasise that point, his government is calling for tenders to explore for coal in the resource-rich Bowen Basin in central Queensland.

The minister for Natural Resources and Mines, Andrew Cripps, has announced the first ever non-cash tender for coal exploration at the Mining 2013 Convention in Brisbane.

"The seven areas of land being made available for coal exploration cover more than 1,292 square kilometres in the northern Bowen Basin," Cripps said.

"We understand that a vibrant exploration sector is critical to uncovering the mineral deposits and mines of the future, and non-cash tender processes offer the opportunity for junior explorers to make their mark."

The new framework for permits allows the government to assess and compare potential tenderers to ensure land goes to those best able to explore for potential resources.

Cripps said DNRM officers would assess applications for land based on the competitiveness of the ‘work programs’ submitted by explorers – without a requirement for cash bids.

He said the work programs would establish how and when an exploration company carries out its activities to ensure timely discovery of a prospective deposit. 

"Applicants will be assessed according to their proposed work program and the associated technical and financial capability to meet that work program."

Cripps said this tender process represented the first land release for competitive coal tendering since legislative changes allowed them to be allocated via tender as opposed to ‘over-the-counter’ applications.  

"It is crucial that the Queensland Government ensures the best stewardship of the state’s resources into the future," he said.

"Tenders of this type support the next wave of exploration discovery. They ensure that investment practices promote the long-term prosperity of Queensland and our resource industries."

Tender applications can be lodged up until Wednesday, March 5, 2014.

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First ever non-cash exploration tenders, as land released in coal rich Bowen Basin

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A shortage of properties on the Perth resale market is behind a gradual push in prices, especially in the $400,000-$550,000 segment, according to one expert. And this shortage is being exacerbated by many former renters taking the plunge and becoming first home buyers.  
Generous government grants, and the absence of stamp duty in certain price categories, is a huge drawcard for a group burnt by a spike in rents of up to 20% earlier in the year. Many have decided to abandon their leases and buy.  
Damian Collins, CEO and founder of Momentum Wealth, said the first home buyer group had rationalised that, with the government grant up from $7,000 to $10,000 for new homes and $3,000 for established – and not having to pay stamp duty of up to $17,000 on properties under $500,000 -- they might as well buy.  
He believes a balanced property market in the WA capital would have around 13,000 properties for sale – not the ‘’9000 on offer now’’. It’s been as high as 18,000 properties in 2010, he said.  
Citing the 600 clients on Momentum’s rent roll, Collins said the city’s vacancy rate had climbed to 3.5% as a result of tenants breaking their leases. A balanced vacancy rate is 3%, he said. The higher figure is putting downward pressure on rents which have dropped 3%-7% over the past 12 months.  
‘’It’s all cyclical,’’ he said. ‘’Yields for investors are 5% whereas they were 5.5% then. The outlook is still reasonably strong. I can’t foresee interest rates rising or any other factors impacting on prices.  
‘’Investors are becoming active and we have lots of clients who are finding it harder to find properties. Prices are gradually rising - but it’s certainly not booming.’’  
Collins said established properties in the northern corridor were most buoyant – even though they are 18-20km and 25-35km from the CBD. Padbury and Craigie, and Heathridge and Clarkson were all first home buyers’ suburbs in the 1980s but they are now being targeted by investors.  
‘’Perth is generally going well across the board. The busiest area is the $400,000 - $550,000 mark. The higher priced properties ($1m-plus) are not moving much in price but are at least transacting, which they weren’t 18 months ago.  
‘’Mining towns that ran up significantly during the boom are still suffering – these include Port Hedland and Karratha where prices and rents are down. Rents of $2000 per week were always unsustainable and those investors who purchased in those towns will likely suffer both rental and price declines.’’  
Jarrad Mahon, director at property manager Investors Edge, said the Perth market had tightened post federal election to 8893 listings. This is in line with July’s figures but below the September figure of 9200.  
Mahon is happy that listings are tightening, even though he usually gets lots of new stock in spring.  
The overall rental market has slowed down, he said, with average rents at $470 – down from $480 in April, May, June and July. There have been much bigger drops in some areas – from $20 to $100 a week - in the inner city which is more dependent on fly-in-fly-out workers whose numbers are dropping as a result of the downturn in mining, and a slower corporate sector.  
The middle ring suburbs are not so tied in to these workers and not so affected by their absence.  
Mahon agreed the more generous first home owners’ grant will result in more work for builders, especially in the outer suburbs. Also, builders will be able to pick up workers from the mines following the recent slowdown.  
A problem might be the extra time it now takes to clear land titles – up from one month to possibly two - meaning it will take longer for them to clear. This will put upward pressure on land prices, especially in the outer suburbs, he said.  
Mahon said he liked suburbs that have performed well since the last downturn, especially among the middle-ring suburbs 4km -10km from Perth. He said apartments in these suburbs were becoming popular as people move from villas into apartments where there’s less maintenance and gardening.  
Citing changes to the planning rules governing the building of multiple dwellings, Mahon said average mum-and-dad investors intending to build, say, the usual two apartments on the one block, were being priced out of a rising market. They could not compete with those with the resources to build the now allowed six-eight apartments who could afford to pay more for the same blocks.  
Mahon said popular suburbs were those in the ‘‘middle ring with cafe strips’’ such as Maylands, Bayswater, East Victoria Park, and Cloverdale on the airport side. Median prices for units here are $400,000-$500,000, and there’s a strong rental demand, too.  
‘’We are in a sellers’ market with property prices holding,’’ he said.
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Perth resale market tempered by first home buyers taking the plunge

