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.

[smartcode_project:default project_id=150017 project_image_fid=372547]

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.

[smartcode_project:default project_id=150017 project_image_fid=374054]

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.

[smartcode_project:default project_id=150017 project_image_fid=370962]

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.

[smartcode_project:default project_id=426 project_image_fid=360299]

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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GUEST OBSERVATION
As a general rule, one place you really don’t want to find yourself is in-between a Melburnian and a piece of real estate.
But one group of long-term city residents has been getting in the way of developers and planners for a very long time now. This is even more impressive when you consider these residents have been dead for well over a century.
The Queen Victoria Market’s carpark <a href="https://www.theage.com.au/victoria/past-versus-present-20140507-37wdj" target="_blank">sits atop the city’s original cemetery</a>, founded in the 1830s. Despite exhumations in the 1920s there are still thousands of bodies buried there, some at depth, others barely a foot beneath the surface.
Surveyor Robert Hoddle’s understandable lack of foresight in siting the cemetery so close to <a href="https://en.wikipedia.org/wiki/Hoddle_Grid" target="_blank">the CBD grid that bears his name</a> has meant that the use of this land has long been a sensitive and difficult matter. Works over the years have had to negotiate the competing needs of the market (in more sense than one) and the non-economic needs of human remembrance, trying to combine mercantile and sacred space in a delicate balancing act.
Recently, City of Melbourne <a href="https://participate.melbourne.vic.gov.au/queenvictoriamarket" target="_blank">has proposed</a> turning most of the existing carpark into a park as a sign of respect for those buried there – a far cry from the attitude of the 1930s, when a steam shovel was used to tear through the old cemetery to build the Franklin Street stores.
And yet questions have still been raised about whether the new plans show sufficient forbearance. The proposed extension of Franklin Street and commercial development at the southern end of the market precinct would potentially sit atop burial sites.
This clash between the call of the future and the depth of the past poses important questions for us here in the present: should the dead impede the activities of the living in this way? What, if anything, do we owe the dead?
It’s too easy to say “nothing”, that the dead simply don’t exist any more and any responsibilities we have regarding the dead are actually duties to the living. Even the unsentimental Aristotle thought it “<a href="https://www.perseus.tufts.edu/hopper/text?doc=Perseus:text:1999.01.0054:book=1:chapter=11" target="_blank">heartless</a>” to claim the dead couldn’t be harmed by events after their death, such as the fortunes of their descendants.
There is a real question as to how we can harm or benefit a person who no longer exists, and philosophers have tried to answer this question <a href="https://plato.stanford.edu/entries/death/index" target="_blank">in a number of ways</a>. An influential answer, first <a href="https://www.propertyobserver.com.au/https://www.jstor.org/stable/2214297" target="_blank">offered by Thomas Nagel</a>, is that just as we can harm someone at a great spatial distance, say by betraying them, we can also harm them at a temporal distance as well.
So when, for instance, Colin Campbell Ross <a href="https://en.wikipedia.org/wiki/Colin_Campbell_Ross" target="_blank">was pardoned</a> for Melbourne’s <a href="https://www.emelbourne.net.au/biogs/EM00679b.htm" target="_blank">Gun Alley Murder</a>, 86 years after he was wrongfully convicted and hanged, this was justice for Ross, not for the living.
I’ve <a href="https://www.academia.edu/197785/Duties_to_the_Dead_Earnest_Imagination_and_Remembrance" target="_blank">argued previously</a> that the dead persist phenomenally in our recollection – not as conscious selves, but nonetheless as the objects of loving attention they were for us while they lived – and that this gives us a responsibility to maintain that memory.
Sartre said the dead are “prey” to the living, but they are also our dependants: without our maintenance they slip away into oblivion, into what Goethe called the “second death” of being forgotten.
Yet those buried beneath the Queen Vic are beyond memory. There are no direct personal bonds between the living and the dead in this case, no personal promises left to honour or break. Whatever connections of blood or allegiance we might have to these people are lost in their anonymity. Each is, for us, simply a distinct token of humanity, and whatever we owe them, we owe them simply as human beings.
Kierkegaard declared that remembering the dead was the purest act of love, because the dead can neither repay us for our trouble nor force us to remember them. This work of love is harder when the dead are beyond human memory, stripped of their identity and decomposed into a body that can only be reconstructed, not recognised, and described only through general categories – age, height, sex.
But the sense remains that even these remains are those of distinctive persons, objects of someone’s loving regard even if they remain unknowable to us.
The inscription “Known Unto God” on the gravestones of unknown soldiers picks out something like this: to us these are perhaps just bones, but someone – God, at least, for the epitaph-writers of the Great War – knew this person in their distinctive fullness. They lived. And that they lived deserves to be respected.
The reason we’re horrified by the thought of a steam shovel tearing up the old cemetery is not that we’re superstitious or have taken metaphors about the “resting place” of the dead too literally. It’s that the dead continue to demand a respect that extends to how we treat their remains, however far removed these might be from the full, living person they once were.
The dead, in a way, have a right to be awkward. They should be an obstruction, something the living need to work around, because in doing so we refuse to quarantine them from the realm of what is.
The rights of those buried beneath the market carpark are of course no more absolute than those of any other Melburnians. It would be silly to deny that the living have a far greater claim on us, and the demands of the dead are easily outweighed by other considerations. But that doesn’t mean the dead have no claim on us at all.
The continued sensitive management of this site isn’t simply a piece of good urban planning or canny politics. It’s a work of love.
Patrick Stokes is lecturer in Philosophy at Deakin University<img src="https://counter.theconversation.edu.au/content/26462/count.gif" alt="The Conversation" width="1" height="1" style="font-size: 12px; line-height: 1.3em;">.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
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jake-cSmGT7VXVf

