A general rule of thumb in new apartment developments is that the penthouses get the rooftop.

It's a formula that's become commonplace across Australia's apartment market. Residents might have access to a pool, gym or barbecue facilities on a dedicated lower level, but the most desirable outdoor spaces are typically reserved for the highest-priced homes at the top of the building.

Sherpa Group has taken the opposite approach.

Rather than dedicating the rooftop to a handful of buyers, the Gold Coast developer has made it the centrepiece of its Flourish collection, creating expansive shared spaces from the best vantage point in the building.

The philosophy has reached its most ambitious expression at Flourish Soleira in Palm Beach, where two rooftop precincts connected by a skybridge will deliver one of the most extensive lifestyle offerings seen in a residential apartment project on the Gold Coast.

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"We're seeing a clear move toward developments that offer more than just an apartment," Sherpa Group founder Christie Leet said.

"People want spaces that support how they actually live, whether that's working from home, staying active, or spending time with family and friends.

"That's where amenity becomes critical. It's not just about what's included, but how those spaces are designed to be used every day."

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The breadth of amenity has already attracted buyers across multiple demographics. Younger first home buyers have been drawn to Soleira's one-bedroom apartments, a product rarely delivered in Palm Beach, while families have responded to practical inclusions such as the shallow children's pool adjoining the main lap pool and the extensive communal recreation areas.

Instead of a single rooftop, Soleira delivers two distinct lifestyle zones.

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The southern rooftop has been dedicated to wellness, featuring a gym, yoga and Pilates studio, work-from-home facilities, a wellness centre, spa, and hot and cold plunge pools.

The northern rooftop focuses on recreation and entertaining, incorporating a heated resort-style pool, private dining rooms, pizza ovens, barbecues, a golf simulator, children's recreation areas, and what is expected to be the Gold Coast's first rooftop basketball court, which will also double as a squash court.

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Beyond the rooftops, Soleira will introduce 1,500 sqm of curated retail beneath the towers, creating one of Palm Beach's first genuinely mixed-use lifestyle precincts where cafés, restaurants and convenience retail become part of residents' everyday lives.

Sherpa has also retained management rights across the development, allowing it to oversee the long-term operation of the building through a 24-hour concierge model. The developer is also exploring additional revenue streams within the precinct aimed at helping offset ongoing body corporate costs for residents.

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While Soleira is the largest project Sherpa has delivered, the rooftop-first philosophy has been evolving for several years.

It began with Flourish Amargo, the first project released under the Flourish brand. Rather than competing at the ultra-luxury end of the market with oversized half-floor and full-floor residences, Sherpa focused on creating lifestyle-driven apartments supported by resort-style shared spaces.

Amargo introduced more than 800 sqm of rooftop amenity, combining wellness facilities, heated pools, entertaining areas, cabanas, pizza ovens and private dining spaces into what was designed as an extension of residents' homes rather than a facility used only occasionally.

[smartcode_project:default project_id=146527 project_image_fid=366550]

That approach continued with Flourish Oasis, where the same amenity-led philosophy was refined into a more boutique development. Strong demand from Sherpa's growing VIP database saw much of the project sold before it reached the broader market, reinforcing buyer appetite for apartment communities centred around shared lifestyle experiences.

Flourish Amargo is slated for completion mid-way-through next year, with Oasis to be delivered by late 2027. Flourish Soleira is expected to complete in 2030.

[smartcode_project_cta:default project_id=150017]

Joel Robinson

Sherpa takes amenity to the sky as Flourish Soleira captures booming Palm Beach demand

As apartment living continues to evolve across Sydney's growth corridors, the quality and distribution of shared spaces is increasingly shaping how residents experience home. Rather than functioning as add-ons, amenities are being embedded into the daily rhythm of a building, supporting everything from quiet retreat to social interaction, often within a single vertical community.

At <a href="https://www.apartments.com.au/new-apartments/aeris-melrose-park-nursery-street-melrose-park-nsw-2114">Aeris</a> in Melrose Park, this approach is resolved through a layered amenity offering that unfolds from ground level through to its upper podium. Developed by <a href="https://www.apartments.com.au/developers/sekisui-house-australia">Sekisui House Australia</a> in partnership with Hankyu Hanshin Properties, the project introduces 468 apartments across two towers and a mid-rise building, positioned at the highest point of the broader masterplan.

[smartcode_project:default project_id=426 project_image_fid=359199]

The amenity experience begins at street level, where two courtyards sit within a landscaped setting that connects residents to the wider network of parks and green spaces. These green spaces are not isolated pockets but part of a wider pedestrian network that links Aeris to the surrounding <a href="https://www.apartments.com.au/developments/melrose-park-nsw-2114">Melrose Park</a> precinct, including Central Park, future schools, and the Town Centre opening in July 2026. The result is a transition that moves from public to private without abrupt boundaries, allowing residents to pass through shaded, tree-lined environments before reaching the building itself.

Moving upward, the focus shifts to the level five podium, where the primary communal facilities are concentrated. This space brings together a 16-metre swimming pool, outdoor seating areas, and a communal BBQ zone arranged to take advantage of elevated outlooks. Seating is positioned beneath pergolas, creating pockets of shade that extend the usability of the space throughout the day. The pool edge aligns with views toward the wider district, reinforcing the sense of elevation that defines the project’s positioning.

In the adjacent building, this is complemented by quieter, more contemplative spaces, including an outdoor cinema set within the same level. Positioned to operate primarily in the evening, it introduces a different tempo to the shared environment, shifting from daytime activity to after-hours use without requiring separate zones.