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Eye-catching town houses on the site of the former Red Bluff hotel in Sandringham last night won the Bayside Built Environment Awards ‘Best of the Best 2013’.
Mayor Stephen Hartney hosted the eighth annual awards function attended by about 80 people at the Brighton Town Hall. He said the award acknowledges ‘’the most outstanding contribution to the Bayside built environment’’. The property also took out the award for best medium density housing.
Designer Angelo Pignalosa, of architects ROTHELOWMAN, collected his trophy saying he was ‘’proud to have my name associated with the building’’ at 170 Beach Road.
<img src="/images/stories/2013/10/24/bayside-oct-24-one.jpg" width="470" height="380" alt="bayside-oct-24-one">
Photo: Angelo Pignalosa before his award winning design. 
‘’There are lots of challenges for the architect – the main one being you want the building to come out as planned - and this one did,’’ he said.
The townhouses – 11 at the front with bay views and 24 behind – have three storeys of living, three bedrooms, rooftop terraces and basement car parks. Their facades vary in shape creating a wave-like appearance complementing the coastal location.
Judges Kim Dovey, Peter Boyle, Robert Caulfield, Heather Stewart, James Long and Matt Kelleher congratulated the team behind the project on its quality, design and streetscape presence. The judges said they were impressed by the way the medium-density project brought a “new form of living to one of Melbourne’s premier boulevards”.
Impressive as they are, the townhouses were almost upstaged by a striking – and non-conforming -timber house at 5 Retreat Road, Hampton.
{yoogallery src=[images/stories/2013/10/24/hampton]}
Photos courtesy of Grand Design Australia
The walls and roof are spotted gum, there’s paving all around and a pool in the backyard. Designed by Tim Jackson, of Jackson Clements Burrows Architects, it won Best New Residential Building and Most Creative Design.
<img src="/images/stories/2013/10/24/bayside-oct-24-two-2.jpg" width="470" height="384" alt="bayside-oct-24-two-2">
Photo: Tim Jackson with his awards
So appealing is this house in its quiet, suburban street, that it was featured in an episode of Grand Designs Australia (Foxtel's Lifestyle channel). Coincidentally, the presenter of the popular show, Peter Maddison, hosted the awards night.
The Brighton resident – also an award-winning architect - said the awards were ‘’a fabulous initiative that are good for the suburb and great for Melbourne’’. He said he loved ‘’the energy’’ of Bayside ‘’which inspires architects to do great works here’’.
<img src="/images/stories/2013/10/24/bayside-oct-24-three.jpg" width="470" height="360" alt="bayside-oct-24-three">
Photo: Brett Parsons, owner of 5 Retreat Road (left), with Peter Maddison. 
 Cr Hartney said this year’s entries were all of a high standard. “The awards intend to raise community awareness of design, landscape and heritage issues and publicly acknowledge architects and designers who have positively contributed to the city’s built environment, and this year was no different.
“170 Beach Road was the stand out for judges, but I congratulate all entrants this year on submitting their work – without it we wouldn’t be able to host this prestigious event.”
Other winners on the night were:
Best residential renovation or extension 148 New Street, Brighton, designed by Jenny Rizzo of Inarc Architects.
Best heritage renovation or restoration 73 Champion Street, Brighton, designed by Sherbrooke Design and Construction.
Best Ecologically Sustainable Design 24 Glencairn Avenue, Brighton East, designed by Ben Callery of Zen Architects.
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Bayside Built Environment Awards swept away with wave inspired town houses design

