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GUEST OBSERVATION
The Reserve Bank's (RBA) interest rate cut last week will have far reaching implications across the board for both home owners and investors.
Here are the six main changes that will be put in to motion with a cut from the RBA last week.
<ol>
<li>
Investor boom to continue As money becomes cheaper, it becomes more appealing for investors to buy in to property and using the depreciation benefits off owning a property to their advantage. Expect to see further investors snapping up blue-chip properties that most commonly are reserved for first home buyers as they will be happy to bank on the capital appreciation and can afford the off-set from the loss. 
</li>
<li>
First Home Buyers to start buying their parents presents Unfortunately, a cut to interest rates, which will fuel further interest from the investor market, makes it highly unlikely that first home buyers will be able to compete in blue chip locations for traditional first homes. Two bedroom homes in prime locations will become tougher to buy and anything that is a corner block with redevelopment potential is almost certain to be purchased by an investor, making it even harder for first home buyers to get in. Things are likely to get tougher for first home buyers.  
</li>
<li>
It will put Australia back in to the 1970s Not since the 1970s have Australian's been able to access money so cheaply. The last time a home loan was below 5% (which is where it will fall to with a cash rate of 2.25%) was over 30 years ago. 
</li>
<li>
It will (attempt) to build consumer confidence  An underlying reason the government wants to cut rates is to have consumers start spending again, and if money is cheaper than ever before it may encourage people to take further risks and start putting money in to the economy, however, so far this hasn't worked, and it seems the RBA may push this as low as it can go to encourage spending, which so far is minimal. It will attempt to encourage consumer spending on goods and services.  
</li>
<li>
It should keep unemployment stable, or lower it  Most likely an interest rate cut in its bravest attempt will encourage consumer spending, and if consumer spending picks up, it's easy to see more jobs becoming available and the economy picking up. This will be heavily dependant on a surge in consumer spending rather than further saving.  
</li>
<li>
It will start talk of a bubble Expect a heap of people to say that now money is so cheap, and people are able to buy so easily, property prices are going to sky rocket to an unsustainable level, causing a bubble. This will be a serious concern for the RBA, but they obviously feel that there is still room to move in the pricing of the housing market, and it is not overpriced currently. </li>
</ol>
TODD SCHULBERG is marketing engagement and digital strategy executive at <a href="https://www.homely.com.au/" target="_blank">Homely</a>.
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ToddSchulberg-ooPiJQCUaR