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The podium also accommodates an intimate private resident gym. Located on the lower levels, it gives residents convenient access to fitness facilities without leaving the building.

Above, the elevated podium sky deck extends the amenity offering, providing additional open-air spaces with elevated outlooks across the surrounding landscape. While more restrained in program, this upper level reinforces the project’s vertical progression, from ground-level greenery to elevated outlook, allowing residents to move between distinct spatial conditions within a single address.

This distribution of amenities reflects a deliberate response to how residents use space across the day. Sekisui House Australia Sales and Marketing Director Peter Kalaf points to the role these shared areas play in shaping buyer demand. Aeris has been conceived as more than a collection of apartments, with the podium pool, gym and outdoor cinema forming part of a broader lifestyle offering that extends the home beyond each individual residence.

[smartcode_project:default project_id=426 project_image_fid=360300]

What distinguishes Aeris is not the inclusion of these elements individually, but how they are arranged in relation to one another. Active, social, and passive spaces are layered vertically rather than separated, allowing residents to choose between them without leaving the building or moving far from their apartment. This proximity supports both routine use, such as a morning swim or evening workout, and more occasional gatherings, whether around the BBQ area or within the cinema setting.

The amenity design also sits within a broader framework of connectivity across Melrose Park. The Melrose Park Town Centre, anchored by Coles and Dan Murphys, features a mix of retail, dining, health and lifestyle offerings, bringing everyday convenience closer to residents. By the end of the year, more than five hectares of parks and open space, equivalent to around seven football fields of green space on residents' doorstep, will further enhance the precinct, allowing the internal facilities at Aeris to operate as an extension of the wider neighbourhood rather than a substitute for it.

Construction at Aeris continues to gather momentum, with ground floor slabs expected to be completed in late 2026 before the first sections of the buildings begin to rise above ground.

[smartcode_project_cta:default project_id=426]

Elevated amenity anchors daily life at Aeris, Melrose Park

Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

Australia Post is one of the country’s most trusted institutions, powering one of the largest delivery networks in Australia. As online shopping continues to scale, Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online.

That scale of eCommerce activity has fundamentally changed expectations around how and when parcels arrive, and what happens when someone isn't home.

<h3>Problem solved with Parcel Lockers</h3>

The traditional alternatives to home delivery are far from ideal. Buildings can rely on reception teams to manage deliveries, which introduces ongoing staffing costs and liability concerns. Parcels can be left in common areas, which creates security and aesthetic issues. Or residents are redirected to nearby Post Offices for collection, which shifts the inconvenience rather than solving it.

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The data behind that frustration is significant. Nationally, around 9 per cent of deliveries are carded, meaning the recipient was not home and must collect the parcel from a Post Office. That figure reflects the national average reported between November 2025 and January 2026. In Melbourne, that figure rises to 20 per cent. In high-density living, it climbs again to 28 per cent. In other words, more than one in four deliveries in Melbourne apartment buildings results in a failed first attempt.

<h3>How Parcel Lockers work</h3>

The mechanics are simple. When a parcel arrives, the resident receives a notification either through the Australia Post app or via SMS. They scan a QR code, use their one-time PIN and the compartment opens. The parcel is secure, accessible and removed from the lobby floor.

Located in thoughtfully chosen, easily accessible areas, including external building interfaces, mixed-use precincts or shared communal zones, Parcel Lockers enhance convenience without requiring internal building access or additional operational oversight.

<h3>The scale of the network</h3>

This expansion represents Australia Post's largest investment in parcel infrastructure to date, building on momentum that began in 2011 when the first 24 Parcel Locker sites were introduced.

Today the Australia Post Parcel Locker network spans over 1,400 locations and more than 105,000 individual compartments, with major investment already underway to significantly expand the network further.

<h3>What it means for developers and building operators</h3>

A Parcel Locker bank is free to install and free for residents to use. That removes one of the primary barriers to adoption and shifts the conversation from cost to integration.

Australia Post's preference is to engage with developers during the design phase. That allows Parcel Lockers to be located in a considered, publicly accessible space that works for residents and the broader community. Retrofit is possible, and existing buildings can be assessed, but the strongest results occur when Parcel Lockers are treated as part of the core services plan rather than a bolt-on solution.

While the iconic Australia Post red is widely recognised, Parcel Lockers can also be delivered in more muted palettes such as beige or green to align with architectural intent.

For developers, they offer a tech-forward amenity that meets modern expectations, a reduction in courier congestion and building-management load supporting lower emissions and better ESG outcomes, and a meaningful marketability advantage in high-density, eCommerce-active areas, all at no cost for installation and maintenance, with Australia Post funding the program aside from power access.

<h3>Who's using them</h3>

Generational shopping behaviours show strong, sustained growth across all cohorts. Millennials (27–43) led online spend in 2024, contributing nearly $25 billion. Baby Boomers (60–78) increased their online spend by 17.6 per cent, becoming the fastest-growing adopters. Gen Z (13–26) and Gen X (44–59) continue to lean on delivery services as part of their everyday shopping habits.

Internationally, uptake is even more pronounced. Overseas markets are seeing rapid adoption by both developers and consumers, positioning Parcel Lockers as standard infrastructure in many new residential projects. For Melbourne's development community, this signals a shift in baseline expectations. Just as secure bike storage and dedicated parcel rooms have become more common, integrated Parcel Locker networks may soon be viewed as part of the essential service mix.

<h3>The bigger picture</h3>

Parcel Lockers aren't just a logistics fix. Developers invest heavily in lobby design, materials, lighting and landscaping to shape first impressions. Yet a stack of unattended parcels can undo that effort in an instant. Embedding parcel infrastructure early allows projects to respond to how people actually live today, supporting resident satisfaction, reducing operational strain and aligning with broader community and ESG outcomes.