<html><body>NSW can begin the task of ‘’rebooting its planning regime’’ with legislation to govern the system introduced into the Lower House yesterday, the Property Council of Australia says. Despite having a fair way to go before becoming law, the introduction has pleased the NSW executive director, Glenn Byres. He said yesterday: "Chronic housing shortages, crippling red tape and high hurdles to investment are legacies of the current system - and it needs to be junked. "We desperately need a fresh start and the case for rebuilding confidence among investors, councils and the community is compelling.’’ Byres said a clear set of rules, applied objectively, with depoliticised development assessment, more e-planning and fewer planning policies, were all features of best-practice planning. "The new legislation won't please everyone,’’ he said. ‘’Demands and foot-stamping by local government saw the application of code assessment stripped back.’’ He said there had been other concessions to councils and self-appointed community groups ‘’who chose volume over valid argument in the public debate’’. "Industry also needs comfort that vigilance and discipline will apply to implementation and an acknowledgement that the reform task is continuous. "NSW is in an endless chase for capital, so embedding the new system quickly will help us secure the next wave of investment needed to sustain prosperity.’’ Byres said the property industry generated one-in-10 jobs in NSW and pays over $18 billion in salaries to workers and families across the state. Its members own, finance, manage and develop the nation's major commercial office, retail, industrial, hotel, retirement living and residential assets. "But the pending legislation - coupled with meaningful cultural reform and real accountability - can signal the start of a more contemporary system. "We hope all parliamentarians give a tick to better planning laws."</body></html>