Building on cemeteries: Should the dead roll over to make room for real estate?

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The Victorian government’s new strategy for 2050, Plan Melbourne, looks to focus on infrastructure for growth over the next 30-odd years, noting that it is the biggest infrastructure program in the history of the state.
In announcing the new plan, Premier Denis Napthine said that it included transport projects that are game changers, as well as urban renewal and activity precincts.
<a href="/images/2014/05/20/mleb%202020.png" target="_blank"><img src="/images/2014/05/20/mleb%202020.png" alt=""></a>
His focus is on new jobs, transport, and more homes and lifestyle opportunities across the city, while maintaining the liveability.
“The plan creates a clear picture of Melbourne's infrastructure-led growth  to 2050 and a long term plan integrating Victoria's regions with metropolitan Melbourne,” Napthine said.
He noted that $27 billion in the 2014/2015 state budget is being committed for economic infrastructure for the state, in what is the biggest program ever seen in Victoria for infrastructure.
<a href="/images/2014/05/20/mleb%202020%20TWO.png" target="_parent"><img src="/images/2014/05/20/mleb%202020%20TWO.png" alt=""></a>
Land within urban areas will be unlocked, explained Minister for Planning Matthew Guy.
“This is a comprehensive plan for Melbourne that caters for a projected population of 7.7 million people by 2051 and provides a solid foundation to meet these challenges,” Guy said.
The new dedicated Metropolitan Planning Authority will implement the plan and will be given planning authority powers for the metro area of Melbourne, and will use this new authority in urban renewal precincts, employment clusters, activity centres and health and education precincts.
Here are the specific areas mentioned in Plan Melbourne.
Major urban renewal areas include:
Fishermans Bend
E-Gate
Arden-Macaulay
Key rail corridors
National employment clusters:
Monash
La Trobe
<a href="/news">Sunshine</a>
<a href="/news">Dandenong South</a>
East Werribee
<a href="/news">Parkville</a>
Key activity and job centres:
<a href="/news">Dandenong</a>
<a href="/news">Box Hill</a>
<a href="/news">Ringwood</a>
Essendon Fields
<a href="/news">Narre Warren</a>
<a href="/news">Broadmeadows</a>
<a href="/news">Epping</a>
<a href="/news">Footscray</a>
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The 16 suburbs to benefit most from Plan Melbourne 2050