As Belinda Quinn, Senior Transaction Manager – Retail &amp; Out of Home at Australia Post, puts it, residents increasingly expect delivery solutions that align with real life, are flexible, secure and available whenever they need them.

How Australia Post is solving the parcel problem for apartment living

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If you’re empty-nesters still living in the suburban home where you raised your kids, you may be planning to downscale to a lower maintenance home closer to the CBD and cafe culture.
The inner suburbs are more expensive than where you’re currently living, so you’ll need to maximise the profits from selling the family home to get a foothold a different market.
You face a choice. Should you play it safe, do a few cosmetic renovations to bring your home up to scratch and sell it pretty much ‘as is’ in the hope that strong demand from buyers will bring you a good sale price?
Or should you take a more aggressive approach towards increasing your potential profit by demolishing your old home, building two dwellings in its place and selling them on individual titles?
Many people think that subdividing is a sure way to make more money than simply selling a property in its current form — but like many ‘sure things’ in property, it ain’t necessarily so.
Working through the figures is the only way to make an informed decision. 
Start by getting a firm quote for demolishing your home and levelling the site. Factor in the cost of obtaining the appropriate council permits, and the fee an architect or draftsperson will charge to draw up plans for the subdivision.
Next, obtain an accurate costing for the labour and materials required to build the two new properties. Add a margin of at least 10% for unexpected changes and costs that may crop up when the job is underway.
Then, calculate the cost of interest. Even if you’ve paid off your home, the chances are that you’ll have to borrow money to fund the subdivision. Remember: the longer it takes to complete the subdivision and sell the properties, the more interest you’ll pay on top of the loan amount. It’s worth adding a margin onto the time you estimate the project will take.
Now, work out the rental cost. You’ll need a place to live while the project is underway, so speak with local property managers to find out the likely cost of renting a suitable property in your desired location. Paying rent as well as interest on the subdivision loan could make things tight financially, so it’s important to work out whether you can afford the additional outlay.
You’ll also need to calculate the cost of selling the new properties, including the real estate agent’s fee and marketing costs. These expenses can be significant, so it pays to negotiate a competitive commission with the agent and to satisfy yourself that the recommended marketing campaign will deliver the best value for your dollar by maximising the properties’ exposure to the right buyers.
Then, consider your tax liability. You’ll incur capital gains tax (CGT) when you sell. This could eat significantly into your profit, so seek advice from your accountant as to the exact liability that will apply in your situation.
Finally, ask local real estate agents for an appraisal of what your home is worth in the current market. 
It’s a common mistake to calculate the potential profit of a redevelopment by using the value of the property as it stood when you bought it. The land will have grown in value since then, so using the original value could lead to an over-inflated estimate of the profit margin — and bring you crashing down to earth when you actually sell. Make sure you use the property’s value in today’s terms. 
Once you have gone through these steps, you’ll have a clear idea if the project stacks up in financial terms. If not, it may be best to opt for the simpler route, undertake a few cosmetic renovations and sell your family home ‘as is’.
MARK ARMSTRONG is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
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False profits? Why subdividing isn’t always the best option