New planning legislation enters NSW Parliament

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The latest Australian Property Institute Property Directions Survey has found the commercial property market in Brisbane has declined over the past 12 months and is currently at the bottom of the property cycle.  
In contrast, the Sydney and Melbourne commercial property markets saw little change in the 12 months to October.  
The six-monthly survey, by the API’s NSW branch, measures the sentiment and expectations of valuers, fund managers, property analysts and property financiers on a range of topics affecting the property industry.  
It found that, generally, commercial, industrial, retail and residential property markets in Sydney, Melbourne and Brisbane are progressing along the upswing of the property cycle and will do so over the next two years.  
Brisbane retail property is seen as having begun the upswing, and remaining at a similar stage next year and progressing further along in two year’s time. That city’s industrial and residential property sectors are also seen as having begun the upswing and advancing along it next year.  
However, 76% of respondents believe effective rentals will decline in the Brisbane CBD – a strong deviation from the previous survey in May. The Melbourne figure was 68%.  
A stronger performance is predicted over the next two year’s making industrial and residential the strongest performing of the four classes of property in Brisbane. The residential property markets are furthest along the upswing in Sydney and Melbourne.  
Tyrone Hodge, the API’s NSW president, said most respondents were confident the residential property market in the three cities would continue to surge ahead. “Respondents saw this improvement in the residential property market continuing in the next two years, while 70% believe that the changing Australian dollar will have a positive impact on foreign investment in Australian property.  
“Respondents believe commercial property markets in the three cities will improve slowly over time, but that Sydney will be the strongest performing market in the next two years,” Hodge said.  
Respondents indicated that, over the next 12 months, they expect market values for commercial properties in the Sydney CBD, Sydney suburban CBDs and Melbourne CBD to increase above CPI, but at a slower rate than predicted in the previous Australian Property Directions Survey.  
“The tough conditions are reflected in the greater incentives required and slowing market values and with rental increases at a slower pace indicated by survey respondents,” he said.  
A majority of respondents forecast at least moderate investment growth for both the Australian listed and unlisted property trusts and syndicates over the next 12 months but fewer respondents predicted strong growth than in the May survey. Overall, the expected growth for domestic trusts and syndicates to remain strong over the next 12 months.  
Most expect at least moderate investment growth in international listed and unlisted trusts and syndicates in the next 12 months.   For new leases, respondents were split on the forecast movement of effective rents over the next six months in Sydney. “56% of respondents believe that effective rents (which take incentives into account) will remain stable, while 44% of respondents believe they will decline,” Hodge said.  
All respondents saw leasing incentives as a feature of capital city rental markets.  
Across the Sydney and Melbourne CBDs and suburban CBDs, and the Brisbane CBD,
there is a trend towards increasing incentives. Most respondents reported leasing incentives of 20-29%, with leanings towards levels of more than 30% across prime, A grade and lower grade properties. Overall, respondents believe that, even while incentives grow, rents are unlikely to benefit.  
79% of respondents believe there will be moderate investment growth in both listed and unlisted domestic trusts and syndicates. Respondents indicated that they are continuing to see greater inflows from domestic institutions, while others believe that self-managed super funds will boost the supply of funds into the unlisted sector.  
As to major factors impacting the Australian economy, most respondents believe that interest rates and inflation will be similar for the next 12 months, while a large majority believe they will trend higher over the next three years.  
Many believe that the federal election result provides more certainty of government which has positively influenced business confidence. Others believe that the recovery of the share market will result in increased investment in property by superannuation funds to balance their portfolios.
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Brisbane at the bottom of the cycle: API survey

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More than half of Tasmania's local councils now have new planning schemes following the declaration of schemes for the West Tamar and Meander Valley.
Tasmanian Planning Minister Bryan Green made the announcement last week following his declaration of planning schemes for all local councils in the Cradle Coast region the week before.
The minister said that the signing-off on schemes for the West Tamar and Meander Valley councils means the majority of northern Tasmania is now covered by the new planning laws, news source urbananalyst reports.
Green said cooperation between the state government and local councils was the key to the success of the planning reforms. He cited the introduction of a single state-wide planning template, a new code for residential development and new regional land use strategies.
"The government's reforms focus on reducing costs and barriers to job-creating developments and housing through streamlined planning systems," he said.
The Tasmanian Planning Commission says the minister's declaration of the West Tamar and Meander Valley interim planning schemes is the first step in the assessment process under the Land Use Planning and Approvals Act 1993.
The schemes will now be publicly exhibited and representations can be made to respective planning authorities during this time.
The West Tamar interim scheme applies to the West Tamar municipal area and replaces the West Tamar Planning Scheme 2006, while the Meander Valley interim scheme applies to the Meander Valley municipal area and replaces the Meander Valley Planning Scheme 1995.
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New planning schemes for more than 50% of Tasmania