Six ways the interest rate cut will impact the housing market: Todd Schulberg

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Guest observation
To all of Australia, The Block Glasshouse auction results were a massive shock.
It was the first time in a very long time there was a harsh realisation that vendors don't necessarily make hundreds of thousands of dollars above their reserve, and people do buy within their limits.
Take it back a few months, and people were high fiving and celebrating the success; last night we saw reality.
A lot of people expressed sympathy for the contestants that didn't make a lot of money from their sale.
It served as a somber reminder of the gauntlet you run when you play the property market.
There are thousands of everyday Australians who have missed out on gains from their own projects, with an even harsher rationality hitting them with no cameras, media interviews, endorsements after the hammer has hit.
But why did The Block go wrong? Here are the main reasons:
<ol>
<li>
The apartments were over capitalised The contestants were trying to sell such a premium product, making investors very cautious. When people buy property, they want to see the potential upside and where they themselves can make money. The problem with having the apartments so impeccably finished, is it made it harder for buyers to add value. Because of that, they realised they were most likely buying them at the peak of their value. The reserves were set with what the production needed to get back to make it viable, and it seems they may have put too much money in to making a high end product. 
</li>
<li>
Not even The Block can triumph simple economics There are a lot of factors that go into a property's price. But at a fundamental level, the rules of supply and demand hold firm.  Prahran has seen a huge amount of redevelopment in the past 24-36 months. Trilogy apartments, which is approximately 200 metres further up High Street, has 323 apartments on offer, with an apartment complex across the road also offering brand new apartments. With so much on offer, it's hard to compete with buyers shopping for value. 
</li>
<li>
The apartments were not necessarily built for the end consumer It's easy on a design show to create a beautiful showpiece, but this doesn't necessarily transfer to practicality, or ensure you get your money back. People want value for money above anything, and some of the apartments were so lavish that it lacked genuine real living opportunities. It's all good and well to live in a luxury masterpiece, but you have to ask if it provides a home for someone and if it is what they are after. 
</li>
<li>
There were better properties on the market for that money A simple reason to understand why consumers didn't bid the properties up, is their belief they could get something better for those prices. If you have a look at other homes for sale, prospective buyers could have bought: <a href="https://www.propertyobserver.com.au/https://www.homely.com.au/south-yarra-melbourne-melbourne-greater-victoria/listingdetails/448951" target="_blank">204/4 Cromwell Road, South Yarra</a> <img src="/images/2014/10/13/Cromwell.jpg" alt="">
An open spacious apartment in South Yarra, pictured above, available for less money. Or <a href="https://www.propertyobserver.com.au/https://www.homely.com.au/prahran-stonnington-melbourne-greater-victoria/listingdetails/520908" target="_blank">3 Mary Street, Prahran</a> for $1,030,000. Mary Street offers three bedrooms, two stories and an open verandah on its on title of land. <img src="/images/2014/10/13/3%20mary%20Street.jpg" alt=""> The free standing house pictured above is quoted at $1,030,000. Either way, the lessons learned are that reality TV shows aren't necessarily the way to success and people won't just buy anything. With strong demand, people do want to see value for money and something that can offer capital gains over the long term. Properties that are unique, have land, and potential upside for redevelopment will trump established apartments most of the time. Todd Schulberg handles all things marketing for <a href="https://www.homely.com.au/" target="_blank">Homely.com.au</a>.</li>
</ol>
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Where did The Block Glasshouse go wrong?

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GUEST OBSERVATION

Sydney is known for their beaches and lifestyle offerings. However, when it comes to find a suburb in Sydney, it can be hard to find one in your price range, that ticks all the boxes.

<a href="https://www.homely.com.au/" target="_blank">Homely</a> present the best 10 beach suburbs in Sydney collected from hundreds of thousands of reviews from the people who know best, the locals.

<a href="https://www.homely.com.au/tumbi-umbi-wyong-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-ten.jpg"> Tumbi Umbi:</a>

Coming in at 10th position is Tumbi Umbi. The locals say that it is "Prime Family living that is close to beachfront offerings". It offers a relaxed family oriented lifestyle.

Encompassing semi-rural areas, fairly modern housing estates and some older holiday style homes this extremely popular area is only 10 minute drive to beaches and five minutes to Tuggerah lakes .

It is very popular for the fitness guru or for just a gentle stroll are the walking and bike tracks along the lakefront with breathtaking views across Tuggerah Lake. With Shelley Beach and Bateau Beach just moments away. 

<a href="https://www.homely.com.au/tumbi-umbi-wyong-sydney-greater-new-south-wales"><img height="31" src="/images/2014/07/04/yellow-nine.jpg" width="33"></a><a href="https://www.homely.com.au/cronulla-sutherland-shire-sydney-greater-new-south-wales" target="_blank">Cronulla</a>:

A famous Sydney suburb, Cronulla has been reviewed as a suburb on the improve. One Homely user says: "The style and atmosphere has improved markedly over the last 15 years, with two supermarkets, many choices for restaurants, cafes. The beach lifestyle is it's best asset.

"There is a wonderful promenade for strolling along the headlands to bass and Flinders point, or return via Gunnamatta bay along the sand. Rock baths and patrolled bathing areas on the beach, and surfing areas give many choices to cool off.

"At the back of the train station is a cute timber ferry to the Royal National Park. Great lifestyle."

Situated just south of Sydney's CBD- it is a great option for those wanting something a littler further out. 

<a href="https://www.homely.com.au/frenchs-forest-warringah-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-eight.jpg">Frenchs Forest:</a>

Conveniently located close to the beach and the North Coast, Frenchs Forest has been described to have some of the most relaxed and friendly people.

Most people have strong relationships with others in their local area through school activities, walking the dog, or just seeing each other around.