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If you’re renovation-friendly and not camera-shy then you could have the chance to join in with Channel 9’s The Block next year.
They’re asking whether you: “Think you've got what it takes to turn rooms with no walls into stunning spaces people would pay millions for?”
If, like many of us, you “sit at home on your couch and think, ‘I could do better than that’,” then here’s your chance to take part – applications are now open.
They’re looking for teams of two – long-term couples, family teams and enduring friendships – and note that you must be aged between 18 and 65, be energetic and have a sense of humour. While we're not sure anyone can maintain a sense of humour while camping on a renovation site, it obviously helps to have one to begin with.
You will be unable to work during the shoot period, and you need to be available for 10 to 12 weeks of filming in late-2014 (exact dates, and location, are still to be confirmed). But, as you'd know if you've been watching, don't expect it to be less stressful than your current job.
The first week of filming will see the couples, as usual, whittled down to the final participants.
You don’t need to have previous home renovation experience, but it is an asset, they note. Property Observer recommends questionnaire experience with filling out hefty online dating profiles.
Australia-wide submissions are accepted, and you will be paid a nominal weekly fee during filming to cover your basic living costs and expenses.
You have to apply online, at which time McGregor Casting reviews your applications for inclusion. They then contact shortlisted applicants in September 2014.
So what does the application involve? Get a bowl of popcorn, because it's pretty extensive - and will be amusing to fill out for interested teams (some deep soul searching happening here).
Question and answers
The online application involves putting in your personal details (name, address and the usual mumbo jumbo), your next of kin, your height in centimetres, whether or not you have a criminal record, whether you are able to work in Australia and whether you have children (their ages, and if they live with you full time, plus the arrangements you will make for them if you get on the show). They will also undertake a federal police check.
You are asked about your living arrangements.
You are then asked to describe your team member in one word. Then, explain how they would describe you, again, in one word.
The next discussion, amusingly, is what causes an argument and who the first is to make up. You must then describe the best and worst times in your relationship, what your “theme song” would be and why, and your strengths and weaknesses.
Feeling a little akin to a first date, the application form then continues asking “What is your dream job?” and “What makes you happy/angry?”
Your team mate then fills out the same thing.
If this is feeling a little intrusive, you might not suit the show. The next part asks about you as a “team”. The nature of your relationship, how long you have known each other and how you met.
It wants to know what you do for fun and your plans for the future.
Then we start hearing about design – what is your style, and your influences, renovation experience and the “worst thing for you” when renovating. They want to know the roles you play in a crisis and how you respond when things don’t go well. Television experience is also asked about.
Photographs
You need to upload three photographs of your home that “should indicate your design style and taste” and two “everyday” pictures of your team, not including wedding photographs, and specifically no sunglasses.
Video upload
You are then required to submit one video, which they call your “first challenge” for the show. If you’ve managed to hack through the questionnaire, then you might think otherwise.
They ask you to “Be inventive, show initiative, catch our attention!” and do so in no more than five minutes.
It must include both of you, and suggests that you use the application questions as a guide to discuss. They want one of you in front of the camera at all times.
You are asked to talk about each other, and explain why you’d be ideal Blockheads.
“Please show us your renovations/home, but make sure we can see it clearly. Give an idea of your style and renovation experience,” the guidelines state.
Everything in your application (photos, questions and video), according to the Ts and Cs, must be your own work and you give the rights to Nine Network Australia and McGregor casting.
“In return for my assignment of rights in the Materials, Nine consents to me retaining a copy of the Materials for my personal use on the condition that I do not directly or indirectly offer to sell, hire, distribute, reproduce or otherwise use or authorise the use of the Materials for any commercial purpose or provide a copy of those Materials (or any part of them) to any other media organisation, outlet or platform without Nine’s prior written consent,” it explains.
You’re also agreeing to a release that they can use any of the information throughout the world “in any way in any media” without further consent or payment, regardless of whether you are successful.
“I agree that to the maximum extent permitted by law Nine will not be liable to me for any loss or damage or injury to me, my property or my reputation caused or suffered in connection with the making and use of the Recordings or my participation in the selection process for the Program,” it notes in the ‘release’ section.
After this, McGregor Casting may invite selected participants along to further stages of the process and to answer detailed questionnaires and to sign confidentiality undertakings and releases.
It notes they will not contact unsuccessful parties.
You have until July 6th to apply.
If you're keen, then <a href="https://www.jump-in.com.au/show/theblock/fans-v-faves/latest/week-11/are-you-australias-next-ultimate-blockheads/" target="_blank">click here to apply</a>.
If you want to study up about The Block first - check out our tips, tricks and summaries here.
Here are some past video applications:
{qtube vid:=zCn5yxw_glo}
{qtube vid:=EMtGxnSGuQA}
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jduke-EHk3XBmHkn