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Around 1,000 houses and 3,000 square metres of commercial mixed use development will be built on the shores of Lake Tuggeranong in the ACT.
Southquay, announced last week and reported by urbananalyst, will cover an entire urban precinct of 13 blocks, with development on both sides of the lake.
It will be built in stages, with the western side between Anketell Street and the lake first, followed by the area between the lake and Drakeford Drive.
ACT government planning rules allow for sites with frontages to Anketell Street to be 6-8 storeys, with allowance for three towers of a maximum 12 storeys.  Development will scale down to 2-4 storeys at the lake's edge to maximise views and retain appropriate scale.
Blocks for the first 300 dwellings are expected to be released by mid next year, with the remaining sites on the western side released over the following three years.
Development on the lake's eastern side, still subject to a land use policy approval process, will have maximum heights of three storeys for construction of up to 150 dwellings. These blocks are expected to be released in 2016-17.
The ACT government says Southquay is in line with its infill policy. It says the development aims to boost the viability of the Tuggeranong town centre and encourage a lively and active lake foreshore.
It is also one of the first projects to be delivered after the release of the Tuggeranong Town Centre Master Plan in September last year by Environment and Sustainable Development Minister Simon Corbell.
Corbell said extensive community consultation was undertaken by the Land Development Agency during the planning process, and that stakeholders, including the Tuggeranong Community Council, had had significant input.
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Commercial mixed use development about to come along to Tuggeranong

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The Victorian regional city of Bendigo is on the move with plans approved - and others in the pipeline - for a swag of apartments and commercial premises set to transform the goldfield’s town.
The Bendigo Weekly reports that the latest in a line of multi-million dollar apartment proposals -  many  in converted factories and warehouses – will ‘’take Bendigo CBD living to the next level’’.
One is said to be the largest apartment and commercial project ever built in the city.
The latest is a plan for a $7 million, 26 dwelling refurbishment of the former Via Furniture site on the corner of Mundy and Havlin streets.
<img src="/images/stories/2013/10/23/BENDIGO_OCT_23_ONE.gif" width="360" height="213" alt="BENDIGO_OCT_23_ONE">
Artists impression of how the former Via Furniture site will look.
It follows approved plans for:
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A $2.5 million 15 apartment conversion of the former Webb and Co mill building on the corner of Williamson and Queen streets;
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A four-storey $12 million residential and commercial development at 23 Wills Street, opposite Target;
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A $3 million building on the corner of Mitchell and Mollison streets with retail, office space and four apartments.
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While approved by the Bendigo Council, none of the apartment projects has yet been started.
The greater emphasis on apartment living relates to Bendigo’s expected population growth – tipped to rise more than 36,000 over the next 20 years on the present figure of 109,199. This is a change of 33.3%. (forecast.id).
In the past 20 years, housing growth – not apartments - has been most heavily concentrated in the suburbs of Kangaroo Flat, Strathfieldsaye, Strathdale, Flora Hill and Golden Square.
Now, local concern is that residential buildings should go up, rather than out, to contain urban sprawl, combined with a desire to protect Bendigo’s historic buildings.  
The Bendigo Weekly said the latest proposal – the former Via Furniture site - would have a mixture of four-bedroom detached homes, double-storey terraces and three-storey warehouse style studio apartments.
The medium-density site would have a 20-seat cafe open 7am-7pm seven days a week. The development will back onto Ewing Park and a Bendigo recreational facility.
Owner and builder Russell Parsons, who lodged the application with Greater Bendigo council late last month, is reported in the Weekly as saying the attraction is the site’s proximity to the CBD and restaurant area.
“Central West Bendigo is emerging as an area within the CBD where people are seeking to live and recreate, taking advantage of its natural location and built-form characteristics.
The plan fits in with council’s inner city residential development push, and is in an existing residential area.
“This plan will clearly complement the evolving changes required by our population by providing housing diversity and opportunity, decreased dependence on the car, a new public space and improvements to the public domain.
“People have been looking for developments like these around the CBD for years.”
Other approved apartment projects include the $2.5 million, 15 apartment conversion of the former William Webb building on the corner of Williamson and Queen streets. Webb built the four-storey mill and granary in 1878. At one stage it produced 2500 sacks per week. Webb died in 1909 and production stopped in 1923.
The building was then refitted for the So Easy sewing machine company, with the first machine christened by Acting Prime Minister Earle Page on October 10, 1923.
The new commercial and residential complex will retain as much of the historic building as possible, according to the Weekly.
The facade will not be significantly altered, except for the new shop front and entry point on the ground level, and internal historic features will be highlighted.
Greater Bendigo heritage advisor Mandy Jean reported said the plan would ensure the restoration and rehabilitation of the old mill building and offer city views.
"The objective is to maintain the building's overall historical significance and fabric in their setting, while adapting the structures to incorporate new uses, including apartments.
"This will include reinstating all the windows, retaining the upper vaulted ceiling, exposing stone and brick walls, uncovering covered structural timber columns and beams and removing false partitions and ceilings.
"There will be the introduction of a new level behind the existing parapet roof."
What was described by the Weekly as ‘’possibly Bendigo's biggest private housing development’’ is a four-storey $12 million residential and commercial development at 23 Wills Street, opposite Target.
The building will have underground car parking, commercial and retail levels and two levels of apartments. Apartment numbers are not yet known.
The development fits in with the council's CBD and residential strategies, having ‘’an active front’’ and apartments above shops.
The developer and local investors had planned a much smaller proposal, however, after reading the council's 2005 CBD Structure Plan – and in light of future residential and commercial growth - they were inspired to design a much grander building, the Weekly reported.
"When you consider so much of the CBD is either tightly held, too small to develop or subject to heritage protection, it became obvious we ought to utilise the space we had as best we could,’’ developer and business consultant Scott Jackman reportedly said. The building's design was inspired by Bendigo's historic buildings.  
<img src="/images/stories/2013/10/23/BENDIGO-OCT-23-TWO.jpg" width="461" height="218" alt="BENDIGO-OCT-23-TWO" style="display: block; margin-left: auto; margin-right: auto;">
Artsist impression
Bendigo’s residential strategy came under the spotlight last year because of its greater-than-expected growth. The state government said then that 40% of the city’s forecast growth between 2006 and 2031 ‘’had already been realised’’. (Bendigo Weekly).
Regional Development Parliamentary Secretary Damian Drum said a Bendigo residential strategy review would deliver greater community and investor certainty, further helping the region grow.
“Strong residential growth has many flow-on economic benefits and having a clear framework for future development will position Greater Bendigo City Council to undertake more detailed, place-based planning in the future.’’
Then Deputy Premier Peter Ryan added: “This project will review the strategy, assess current and estimated land supply and demand and consider various legislative and policy changes.
“It will also consider the latest demographic data and establish a new strategic framework to guide the long-term residential growth of Greater Bendigo.’’
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Swag of plans approved for Bendigo as goldfields town looks set to transform