There are five different parts of Frenchs Forest, as it is divided up by Forest Way, Warringah Road and Wakehurst Parkway. Each section developed differently and has a different feel.

Being two minutes away from Manly or Curl Curl beaches definitely has its upside. 

<a href="https://www.homely.com.au/coogee-randwick-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-seven.jpg">Coogee:</a>

Waking up on the beach has its positives, especially in Coogee. Once a seaside resort town in the early 1900s, has now become one of Sydney's most desired coastal suburbs.

Offering crystal clear waters, some of the most breathtaking coastline, parklands and aquatic reserves, it offers one of the finest family friendly sandy beaches in Sydney.  

The Famous Coogee Pavilion has just undergone a full refurbishment by Merrivale turning the headlights on Coogee food fun and nightlife options. A definite option for families wanting a beach lifestyle 

Early morning runs on the beach are one of the upsides of living close by.

<a href="https://www.homely.com.au/terrigal-gosford-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-six.jpg">Terrigal:</a>

The locals say that Terrigal is a "a great beach town" and it also has incredible outdoor living offerings.

The best things about Terrigal are the many shops and Cafes (Close to Erina also) and the "outdoorsy" things to do like climbing the skillion, water activities (boating, skiing), running and walking (parks and oval), loads of swimming etc. The beach here is gorgeous. 

The top five are on the next page. Please click below.

 

<hr class="system-pagebreak">
<a href="https://www.homely.com.au/manly-manly-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-five.jpg"> Manly:</a>

"Beautiful Seaside location!"- On top of the beach, Manly offers little coves like 'Little Manly' and Delwood Beach. Restaurants are fantastic and neighbours have been highly spoken of.  

Parking can be a nightmare especially on weekends and hot days when people flock to the beach, so look for a place with parking! 

<a href="https://www.homely.com.au/dee-why-warringah-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-four.jpg"> Dee Why:</a>

Described as an "Absolute Winner" Dee Why offers great beach front living with top cafe's and places to eat without the influx of tourists or pretentious people.

[smartcode_project:default project_id=6337]

You don't have to surf, but locals say they might have to learn because the beach has some great waves! Shopping, beach,and a great RSL are all features that locals speak highly of. 

<a href="https://www.homely.com.au/bateau-bay-wyong-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-three.jpg"> Bateau Bay:</a>

Described by an agent as "The best value beachside suburb around".

Whether you want to relax under a shady umbrella on the golden beaches, viewing panoramic scenery from Crackneck Lookout or riding the mighty surf this suburb has so much to offer and is central to everything.

The many reserves have some great BBQ facilities most with adequate parking areas and Bateau Bay Reserve has an off the leash dog area. 

And its not all sun and surf. There are outstanding sporting facilities for footy, croquet, basketball, tennis, tenpin bowling, gym and a golf range all at The Entrance District Sporting and Community Centre.

Many cafes, clubs and restaurants in the area and great shopping at Bay Village Shopping Centre plus smaller centres at Cresthaven and Bateau Bay Road. 

<a href="https://www.homely.com.au/bondi-waverley-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-two.jpg">Bondi:</a>

The most iconic and famous beach in Australia only comes in at number two in our list for the best suburbs Sydney has to offer.

The locals have said: "Bondi is a beach suburb in Sydney, not far from the city. Excellent public transport, huge shopping centre at Bondi junction, great mix of people and everyone is in a relaxed mood."

It's an easy commute to the City, close to Randwick races, plenty of schools, a great Aussie suburb, however the parking and cost of living have put it down slightly, keeping it out of first position. 

<a href="https://www.homely.com.au/umina-beach-gosford-sydney-greater-new-south-wales"><img alt="" src="/images/2014/07/04/yellow-one.jpg">Umina Beach:</a>

Umina Beach is an hour on the train to Sydney and a world away from the hustle and bustle.

People still wave as they drive by, show courtesy in their cars, their are no traffic lights, the kids play cricket in the street and lots of those things that we remember from our child hood are still prevalent.

You can still always find a quiet spot on the beach. You have pretty much everything you need here and because it is mostly flat it is easy to walk or ride anywhere.