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Sixteen of Victoria’s community and publicly managed heritage properties have been given grants for conservation, according to Planning Minister Matthew Guy.
The first round of the new Victorian Heritage Register Places and Objects Fund will see $900,000 of grants to projects statewide.
The St Mary’s Catholic Church in Bairnsdale is on the list for assistance, with $75,000 of funding. The Church is matching the contribution, and they’re looking to fix the slate roof.
The Old Murmungee Hall, in Murmungee, is an 1869 community building that will receive a $43,000 grant to help fund roof repairs and fix the damp.
A former Freemasons Hall in South Melbourne will receive a $90,000 grant, to repair the coat of arms, brickwork and render.
The Alfred Fuller Pipe Organ in Geelong will receive $10,000, matched by the Church, for cleaning, repairing and restoration.
In 2013 to 2015 around $2 million in heritage grants will be provided.
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Conservation grants for 16 of Victoria’s heritage buildings

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The way a property presents can make or break its potential for sale or for finding those perfect tenants, and so vendors and landlords need to take it seriously.
Place managing director, Sarah Hackett, explains that there are seven factors that should always be considered when trying to provide that immediate attraction and charm.
“While you can go to the extent of staging your home with rented furniture, there are other things you can do to present your home in the best possible way and get buyers and tenants to fall in love with it without spending a fortune,” explains Hackett.
For those heading to an open home to assess a property to purchase, then <a href="/news/how-to-assess-a-property-at-an-open-home">here’s a useful guide</a>.
For those selling, here are her seven tips:
<ol>
<li>
Street appeal We hear about fixing up that front façade all the time – and for good reason. It’s important! First impressions are quickly made about a property, and you don’t want your buyers put off before they’ve even stepped through the front door. “You need to have both the interior and exterior of the property looking in pristine condition,” said Hackett. “Mow the grass and tidy the yard, put out fresh mulch in the garden, sweep driveways and patios and put away garden tools such as hoses and sprinklers. Consider adding a new latch to the fence so that it opens easily and give the fence a fresh coat of paint if needed.” She also explained that when the agent greets the viewer at the front door, it’s nice to add a homely touch. This could be a nice door mat or pot plants. It’s also worth remembering to keep things clean, avoid parking directly in front of the house and to keep vehicles out of driveways. Here’s <a href="/expert-insights/building/five-ways-to-spruce-up-your-propertys-exterior-for-added-value">five ways to spruce up your property’s exterior for added value</a>.  
</li>
<li>
Cleanliness The next step is to keep things clean and to de-clutter the property.  It may require a bit of elbow grease, but the time spent is worthwhile. “This involves removing unwanted dirt and dust so that your property is sparkling, as well as tidying and de-cluttering, which includes cleaning off counter tops in the kitchen and bathrooms; removing photos and papers from the refrigerator; putting away items such as remote controls, magazines and garbage bins from the living areas; and ensuring bedrooms are tidy by making beds and putting clothes away,” she said. Essentially, this step is about removing distractions and unnecessary objections to the property. This is the <a href="/expert-insights/investing/ten-tips-to-prepare-your-home-for-an-open-for-inspection">number one ‘must do’ item on this list of 10 things that you should look towards before your open for inspection</a>. 
</li>
<li>
Lighting Maximising natural light is a good first step – just opening the blinds or curtains can be helpful, as can cleaning the windows. Turn all the interior lights on, even in daytime showings. “This includes ensuring any broken light bulbs have been changed,” explains Hackett. 
</li>
<li>
Style your home While you can bring in the professionals it is also worth DIY-ing if you can’t afford it. “Set your table – it doesn’t have to be a formal setting, in fact casual is better,” she said. “Put a jug of water and nice glasses out or a bread loaf on a nice platter with napkins.” Look for nice features, such as fresh flowers, and create focus points in different rooms. Each room should be styled – consider purchasing cheap, but nice, doona covers, bathroom accessories and artworks. “Ultimately you want it to look like a hotel,” said Hackett. “In this sense you can make the bed a feature of the bedroom by adding extra pillows, and in the bathroom you can display soaps, towels and bath oils.” 
</li>
<li>
Playing to emotions Property is all about tugging on the heartstrings, so don’t be afraid to play to the mood. Music can work well, and is often used at professional display suites. She explains that this works particularly well as people feel more free to talk and discuss the property. 
</li>
<li>
Repairs Don’t leave any imperfections that can be easily fixed – this includes cracked windows, or chipped paint. “These signs of neglect can ring alarm bells for some buyers, who may think the whole property is generally rundown, and it will detract from the property’s appeal,” said Hackett. 
</li>
<li>
Time it right It’s likely you know your property well – so do you also know the time of day when it presents best? West facing houses may suit to do an open home in the morning – particularly if there’s no air conditioning and it tends to get too hot. “Likewise if your house has a lot of shade, hold open houses in the warmer hours. But make sure you work out when the entertaining areas are sunlit but not boiling,” she says.</li>
</ol>
You may also want to read <a href="/news/get-your-property-open-home-ready-in-just-one-morning-a-last-minute-guide">this “last minute guide” to preparing your property for an open home</a>.
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Seven tips for preparing your home for sale or for rent