Want to join The Block 2015? Here's how to apply

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Families with seven children don't typically have Johanna Grigg from House Rules to call on to enlarge their tiny shoebox abodes.
The Tasmanian renovation reveal and judging attracted a 1.68 million five city metropolitan ratings audience according to OZtam last night, beating The Voice on Channel 9.
The location of the Brady Bunch-styled family was in the Huon Valley.
"Tassie is so hard to cast," House Rules <a href="https://www.mediaweekpodcasts.com/maxine-gray-%E2%80%93-house-rules/" target="_blank" style="line-height: 1.3em;">co-executive producer, Maxine Gray</a> told James Manning's Mediaweek shortly after the after filming the series was wrapped up earlier this year.
"But what Tassie brings is a different landscape," she said, saying the series needed it for diversity and state rivalry outcomes.
"Its refreshing for the viewer," she said.
So Property Observer went looking for other Tasmanian homes that suit big families on low cost budgets.
All in separate bedrooms under the same roof proved very rare.
Plenty of five bedroom homes. Lots of six bedders.
And seven bedrooms were available too.
At Brighton there's a brick home offering seven bedrooms (pictured below). There are two bathrooms, two spa baths and three toilets within the 270 square metre home. <a href="https://www.realestate.com.au/property-house-tas-brighton-114867611" target="_blank">There's $439,000 plus being sought through Belle Parker at Roberts Glenorchy</a>. There are views of Mount Wellington and Mt Dromedary from the grounds of the 2.75 acres there are fruit trees, veggie patch and the chook pen.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0010_3%20melinda%20court%20brighton%20tas%20may%2027.jpg.jpg">
At Davenport a property for the extended family, or for its current use as tourists accommodation, has been listed. Two levels featuring seven bedrooms, four living areas, three bathrooms , three toilets, four showers and a huge kitchen. Changing views of the river, city and sea. The property (pictured below) on 1,353 square metres is listed through John Ackroyd at <a href="https://www.realestate.com.au/property-house-tas-devonport-113491615" style="line-height: 1.3em;">$875,000</a>.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0009_27%20hiller%20street%20devonport%20tas%20may%2027.jpg.jpg">
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There is a grand old home at Bushy Park (pictured below)- an 1859's home with 55 squares of comfort and space, sits on 22 acres. "With seven bedrooms there will no longer be any arguments with siblings sharing rooms," <a href="https://www.realestate.com.au/property-house-tas-bushy+park-115849471" target="_blank" style="line-height: 1.3em;">listing agent Karen Storey at Sorell says</a>. It has three bathrooms.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0008_233%20a%20uxbridge%20rd%20bushy%20park%20tas%20may%2027.jpg.jpg">
There's seven self contained apartments in a <a href="https://www.realestate.com.au/property-house-tas-longford-115918931" target="_blank">$699,000 Longford offering</a> (pictured below), which doesn't quite fit the bill.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0007_longford%20tas%20may%2027.jpg.jpg">
Perhaps the most imposing with seven bedrooms is a heritage listed residence in the hills of Risdon (pictured below). <a href="https://www.realestate.com.au/property-house-tas-risdon-115666843" target="_blank">It's for sale at $695,000 plus </a>through Sandra McKenzie at Harcourts Bellerive. The sizeable residence is set across three storeys and offers multiple reception rooms, two fully-equipped kitchens, seven bedrooms and four bathrooms.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0006_727%20east%20derwent%20highway%20risdon%20tas%20may%2027.jpg.jpg">
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But Property Observer found an eight bedder.
It's <a href="https://www.realestate.com.au/property-house-tas-west+launceston-113842699" target="_blank" style="line-height: 1.3em;">Edenholme Grange</a> (pictured below), a grand Victorian mansion steeped in history. Originally built in 1881 by a sea captain, its current owners have restored and brought the property back to life to offer eight bedrooms in the main house as well as three separate fully self contained cottages. It is currently utilised as a bed and breakfast.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0005_14%20st%20andrews%20street%20west%20launceston%20tas%20may%2027.jpg.jpg">
And at<a href="https://www.realestate.com.au/property-house-tas-trevallyn-115158267" target="_blank" style="line-height: 1.3em;"> Trevallyn there's a quite a quaint $819,000 nine bedroom house with terrific views</a> (pictured below). Trevallyn House is at 10 North Bank.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0004_10%20north%20bank%20trevallyn%20tas%20may%2027.jpg.jpg">
A modern home at Boat Harbour Beach is advertised as seven bedrooms, but he speil says nine is possible for the $829,000 asking price. All within meters to the main beach. <a href="https://www.realestate.com.au/property-house-tas-boat+harbour+beach-115819011" target="_blank" style="line-height: 1.3em;">The 233 square metre home is set on 2600 square metre block</a>. The home (pictured below) was built in 2002. 
Designed on three levels the bottom consists of garage with internal access, two bedrooms, gym room, storage room, study, 3rd bathroom and a huge rumpus room. Second storey features large open plan living, three bedrooms and main bathroom. Upstairs to two more bedrooms, master has full en-suite with corner spa, plus a sun or sewing room.
"This huge home of seven bedrooms (nine if needed) would be your ideal property besides the sea and would be ideal for holiday rentals (STCA)," the marketing says.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0003_8%20cummings%20street%20boat%20harbour%20beach%20tas%20may%2027.jpg.jpg">
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When it comes to 10 bedders try Launceston! Though both are current commercially utilised at the moment.
Kilmarnock House was built in 1905 as a townhouse for John Ingles, a well-known Launceston merchant. The completed cost, as charged by J &amp; T Gunn, was a moderate 1588 pounds, 15 shillings and threepence.<a href="https://www.realestate.com.au/property-house-tas-launceston-115639983" target="_blank" style="line-height: 1.3em;"> Last offered for sale over 33 years ago</a>, Kilmarnock House (pictured below) is currently operating as studio style apartments offering 10 bedrooms each with their own ensuite and kitchenette, the property also has a separate one bedroom unit. 
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0002_66%20elphin%20road%20launceston%20tas%20may%2027.jpg.jpg">
The other <a href="https://www.realestate.com.au/property-house-tas-launceston-109008516" target="_blank">10 bedroom</a> offering is a Launceston bed and breakfast, Hillview House (pictured below) through Edward Bugg. Built around the 1840's, it was extensively enlarged by Rev. W Law in the 1860's. It has now been restored to provide a charming stay for guests on their Tasmanian holiday. Hillview House comprises 10 en-suited bedrooms. The owners accommodation consists of a separate two bedroom unit.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0001_193%20george%20street%20launceston%20tas%20may%2027.jpg.jpg">
Property Observer did come across <a href="https://www.realestate.com.au/property-house-tas-huonville-110263825" target="_blank">a 12 bedroom home in Huonville</a> (pictured below). Paul Noble at Roberts Huonville describes the home as like the “tardis” stepping through the door of the 892 square metre home currently configured as nine bedrooms, but with three studies. There's four bathrooms, three living areas, a games room and a self contained flat all on 1.05 hectare with winter creek set 30 minutes drive to Hobart.
<img src="/images/phocagallery/2014/05/tasmania-may-27/tasmania_0000_huonville%20tas%20may%2027.jpg.jpg">
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jchancellor-FAypfDUnLy

Tasmania's biggest bedroomed home listings for House Rules Brady Bunch-style families