South Umina has also been touted as a hotspot due to its closeness to the beach, and the leafy and quiet offerings it provides. 

TODD SCHULBERG is marketing engagement and digital strategy executive at <a href="https://www.homely.com.au/" target="_blank">Homely</a>.
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Sydney's 10 best beach suburbs: Homely

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GUEST OBSERVATION
While it can be tough to get the price you want for your house, especially in such an unpredictable market, you might find yourself not wanting—or not able—to wait for your appraised value to go up before moving.
If you’re having trouble making the finances work, renting out your house is one short-term solution to look into.
There are a few things to consider when you’re deciding if this might work for you.
<ul>
<li>Immediate financing</li>
</ul>
Even if you wouldn’t be able to sell your house for much, the amount you’d get from the sale is still something you might be counting on to help pay for your new house. If you’re going to rent out, make sure you can still come up with a decent deposit from somewhere else. In some cases you also might need to make different or more renovations than you would to sell, especially if you want to divide the place into apartments. 
<ul>
<li>Long-term cash flow</li>
</ul>
Consider how much you’ll realistically be able to get in rent. It needs to be enough to cover the mortgage, upkeep, and other expenses. Consider whether it would seem like a good investment if you were buying the same house as a rental property. You might want to talk to an accountant or other financial advisor about whether or not renting out this house is a good deal.
<ul>
<li>The rental market in your area</li>
</ul>
Like with sales prices, you’ll need to check comps in your area to see what kind of rent you’ll be able to get. While you might want a higher amount or be afraid of getting “low-end” tenants, you shouldn’t price yourself out of the market. Think about whether renters in your area will be expecting a furnished house or paid utilities. You’ll also need to figure out if your neighbourhood and your house are likely to attract people interested in renting as opposed to buying. 
<ul>
<li>Dealing with being a landlord</li>
</ul>
Unlike selling your house, you won’t be able to just walk away from a rental. You’ll need to worry about ongoing maintenance and upkeep, and the process of screening tenants can be a lot more work than finding a buyer, especially if you have high turnover. You’ll also need to make sure the lease paperwork is in order, which will be important for resolving some types of disputes that might come up. 
If you’re stuck with an extra house you can’t or shouldn’t sell right now, renting is often a good solution. If you look over all of these areas and the idea of renting your old house seems to pencil out well, it can be a good way to hold out for the best sales price you can get down the road.
TODD SCHULBERG is marketing engagement and digital strategy executive at <a href="https://www.homely.com.au/" target="_blank">Homely</a>.
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Should you sell or rent it out? Four things to consider

Apartment buyers in New South Wales are set to gain a decade of insurance-backed protection against major building defects, after the NSW Parliament passed the Fair Trading and Building Legislation Amendment Bill 2026.&nbsp;

The Bill establishes decennial defect insurance, known in the market as Latent Defects Insurance (LDI), as an alternative to the existing two-year strata building bond. It cleared the Legislative Council with amendments on Tuesday evening (August 4, 2026), with the Legislative Assembly agreeing to those amendments shortly after.

Under the reform, eligible developers can satisfy their statutory bond obligation by taking out an approved decennial-style policy that gives owners 10 years of cover for major structural defects from completion, claimable directly, without first having to pursue developers or builders through costly legal action.&nbsp;

The change forms the final tranche of amendments arising from the 2021 statutory review of the Strata Schemes Management Act 2015 and related legislation.

Resilience Insurance, which originated the cover in Australia and has delivered it in NSW since 2022, welcomed the passage and credited the NSW Government for delivering it.

“This is protection apartment buyers have needed for a long time, and the credit for delivering it belongs to the NSW Government,”&nbsp;said Corey Nugent, CEO of Resilience Insurance.

“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into. Reform like this is what good, evidence-based regulation looks like.”

Resilience has delivered LDI in NSW since 2022, protecting thousands of apartments, giving the State, and now the country, real-world evidence of how decade-long, no-fault protection works in practice.

The reform also places NSW within a wider national shift.