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Defence Housing Australia could yet be privatised after the 2014 federal budget.
The budget provides $11.7 million for “scoping studies into future ownership option” for Defence Housing Australia, the Royal Australian Mint, Australian Hearing and the corporate registry function of the Australian Securities and Investments Commission.
Overall the government will axe 16,500 jobs over three years, by cutting 230 bureaucratic programs and 70 government agencies.
The DHA remains a likely target, although the influential head of the Australia Defence Association, Neil James described the pre-budget reported plans to sell off Defence Housing Australia as set to be a "broken promise" and a "betrayal."
It was The National Commission of Audit that recently recommended privatising Defence Housing Australia, which manages a portfolio of 18,300 properties valued at around $10 billion.
The DHA delivers annual profits to the Commonwealth of $100 million-plus.
The audit report suggested it be done in the first phase of any privatisations by the Abbott government. 
DHA currently provides housing and related services to Defence members and families in order to support the operational, recruitment and retention goals of the Department of Defence.
DHA constructs, purchases and leases houses for Defence personnel, manages dwelling allocation and tenancies and acquires and develops land to build mixed military and private communities.
Most of its funding comes from Defence, or Defence employees.
It finances additional capital investment by selling and leasing back dwellings, the sale of land and dwellings from developments and the disposal of surplus properties.
As at 30 June 2013, DHA had 18,300 houses under management, including over 3,800 it directly owned and around 12,500 leased from investors.
In 2012-13, DHA spent $305 million on a capital programme to acquire 590 new houses by construction or purchase, and $14.4 million on the acquisition of 38 apartments.
It also has a $360 million programme to upgrade and replace defence owned houses.
DHA currently has 12 major developments in progress, including in Sydney, Darwin, Townsville, Canberra and Brisbane. 
DHA was established to commercially manage and improve the defence housing stock as a result of criticism in 1986 of the poor standard of accommodation then available.
Since its creation, DHA has undertaken a major program to bring defence housing up to community standards.
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Defence Housing Australia (DHA) privatisation mooted, but not signed off, in 2014 federal budget