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Cowboys community relations executive Maddison (Maddi) Carter and her aviation firefighting fiancé, Lloyd Wright, are having their House Rules renovation aired this week on Channel 7. There will be a 10 out of 10 perfect room reveal.
The Queenslanders Maddi and Lloyd are relatively laid-back, so their House Rules application almost never made it in.
It follows the Tasmanian renovation reveal and judging attracted a 1.68 million five city metropolitan ratings audience according to OZtam last night, beating The Voice on Channel 9.
Property Observer notes the far north Queensland couple had paid $372,000 for their somewhat leaning, <a href="https://au.tv.yahoo.com/house-rules/houses/lloyd_and_maddison/#page1" target="_blank">four bedroom 1950s house</a> (pictured above) which was marketed through Ross Real Estate Aitkenvale as "beachside paradise" given it is three streets back from the beach.
It had been passed in at March 2013 auction when $400,000 was being sought for the property which had been last sold at $348,000 in 2004.
It is the first regional, non-capital city location, filmed in the series.
"I walked in and didn’t even need to see the whole house... we just went ‘Yep’ and made an offer on the spot," says Maddi, a marketing manager and former reporter. Their large, high-set timber home with a wrap-around deck and pool is minutes to the beach and backs onto a reserve frequented by wildlife. The house has been ravaged by the region’s tropical weather over its 25 years with rot and mould a problem, along with leaky taps, uneven floors, an almost unusable kitchen and a "grotty" bathroom with pink floor tiles.
One of the rooms has been <a href="https://au.tv.yahoo.com/house-rules/clips/23668656/worst-rooms-maddi-and-lloyd-qld-/#page1" target="_blank">used just for Maddi's shoes</a>.
<img src="/images/2014/05/27/house-rules-may-27-one.jpg" alt="">
Source: Channel 7. Before joining the aviation firefighters, Lloyd worked in the building industry as a plasterer and labourer for close to a decade, while Maddi has grown up on building sites. "I’ve lived in, like, 30 houses. Dad would renovate them and then we would move on to the next. I enjoy the smell of sawdust. It feels like home." Both in their mid-20s, home for Lloyd was originally Papua New Guinea before his family moved to Cairns when he was six. Maddi hails from Victoria, but grew up in Brisbane.
The <a href="https://www.swimsuitcalendar.com.au/main/index.php?option=com_content&amp;task=view&amp;id=12&amp;Itemid=26" target="_blank">2007 Australian Swimsuit Calendar June model </a>Maddison Carter was also in the May '09 issue of Ralph.
The six new teams from around Australia put their homes on the line as they battle it out to become mortgage free against their competition rivals to transform every room in their house. They must have a strong emotional attachment to their newly purchased homes to be selected for the series, now in its second season. It was a Channel 7 reality television concept.
Host Johanna Griggs sends in designer Carolyn Burns-McCrave and build supervisor Chester Drife to oversee the teams, who have only one week to completely transform each home.
Two expert judges – architect Joe Snell and Home Beautiful editor Wendy Moore – score each teams’ renovation.
James Manning's Mediaweek speculated Maddi's colourful past "could be attracting a lot of media coverage this year".
Manning and media commentator Brenden Wood were<a href="https://www.mediaweekpodcasts.com/maxine-gray-%E2%80%93-house-rules/" target="_blank"> interviewing co-executive producer, Maxine Gray</a> after filming the series over the prior six months. 
"I've been friends for 10 years or more….She tried to get into radio in Brisbane….as a news reader. She may have been a swimwear model for various magazines….she's pleasing on the eye," Brenden Wood chipped in, adding she was briefly at GWS in its foundation days.
Gray said the couple had an engaging personality with a big rambling Queenslander house that they thought had great potential.
"It was a tricky one for us…..is it going to be as good as a home in Brisbane in terms of rating?"
"All in all we thought it was worth going outside the capital city," she said. The series was filmed between October and Easter this year.
Photo courtesy of Channel 7. 
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Swimwear model Maddi's shoe room overhaul as House Rules hits tropical Pallarenda, Townsville

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Mossvale on Manly, an award-winning East Brisbane masterplanned development from Mirvac, has sold out with almost 500 homes developed.
However, the development was launched in 2003 and has taken more than 10 years to completely sell out, with almost $24 million in sales over 2013 and releases staggered over the past decade.
<a href="https://www.mossvale.mirvac.com/vision" target="_blank">Mossvale on Manly</a> is located in Wakerley, 14 kilometres from Brisbane’s CBD, and is bordered by Manly Road and Tilley Road. 
The median house price for Queensland's <a href="/news">Wakerley</a> is $664,000, with median asking rent sitting at $540 per week.
The 64 hectare site includes more than 10 hectares of green open space and 4.3 hectares of waterway corridor in its centre.
<img src="/images/2014/05/26/mossvale-may-26-one.jpg" alt="">
The past 12 months in particular have seen strong sales, explained Mirvac Queensland masterplanned communities development director Russell Berlee.
"As the community neared the finish line, we only had a limited number of properties left to sell with the majority of the homes released in the past year selling prior to construction being completed," said Berlee.
"There was sustained interest right up to the very last sale and, in many cases, we had a number of purchasers wanting the same property, with a wait list in case the sale fell through."
A wide demographic of buyers had been attracted, however those with interest were predominantly young families, downsizers and professional executives. Those living in surrounding suburbs, including <a href="/news">Carindale</a>, <a href="/news">Manly West</a> and <a href="/news">Wynnum</a>, dominated sales as they looked to upgrade into their second or third homes.
Properties were being offered from $650,000. In <a href="/news/mirvacs-mossvale-on-manly-community-a-near-sell-out">December, the only properties remaining were those from $705,000</a>.
The project included significantly sized blocks, and houses spanning up to five bedrooms.
Click here for other house and land developments and news.
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Mirvac’s Mossvale on Manly sells out more than 10 years after launch