NSW is the third jurisdiction to put decennial cover into law. The ACT legislated for it in 2024, with the scheme taking effect in late 2025, and Victoria passed its own framework on 17 June. Between them, the three cover the majority of Australia's apartment market.

The reform commences once the legislation is proclaimed, which is expected in the coming weeks. From that point, developers of Class 2 residential apartment buildings can meet their statutory obligation with an approved decennial policy in place of the bond.

Buyers who purchased into projects that took out the cover early are among the first in the country to take keys to apartments carrying decade-long structural protection.

“With the legislation passed, the focus now turns to making it work for buyers,”&nbsp;Nugent said.

“There are already thousands of apartments in NSW covered by this insurance, bought by developers who moved early. The question every buyer should be asking in a display suite is a simple one: does this building come with 10-year defect cover, and who stands behind it?&nbsp;

“We look forward to working with the Government and the Building Commission in coming weeks as the framework moves to implementation, and to sharing what we have learned over the past four years so the protection reaches owners as smoothly and quickly as possible.”

Other states are working through their own reform programs. Western Australia has indicated that decennial cover is within consideration a later stage of its reform sequence, and Queensland has been examining the settings as it looks at the development pipeline ahead of the 2032 Olympics.

Resilience Insurance acknowledges the NSW Government’s continued focus on strengthening consumer protection while supporting housing delivery across the State.

Fast Facts: What the reform means

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Proven at scale:&nbsp;Decennial cover has operated in NSW since 2022, protecting thousand of apartments.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">10 years of cover:&nbsp;Protection for major structural defects runs for a decade from completion, claimable directly and with no legal action required.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">An alternative to the bond:&nbsp;Eligible developers can meet their statutory obligation with an approved decennial-style policy in place of the 2% strata building bond.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Part of a national shift:&nbsp;The ACT has had decennial provisions in force since 2025 and Victoria passed its framework in June. NSW now joins them.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">No-fault, first resort:&nbsp;Owners corporations claim directly from the insurer without first having to establish who is liable for the defect.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost-competitive:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the 2% bond while offering broader, longer protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market position:&nbsp;Resilience originated LDI in Australia and has delivered it in NSW since 2022.</li>
</ul>

Fast Facts: What is Resilience LDI?

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Resilience Latent Defects Insurance (LDI):&nbsp;Covers major structural defects for 10 years from completion.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Consumer-first:&nbsp;Direct claim access, no need for lengthy legal action.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost advantage:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the traditional 2% Strata Bond while offering broader protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market leader:&nbsp;&nbsp;Resilience Insurance originated LDI in Australia and is the national market leader.</li>
</ul>

Joel Robinson

NSW parliament passes 10-year defect insurance laws for new apartment buyers

Developer <a href="https://www.apartments.com.au/developers/drew-group">Drew Group</a> is wasting little time following the completion of Lagoon Main Beach, lodging plans for another high-rise apartment development less than two kilometres away at the northern end of Surfers Paradise.

Drew Group, led by local developer Jon Drew, is pitching for a 32-storey residential tower at 180–184 Ferny Avenue, replacing three low-rise buildings on a prominent 1,055 sqm corner site just 150 metres from the beach.

Drew called on architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/bda-architecture">BDA</a>&nbsp;to design the new slender tower, which will have 130 apartments. BDA drew on the inspiration of legendary architect Frank Lloyd Wright's philosophy of organic architecture, which seeks "a superior sense of use and a finer sense of comfort, expressed in organic simplicity."

"The design creates a seamless dialogue between built form, natural elements, and the iconic Surfers Paradise context," BDA wrote in the application recently submitted to the Gold Coast City Council.<img alt="First look: Drew Group eyes next Gold Coast tower after completing Lagoon Main Beach" data-entity-type="file" data-entity-uuid="5dcaa84d-67ba-4e22-b8f1-208ca5056b05" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/surfers%20paradise%20da.png?VersionId=Ah9oBOlL0ofC5eboXSI.dEq9VRfEnFaT" />

BDA also drew inspiration from New York's iconic Flatiron Building, with softened curved corners responding to the geometry of the triangular site. While referencing the 1902 Manhattan landmark, the design reinterprets its distinctive form through a contemporary coastal lens.