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Northbrook Corp, which looks to develop Noosa on Weyba, have filed an appeal in the Planning and Environment Court after being refused their development application by two Sunshine Coast Councils who said it did not fit their planning schemes.
The move to court was said to come as “no surprise” to Noosa Council officials and the Friends of Lake Weyba, who are “vigorously anti-development”, according to The Queensland Times.
Co-developer of the project, which sits in both Noosa and Sunshine Coast Council areas, is Mantle.
The developers submitted a 10-page document responding to the refusals.
The <a href="https://www.noosaonweyba.com.au/" target="_blank">official website for Noosa on Weyba</a> notes that they look to provide a range of housing options, parks, cycleways, aged care amenities and access to Lake Weyba. They also said that they would adopt sustainability principles.
A maximum of 50 apartments, and a range of aged care apartments, retiring living cottages, residential lots and townhouses, as well as a kiosk/tea house for the public at the gateway to Noosa National Park, are proposed. Overall, there would be 850 new dwellings.
The development would sit on a 303 hectare landholding. A total of 19% would be developed over the eight year timeline.
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Queensland developer looks to court appeal after 850 dwellings rejected by two councils

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A man who took out home renovation work without a licence, as well as breached home building legislation, has been ordered to pay $40,000 in fines and costs, after facing the Parramatta Local Court this month.
Buddy Charbel Challita, a 42 year old from Greenacre, was convicted ex-parte on 2 May, fined $6,000 for unlicensed contracting of specialist work, $18,000 for thrice demanding/receiving payment before the work had commenced and $18,000 for thrice contracting residential work without an insurance certificate.
Challita also had to pay professional and court costs, totalling $2,095, costing him $44,095 in overall.
He had applied to Fair Trading for a contractor licence in 2009. This was refused as he had a bankrupt status.
Despite this, in April 2013 he contracted with an East Hills home owner to create two new bathrooms, a laundry and a kitchen. The amount of the work would be $33,420. Under New South Wales requirements, this would need a licence. No home warranty insurance was in place.
He also received a $4,000 deposit from that property owner – this is above the 5% maximum allowed under the Home Building Act. After paying these sums, three months passed with little work undertaken. The property owner was then required to pay for other contractors to complete the work.
Acting Fair Trading Commissioner, Rob Vellar, said that the whole idea of the Home Building Act is to protect consumers from these situations.
“Unlicensed building and commencing work without Home Warranty Insurance in place can not only have a potentially adverse impact upon the future re-sale value of a property,” said Vellar.
“It can also been downright dangerous. Always check your builder is appropriately licensed before entering into any contract for home renovations.”
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Unlicensed home renovator and builder ordered to pay more than $40,000

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Hi Margaret,
My partner and I are thinking of buying our first home by the end of this year and are currently researching on where to build, the demographics, etc which will suit our budget.
We are from WA and are thinking of going for a home and land package. Therefore will you have any piece of advice as we are newbies to the property market and believe that extensive research needs to be conducted before we embark on this journey.
Is there any of your books that are specifically targeted towards first home buyers.
Regards,
Amira
Margaret's answer on the next page. Please click below.
<hr class="system-pagebreak">
Hi Amira,
It's really important to understand that the parameters around how we choose the home we wish to live in are not the same as those we choose the home to invest in.
If you were buying purely for an investment, it's more likely that you would not invest in the same kind of area that you would choose to buy in as an owner occupier.  This is because, at any moment in time, some areas make better investments than others due to the existence of growth drivers which have not yet had a big impact on that market.
If you were choosing to invest you would be looking for areas which are not yet fully serviced, yet show signs of increasing population, infrastructure and popularity. These areas then have a good chance to grow quickly and you will benefit from that by having an investment which grows well.  If you are looking to buy a home to live in you would be looking for an established area which most likely already has had some good growth - you choose it for the convenience and lifestyle benefits it can provide to you and consider its potential to grow as a secondary requirement.
You want to buy in WA, and most residential areas in Perth have had a good run last year, with prices softening this year.  Therefore, as an investment it's not as good, at this moment in time, as say, Brisbane, and so you would most likely not choose a Perth suburb as an investment right now.  But as you want to live there, your aim instead should be to find something within your budget which also allows you to meet all of your lifestyle needs - a decent proximity to your work, near family and friends and close to any of the things you like to do in your leisure time, such as go to the beach, go bushwalking etc.
As you are choosing a house and land package, make very sure that the total price to build this house does not exceed the current price for similar, established properties which are already built.  Often there is a builder premium which you cannot recover through market growth, as this house will only have the same value as similar established houses once it is built.
Then, make sure that you get the right type of loan, right from the start, one which is flexible and will allow you to redraw anything you pay off it to make a deposit on an investment property.  You want to be able to pay down your loan as quickly as you can so that the combined effect of debt reduction and market growth of the property creates the equity you need to get started with a property investment portfolio. 
While my books don't specifically help a first time owner occupier, the latest one, <a href="https://www.booktopia.com.au/how-to-achieve-property-success-margaret-lomas/prod9780987368294" target="_blank">How to Achieve Property Success</a>, which is a combination and update of my first three books, definitely helps you to undertake effective mortgage reduction and prepare yourself for starting on your property investing journey. 
Regards,
Margaret
Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