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It sounds a little bit grotty, but the term ‘sweat equity’ has made its way into common investor usage. This little piece of terminology is relatively simple, but also worth deeper consideration.
On the surface, it’s essentially the alternative to financial equity. Instead of pouring money into a project, let’s take a renovation for simplicity, you instead pour your actual personal effort and energy into the project. For instance, instead of hiring a plumber, you get in there and put your skills to the test.
Upsides
Likely, you’ve added some ‘sweat equity’ to a project without realising it has a name before. Perhaps you’ve painted a property, or tidied it, prior to selling. Likely you’ve added a bit of value, no matter how small, without spending a cent. In this result is the benefit of sweat equity – you haven’t touched your bank account, and yet you’re making money in the form of equity on your property.
If you have a skill, such as a trade, then using this appropriately is well worth while. If you’re a licensed plumber or asbestos removalist, or your friends are, then getting everyone around to work on a project can be immensely useful.
While it’s easier to understand this concept when considering a renovation, “sweat” equity doesn’t have to include activities that make you sweat. If you are willing to undertake your own research, or similar, then you can make some sweat equity upfront by using your computer and sourcing a property and negotiating. Wherever you can ‘DIY’ to add value for your property, such as getting a DA, you’re using sweat equity.
Downsides
<ul>
<li>Not understanding your personal limitations</li>
</ul>
If you’re not an expert and get caught up in the idea of ‘sweat equity’ then you may be risking an amateur job. Remember, there are people in the industry that have been managing properties, recarpeting homes and styling properties for years. There’s a demand for certain services for a reason. Don’t attempt to be handy with your investments if you’re not – you could end up making a mess and needing to pay a bigger bill to rectify the issue.
<ul>
<li>Time has an inherent dollar value</li>
</ul>
While sweat equity can seem like getting money for free, remember that your time is inherently valuable. If you are taking time off of work, particularly unpaid, to work on your property in any way then you need to make sure you can’t be making more elsewhere. Taking a week off to add $10,000 in sweat equity is obviously worthwhile for most on average salaries, however the majority of the time it’s likely you’ll be attending to small jobs that could cost you a small amount and not interrupt your sleeping schedule.
Similarly, if investing becomes your “full time” job, you want to factor in the concept of a full time salary. If your own cost per hour works out to more than it costs to hire in the experts, you may want to reconsider. If you’re spending your leisure time doing manual labour jobs, you also want to make sure you don’t get burnt out in the process.
<ul>
<li>You can’t tax-deduct your own work</li>
</ul>
Unfortunately, where you can keep receipts and the formal information from contractors that work on your property, the lay person doing a bit of handy work on their own investment cannot claim for their own time. You can, however, claim for travel expenses to your investment property for repairs and similar work, and for any materials purchased. For instance, if you decide to do the cleaning yourself after a renter leaves, you cannot claim for your hours of work – but you can claim for the bleach, cleaning products and equipment used.
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What is ‘sweat equity’? How you can make the most of it

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Forget the pricey distant WaterWorld! Before the Indian summer wanes, here's Property Observer list of watersides that could be in your own back yard.
The best we have spotted was at <a href="https://www.homehound.com.au/listing/for-sale/nsw/sydney-region/hills/bella-vista-hills/16-brighton-drive-bella-vista-nsw-2153/" target="_blank">16 Brighton Drive, Bella Vista</a> (pictured above).
Take a look at its waterside which dominates the home landscape. Oh the home comes with $3.5 million plus hopes being marketed as an architectural masterpiece, taking two years to design.
Reckon its better than the one's Property Observer readers have shown (sadly without close-ups) at the homes of <a href="/news/nathan-tinkler-relists-pullenvale-acreage">Nathan Tinkler</a> (pictured below) and <a href="/news/vaughan-bullivant-secures-5-3-million-redcliffe-beachfront-trophy-home-sale">Vaughan Bullivant</a> in Queensland where the house easily outdoes the slide.
<img src="/images/2014/05/21/pullenvale_0000_1.jpg.jpg" alt="Nathan Tinkler relists Pullenvale acreage ">
The one at<a href="https://www.realestate.com.au/property-house-qld-kuluin-116403303" target="_blank"> 5 Cypress Street, Kuluin</a> (pitured below) has just sold at $525,000 with rock cliff style slide. It's hard to say how long it is.
<img src="/images/2014/05/23/waterslides_0011_kuluin%20may%2023%20one.jpg.jpg" alt="">
Property Central's photo of its <a href="https://www.realestate.com.au/property-house-nsw-killarney+vale-113595523" target="_blank">$390,000 Killarney Vale sale</a> comes with one of the longer exposed ones.
<img src="/images/2014/05/23/waterslides_0007_killarney%20vale%20may%2023%20one.jpg.jpg" alt="">
<img src="/images/2014/05/23/waterslides_0010_killarney%20vale%20may%2023.jpg.jpg" alt="">
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The side at <a href="https://www.realestate.com.au/property-house-nt-rosebery-113099187" target="_blank" style="line-height: 1.3em;">17 Catchlove Street, Rosebery</a> (pictured below) drops into the pool with multi-coloured lighting. The Northern Territory offering also has a rock climbing wall at the place which was for sale at $689,000, but is now under offer.
<img src="/images/2014/05/23/waterslides_0008_roseberry%20may%2023%20two.jpg.jpg" alt="">
<img src="/images/2014/05/23/waterslides_0009_roseberry%20may%2023%20one.jpg.jpg" alt="">
The one at Cobaki looks a tad makeshift. The <a href="https://www.realestate.com.au/property-house-nsw-cobaki-115201939" target="_blank">184 Cobaki Road</a> (pictured below) offering comes with pebble-crete saltwater pool with waterside.
<img src="/images/2014/05/23/waterslides_0005_cobaki%20may%2023%20two.jpg.jpg" alt="">
<img src="/images/2014/05/23/waterslides_0006_cobaki%20may%2023%20one.jpg.jpg" alt="">
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The horse riding facilities are the main attraction at <a href="https://www.realestate.com.au/property-acreage+semi+rural-vic-red+hill-117055667" target="_blank">this Red Hill, Victoria listing</a> (pictured below), though it would great to get a quick cool off at the solar heated, self-cleaning pool with a waterside on the five acres estate. 
<img src="/images/2014/05/23/waterslides_0004_red%20hill%20may%2023%20one.jpg.jpg" alt="">
Sporting extras are also the go at <a href="https://www.realestate.com.au/property-house-qld-maudsland-117009859" target="_blank">10 Burley Griffin Drive, Maudsland</a> (pictured below). Marketed as the "Perfect Family Acreage," there is also a flying fox and junior size AFL ground with goal posts at the Queensland property!
<img src="/images/2014/05/23/waterslides_0003_maudstad%20may%2023%20one.jpg.jpg" alt="">
<img src="/images/2014/05/23/waterslides_0002_maudstad%20may%2023%20two.jpg.jpg" alt="">
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This one looks like Cape Canaveral almost. The <a href="https://www.realestate.com.au/property-house-qld-burleigh+heads-117027359" target="_blank">5 Mathew Close, Burleigh Heads offering</a> (pictured below) is being marketed as 'Kid's heaven with its very own waterside!"
"With the owner liquidating all assets now is the time to purchase what you always thought you couldn't afford!" its Ray White listing agent Scott Campbell suggests. All for $549,000 or so.
<img src="/images/2014/05/23/waterslides_0000_burliegh%20heads%20may%2023%20two.jpg.jpg" alt="">
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Home waterslides not just a Nathan Tinkler indulgence: Eight that stand out