Drew is targeting the Gold Coast's "missing middle" market, a segment that has arguably been underserved in recent years. The project is weighted towards owner-occupiers, with 104 two-bedroom apartments complemented by a further 26 one-bedroom residences.

Resident amenity will be centred on the level five podium, featuring a resident lounge, gym, yoga room, steam room, sauna, lap pool with a lagoon area, spa, cold plunge and magnesium plunge.&nbsp;

Additional resident facilities will occupy the rooftop, including work-from-home spaces, a meeting room, resident lounge with a full kitchen, bar and dining area, as well as a dedicated wellness zone with additional plunge pools, steam rooms and saunas.

<img alt="First look: Drew Group eyes next Gold Coast tower after completing Lagoon Main Beach" data-entity-type="file" data-entity-uuid="a1392ad9-620b-41f9-957d-b1fcec13613f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/surfers%20da%20podium.png?VersionId=9kDudIwvCaZFW6F8IyXGP6wQg0B_VS3E" />

The application follows the completion of Drew Group's Lagoon Main Beach, which only has around four apartments left to sell after a successful sales and marketing campaign.

Built by Hutchinson Builders, Lagoon comprises 248 apartments and was popular with local owner-occupiers and interstate buyers.

First look: Drew Group eyes next Gold Coast tower after completing Lagoon Main Beach

Builder-developer <a href="https://www.apartments.com.au/developers/mcnab-developments">McNab</a> has wasted little time reshaping one of South Brisbane's most significant undeveloped apartment sites after acquiring the property earlier this year.&nbsp;

McNab has lodged plans to scrap an existing approval for two 30-storey towers and instead deliver a single 28-storey residential building, preserving part of the site for a future development opportunity.

The proposal, lodged over <a href="https://www.apartments.com.au/new-apartments/64-peel-street-south-brisbane-qld-4101">64 Peel Street and 9 Cordelia Street</a>, is for a residential-led mixed-use development comprising 124 apartments above a landscaped podium, alongside a boundary realignment that preserves part of the land for a future residential project.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="743bf564-3f8f-45fc-b8d3-bbf18f5b628f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20Peel%20st%20podium.png?VersionId=EhCxGrVn_VFH3qTbKnI4WppGwaMnOn0t" />

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a>, the development will deliver 119 two-bedroom and five three-bedroom apartments across 23 residential levels. A five-level podium will accommodate 135 car spaces, while the ground floor will include a 66 sqm commercial tenancy, an activated residential lobby with work-from-home spaces, and a publicly accessible landscaped plaza linking Cordelia and Peel streets.&nbsp;

Communal amenities will span Level 6 and the rooftop, including indoor and outdoor recreation spaces, a swimming pool, barbecue facilities, kitchen and dining areas, lawn space, sauna, steam room and yoga facilities.

The application also proposes a boundary realignment to create a standalone 1,290 sqm development lot while retaining an adjacent parcel for future redevelopment, allowing the balance of the site to contribute additional housing over time.

Hayball said the architecture has been shaped by the site's elevated corner position at the intersection of Peel and Cordelia streets and Brisbane's subtropical climate.

The design incorporates generous landscaped setbacks, a masonry podium wrapped with planting, large north-facing balconies, and a slender tower profile intended to maximise natural light, cross ventilation and long-range views. The rooftop has been conceived as a wellness-focused retreat overlooking Brisbane, with amenities positioned to capture views towards Mount Coot-tha and the CBD.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="c5f99e84-6ad8-4a87-82d1-869685b754d2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20tower%20perspective.png?VersionId=Gw0IuJaSAlk.tvGBxInhZOcQAdIB..2b" />

The planning submission positions the proposal as a response to both changing market conditions and Brisbane's Kurilpa Sustainable Growth Precinct planning reforms.

McNab acquired the site after the previous approval was granted, with the existing scheme no longer reflecting current residential market demands, economic conditions, construction challenges, construction efficiencies or the quality of development outcome now being pursued, the planning report noted.