What should I look for in a house and land investment? Ask Margaret

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Calling Barangaroo an important precinct in Sydney, Urban Taskforce CEO Chris Johnson has said that the City of Sydney’s concerns prompting suggestions for the site to be reduced should be rejected.
Citing a recent PricewaterhouseCoopers report, that saw Sydney CBD as being low growth in economic output, compared to Melbourne and Brisbane, Johnson said that the City of Sydney Council’s reduction in scale ideas for Barangaroo should not become a reality.
“Melbourne’s annual economic growth was 4.7% a year, Brisbane’s 4.4% while Sydney’s was only 2.2%,” he said, arguing that Barangaroo is crucial for the future of Sydney. What Sydney will be like in 2050 was a recent topic of discussion on Property Observer.
“We need to get Sydney CBD back as the leading economic driver of Australia and that requires leadership from state and local government to encourage new development rather than trying to stop it,” he said.
Bold thinking that aims for growth, specifically in the CBD, is crucial, he explained.
“Barangaroo has 22 hectares of land and even the latest potential for 680,000 square meters of development is just over a three to one floor space ratio. Most of the city has buildings over 10 to one floor space ratios so Barangaroo is not excessive.”
He said that the Council should not be taking a negative position on this development, but should get behind the important precinct and help promote it.
However, significant changes have occurred since the Council’s initial involvement. Fairfax Media recently reported that the development has doubled in size since its conception, and that relations have recently deteriorated between the council and the government over the development.
Photo courtesy of Wikipedia/Creative Commons.
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Urban Taskforce criticises suggestion to reduce size of Barangaroo

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Western Australian couple Russell and Carole - contestants on House Rules 2014 - purchased their home off Gumtree.
It was advertised under the heading "renovate or detonate".
"Russell was being ridiculous looking at places that were too expensive so I plugged into Gumtree, ‘Houses for Sale’ and put in an amount that we could afford," said Carole.
Despite the extensive work needed, Carole could see potential, falling in love with the valley views, then buying without any building inspection report. 
They now have a $290,000 mortgage, <a href="https://au.tv.yahoo.com/house-rules/clips/23221878/worst-rooms-carole-and-russell-wa-/" target="_blank">with the renovation by rival contestants airing this week on Channel 7</a>.
Their home on stilts was sitting unstable on an overgrown block in the Perth Hills.
"I wasn’t happy because there was so much work to do," the administration manager, Russell recollects.
After he met Carole, who works for the local council, at a party in 2001, they renovated and sold their first Perth house at a profit.
But the pair lost money when prices dropped after the global financial crisis in 2008.
 Reminscent of the 2013 couple Steve and Michelle at Collaroy Plateau in some ways as the Sydney couple had previously hit tough times too after putting money into a property development venture that went bankrupt. Even after Steve and Michelle sold their prior house they still had debt to pay off.
There are currently anywhere <a href="https://www.gumtree.com.au/s-property-for-sale/c18367?sort=price_desc" target="_blank">between 2,000 and 4000 properties</a> for sale on Gumtree from over $1 million to desired swap arrangements.
Many of them are offering the house for relocation with the land being kept by the owner.
{module Would you buy a home off Gumtree without a building inspection report?}
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