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The next time you look at buying a piece of land within a land estate, spare a thought for the land developer.
A few discussions this week with different large scale land developers reminded me of the number of layers they need to work through when developing raw land. Raw land is land that remains in its natural state and has had no development improvements, service connections, road works or other developments done to it so that you can build a dwelling there.
I certainly don’t envy the job of a large scale land developer as it takes literally years of work before they see any profits.
One developer told me that they’d been working with council for several years to get their development application (DA) for the land subdivision approved...and that was the easy bit.
Once a subdivision plan is approved the land developer then starts the real work in meeting the conditions of the DA consent so that they can apply for the construction certificate and then finally the subdivision certificate.  Then the final step is to have the individual lots that have been created, registered.
Once registered the purchaser can buy their piece of land and commence their own development journey. For Property Bloom it’s usually an application for a dual occupancy or a multi villa development.
Another land developer explained the stage they were at in one of their current subdivisions. After waiting longer than ever anticipated for the land to be rezoned there other major hurdle was seemingly simple.  
After obtaining the DA consent and in order to commence their civil works, drainage, sewer connections, road and other service connections, they needed permission to put down a 20 metre access crossover.
The owner of the land they needed to use to access their subdivision is the Catholic Church. The levels they had to work through to obtain this small 20 metre access gave the impression it was going all the way to the Pope for approval. Of course it wasn’t, but it was just an example used to convey the time some things can take.
It’s a great thing for us to work with these developers and our established relationships mean Property Bloom gets the low down on land that will be coming up in the near to medium term. We get a sneak preview of the subdivision plans before others so we can choose the lots most suited to our type of development. It gives us time to prepare our DA whilst waiting for the final registration of the land saving on valuable holding costs.
<a href="https://www.propertybloom.com.au/">www.propertybloom.com.au</a>
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The long road to large scale land development

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Home buyers, investors and renovators – it’s not always easy to find the right expert for any property project. When it comes to selecting a builder, you really need to be able to trust them.
Allworth Homes’ managing director Stephen Thompson said that as a builder spends several months working on your home, you need to have confidence in them.
“One thing is for sure, the building process starts long before any concrete is poured.  That’s why it’s important to do your homework. These same rules apply when shopping around for your renovation contractors,” said Thompson.
Here are five quick tips that can help guide you through the selection of builder:
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Thoroughly look at the building and construction quality.  You don’t just want your house built, you want it well built. Look for quality finishes, specification and attention to detail when you visit the display homes. Look at the reputation of the builder’s suppliers - are they brands with well-earned reputations for quality? Also ask for customer testimonials and references. 
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<li>
Price is a factor but not because it’s the lowest or highest. Look for a detailed explanation of price and inclusions in the cost when comparing builders. 
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Consider the resale of your home. Will the design earn you money when you decide to sell it in the future? Carefully consider your completed costs. On the resale market, similar plans fetch similar prices, no matter how much you’ve spent compared to another. So think about this carefully. 
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Don’t be fooled by the over the top extravagant display homes. Lots of display homes are dressed and designed with all the style trimmings in mind. Look beyond that and analyse what’s practical for your budget. Consider the floor plan and flow of the house to see if it’s the right fit for you and your family. If you are looking around display homes, then <a href="/expert-insights/building/how-to-navigate-a-house-and-land-display-home-launch">here's a guide to keeping your head above water</a>. 
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Check which areas the builder will build. This is the question you should ask first. There would be nothing worse than falling in love with that perfect design, only to find out that the builder won’t build in your area.</li>
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Source: Allworth Homes
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Five tips for choosing the best builder

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The Northern Territory’s Ilpeye Ilpeye is seeing the territory and federal governments working to deliver the subdivision normalisation that will see services provided to residents.
Receiving $10.6 million of government funding, including a $6.2 million tender awarded to Probuilt NT Pty Ltd, a formal bus area, postal services and street names will be delivered.
Minister for Community Services Bess Price said that this subdivision will help improve the lifestyle of a number of Indigenous Territorians.
Works on the town camp will included 800 metres of underground power mains, 1,200 metres of new water mains, 700 metres of new sewer mains, 650 metres of new open unlined drains and one kilometre of new roads.
“The improved standard of infrastructure will also mean that services that you and I take for granted such as rubbish collection and running water, can be delivered in Ilpeye Ilpeye like in the rest of Alice Springs,” said Price.
“Once subdivision works are complete, the Ilpeye Ilpeye Aboriginal Corporation will have the option of freehold titles to the serviced lots of land, which will be individually titled and available for either private construction or sale.”
The private home ownership opportunities in the area have the potential to provide economic benefits, including an increase in housing supply, she said.
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