McNab continues to expand its residential development pipeline across Brisbane and the Gold Coast. The developer recently launched The Tannery in West End, securing more than 60 per cent of apartments before the project's public release. It is also delivering Elements Budds Beach in Surfers Paradise and Lucia Highgate Hill, an eight-apartment boutique development overlooking the Brisbane River.

McNab resets decade-old South Brisbane approval with 124-apartment tower

A steeply sloping Bellevue Hill site is set to accommodate a new mid-rise apartment development, with plans lodged for 20 homes that respond to the site's dramatic topography.

The proposal for the consolidated land at <a href="https://www.apartments.com.au/new-apartments/138a-140-bellevue-road-bellevue-hill-nsw-2023">138A-140 Bellevue Road</a> has been designed by Sydney architecture practice Common Office, which has used the site’s substantial fall to distribute the building’s scale and unlock 20 apartments without presenting the full height to the street.&nbsp;

“The unique design strategy leverages the site’s substantial topographical fall to facilitate increased density, presenting a seven-storey profile to Bellevue Road while rising to 10 storeys at the rear,” Common Office said in its architectural design report.

The apartment mix spans one, two, three- and four-bedroom residences. Four two-bedroom apartments are designated as affordable housing, while the plans also include two adaptable dwellings. The mix is majority three-beds, with the typical three-bed apartment offering around 144 sqm internally, with balconies of around 15 sqm.

The affordable housing component represents 15 per cent of the residential floor area and allows the project to access additional height and floor space under the NSW Government’s in-fill affordable housing provisions. The site also falls within the inner area of the Low and Mid-Rise Housing Policy because it is within 400 metres walking distance of Double Bay Town Centre.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="b1230d0f-3bfa-4a11-abaf-0928c66ef345" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da.png?VersionId=dZeMK3P.OutGjN8ycjsxm8uNsj_QFWQv" />

Common Office has arranged the building around a masonry podium and a lighter upper volume, drawing on two recurring elements of Bellevue Hill’s established architecture: sandstone bases and the vertical proportions of local Inter-war Art Deco apartment buildings.

“The proposal is governed by a holistic design language that reconciles the solid horizontal masonry of the neighbourhood’s podiums with the elegant verticality of its Art Deco heritage,” the architect said.

“The building maintains a consistent rhythmic logic utilising deep recesses and a sophisticated material transition to break down the 10-storey scale into a series of articulated, human-scale volumes.”

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="0147f503-1af1-4d51-97fb-c2f1cba63a9d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20bldg.png?VersionId=GoW7q3NlK67OpnePXhk7zvklrlKb72Qc" />

Large-format sandstone tiles will define the lower levels, establishing a robust base that negotiates the change in elevation from Bellevue Road. Above, red-tinted precast concrete frames, recessed balconies, anodised aluminium screens and expanded metal details will create a more vertically expressed façade. Integrated planter beds will introduce greenery across balcony edges and recessed sections of the building.

The elongated northern façade has been divided into three recessed vertical masses to reduce its perceived length. Triangular window elements and metal privacy screens reference the geometry of nearby Art Deco buildings while controlling overlooking toward surrounding homes. The southern elevation will incorporate further privacy screening, landscaped edges and deep balconies to maintain light and ventilation.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="e8679cf1-18bc-4447-8a0f-0052b94ab83c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da%20rooftop.png?VersionId=5SQqQqRFf76rvE2p1TbxJSweMN70AIbc" />

Private and communal landscaping is distributed throughout the development. A landscaped garden apartment is positioned within the lower portion of the site, while a communal terrace on Level 5 will include a central timber deck, barbecue facilities, resident planting plots and areas for outdoor dining and informal gatherings.

Common Office described the terrace as an elevated sanctuary designed to capture district views and sunlight. Its planting strategy incorporates endemic species associated with the Eastern Suburbs Banksia Scrub, extending the landscape vertically through the building and providing habitat for local flora and fauna.

A second communal outdoor area is proposed at roof level, with built-in seating, paved gathering areas and perimeter planting.