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Consumers should seek advice if they are considering fixing their home loan rate, mortgage broker Loan Market says.
The broker says many analysts are predicting an end to the downward interest rate cycle.
Loan Market director Mark De Martino said nearly one-in-two home loan inquiries in October related to home loan fixing. He said fixed loans were popular because of warning signs that rates are heading back up.
"Many homeowners and buyers mistakenly think the best time to fix your interest rate is just before they head up, when, really, the best time to fix your interest rate depends more on your personal circumstances than what the market is doing."
De Martino suggests borrowers consider their lifestyles, financial goals and property plans before choosing their loan type. They can then consider when and if they should act in anticipation of rates dropping.
"Borrowers need to ensure they are locking into a fixed rate for the right reasons, such as certainty of repayment and peace of mind, rather than as a speculative play on where rates are going to move.
"A home loan is something that a borrower will carry for decades and they will likely see several interest rate cycles. Fixing into a historically low interest rate right now for the first two or three years is attractive but that strategy needs to match the personal goals of the borrower."
De Martino said nearly half of all homeowners used a mortgage broker to help them figure out if a fixed interest rate matched their personal situation and financial goals.
"Mortgage brokers are the best advocates for responsible borrowing," he said. "They’ll make sure the client is put into a home loan that will allow them to live the lifestyle of their choosing."
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Don't fix without asking for advice: Loan Market

One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

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FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

Stephen Taylor

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