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction. Positive Investment Enterprise is delivering the 16-apartment Kew Palm House on Birriga Road, while Chanine Developments is also under construction at Florian, a 36-apartment project on Banksia Road.

&nbsp;

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction.

First Look: Apartment development pitched for Bellevue Hill, Double Bay fringe

South Brisbane's apartment pipeline continues to build momentum, with <a href="https://www.apartments.com.au/developers/trk-property-group">TRK Property Group</a> lodging plans for a 161-apartment tower on Montague Road as developers accelerate investment across the Kurilpa Sustainable Growth Precinct.

The proposal for 176–186 Montague Road would replace an existing office building with a 20-storey residential tower designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, adding to a growing pipeline of high-density projects reshaping one of Brisbane's fastest-evolving inner-city precincts.

The project has been conceived as a "living building", featuring a flowing tower form, extensive vertical landscaping, and generous communal spaces that respond to the evolving Kurilpa Sustainable Growth Precinct.

TRK Property Group Development Director Matt Kan said the project reflected the confidence developers have in South Brisbane's long-term future.

"South Brisbane is entering an incredibly exciting period, and we see Montague Road sitting right at the heart of that evolution," Kan said.

"With the former Visy site directly opposite us and significant investment planned throughout the broader Kurilpa precinct, there is a real sense of momentum around this part of the city and what it will become over the coming years.

"For TRK, this is an opportunity to be part of that next chapter and deliver a project that responds to where the precinct is heading, while contributing to the continued evolution of Brisbane's river edge."

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="590fe1ad-f892-4446-a679-80e33a16d029" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20tower%20facade.png?VersionId=uOJStrcKpyHFcPE1w6_9SMAFzVMCcZll" />

The scheme includes a mix of one, two, three and four-bedroom apartments, incorporating multi-purpose rooms in selected residences to provide additional flexibility for home offices or expanded living areas. The proposed mix comprises 15 one-bedroom, 13 one-bedroom plus MPR, 73 two-bedroom, 26 two-bedroom plus MPR, 30 three-bedroom, and four four-bedroom apartments.

Rather than adopting a conventional rectilinear tower, COX Architecture has developed a sculpted form inspired by the movement of the Brisbane River.

"The proposal has been designed by COX Architecture as a 'living building' that responds to the site's riverine setting, floodplain history and evolving urban context within the Kurilpa Sustainable Growth Precinct," the planning report states.

"The architectural form draws from the fluid nature of the Brisbane River, with a curved and undulating tower form that creates a varied architectural edge and avoids a conventional rectilinear tower expression."

The podium has also been designed as an architectural feature rather than a conventional parking structure, with cascading planting, screening and natural-toned materials softening its appearance. Resident parking is elevated above ground level to address the site's flood constraints, while habitable apartments sit above flood planning levels. Upper-level communal facilities are designed to accommodate shelter-in-place arrangements during major flood events.

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="01fa15d0-90df-46c7-9555-7941fc45373c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20podium.png?VersionId=mHyua.w1pHGBt9qEdWzrlsv.leztUCwO" />

Communal amenity is a major focus of the proposal. Around 1,815 sqm of shared resident space is proposed across the ground floor, level 19 and the rooftop, including co-working areas, indoor and outdoor recreation spaces, wellness facilities, dining and gathering areas, lawn spaces, a rooftop pool and spa, and extensive landscaping. At street level, a landscaped forecourt and approximately 345 sqm of publicly accessible open space along Montague Road are intended to improve the pedestrian experience while activating the building's frontage.

The development will provide 163 car spaces, including 152 resident bays and 11 visitor spaces, together with 144 bicycle spaces incorporating resident storage, visitor parking, bicycle maintenance facilities and e-mobility charging infrastructure.

The site sits within one of Brisbane's fastest-changing inner-city precincts, less than two kilometres from the CBD and within easy reach of South Bank, West End, the Queensland Cultural Centre and extensive public transport connections. The Kurilpa Sustainable Growth Precinct planning framework is encouraging higher-density residential development to help meet Brisbane's housing supply targets while supporting walkable, transit-oriented neighbourhoods.

Todd Schulberg

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