Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

Joel Robinson

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

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Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

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.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/dVG5ChLHf7E?si=D9hQRGCBuzlSQBqK" title="YouTube video player" width="560"></iframe>

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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With The Block: Fans v Faves heating up, it seems that renovation fever is sweeping the country. Last Sunday, the teams revealed their newly renovated kitchens – a room which many believe will make or break a renovation.
The winning team, twins Alisa and Lysandra, were praised by the show’s judges for their spacious kitchen (pictured below) that made use of the apartment’s open plan layout. According to the judges, their offering was contemporary but not trendy, and would have timeless appeal.
<img src="/images/lah3r5kitchen13.jpg" width="460" height="259">
Image courtesy of Channel 9
Meanwhile, Brad and Dale got the roughest treatment, with the judges deeming their kitchen “cold and dated”. It seemed they won no hearts among the judges with their curved bench, seen below, though the boys thought the bench would be a selling point come auction day.
<img src="/images/bdh4r5kitchen03.jpg" width="460" height="259">
Image courtesy of Channel 9
And while renovating one’s home can be a rewarding adventure, with <a href="/expert-insights/building/pleasure-not-profit-the-reason-for-most-home-renovations-mortgage-choice-survey">most homeowners renovating for pleasure</a>, not profit, plenty of investors know that renovations, when done right,<a href="/expert-insights/building/pleasure-not-profit-the-reason-for-most-home-renovations-mortgage-choice-survey"> can make a tidy sum</a> when it comes time to sell the property.
Though many homeowners dream of reinvigorating their living areas or expanding their master bedroom, as host Scott Cam noted on Sunday’s episode: “Kitchens sell houses.”
Andrew Winter of Selling Houses Australia <a href="/expert-insights/building/the-10-best-diy-renovation-tips-from-the-experts">says that</a> “quality bathrooms and kitchens will always add value to your home”, while stylist and author Amanda Talbot thinks that 5% of the value of your house should be in your kitchen.
Similarly, Cherie Barber of Renovating for Profit says that renovators should aim to spend between 1% to 1.5% their home’s value on the bathroom, which is “the second most important room in your house, besides your kitchen.”
Which room of the house do you think is the best to renovate to add value to a family home?
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Kitchens the key to adding value for teams on The Block

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LandCorp and Lend Lease have announced the launch of redevelopment project The Playground, a 4.16 hectare site that will see buyers chosen through an electronic random selection process.
The project, called <a href="https://www.theplaygroundcoolbellup.com.au" target="_blank">The Playground</a> after its previous use as former North Lake Primary School in Coolbellup, has already seen hundreds of expressions of interest and offers 54 lots ranging from 275 square metres to 448 square metres.
The first release is expected for April, with the electronic process to sort through interested buyers.
The Primary, the redevelopment of former Coolbellup Primary School site by the same developers, saw strong demand that is expected at The Playground as a result, said LandCorp general manager metropolitan Luke Willcock.
There was a sell out of land in The Primary during 2013.
“We expect significant demand for the land at The Playground following sales at The Primary. An electronic random selection process is the fairest method to ensure all interested purchasers have the same chance of buying in this popular area,” he said.
Lend Lease general manager of communities in Western Australia, Anthony Rowbottam, said that the design will blend into the Collebellup community.
“The name of the development is inspired by the children's playground that was central to the former North Lake Primary School. The Playground will deliver amazing play and exercise spaces, facilities and parks, delivered through the evolution of the site," said Rowbottam.
The outdoor focus of the site is set to be extended in conjunction with community feedback. Current features suggested include a fitness trail with exercise equipment through the public open sapce, walkways and play areas.
“We are delivering an innovative product that will offer a range of high quality homes to meet many different lifestyles and budgets,” Willcock said.
“The Playground will showcase innovation in planning and design by developing new homes and amenities in harmony with an established suburb, just as we successfully did at The Primary.”
For the latest development listings, brought to you by Property Observer and partners, see our <a href="https://showcase.propertyobserver.com.au/" rel="nofollow">Investor Showcase</a>.
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Redevelopment project The Playground launched in Coolbellup, WA

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Investors always seem to want just a little bit more and as house prices move, many investors will start to think of ways to maximise their returns.  
One of the strategies that will raise its head is property flipping. That is buying a residential investment property, renovating it, then selling it to make a profit. It’s a common strategy, but unless you plan carefully it may not bring the kind of return you were hoping for.  
When you buy a residential property, the state government asks you to pay stamp duty worth around 5% of the purchase price.  
If you’ve borrowed to purchase the property and undertake the renovations, you are paying interest on the loan without receiving any rental income during the renovation period to offset the loan repayments.  
When you sell the property, you’ll lose 2-3% of the sale price in the commission you pay the real estate agent, plus another 1% in advertising costs.  
In short, not only are you paying interest on an investment loan out of your own pocket, but you are losing close to 10% of the property’s value merely by entering and leaving the market.  
And, when you actively add value to a property, you are taking a gamble that the sale price will equal the price of the renovations plus your profit margin. Most property grows in value over time, but not all sectors of the market grow at the same rate.  
If there isn’t sufficient demand for your style and location of property, you may not make enough money to cover the entry and exit costs, outstanding loan balance and renovation costs, let alone make a profit. If you do make money on the transaction and you sell the property, you will also be liable for capital gains tax. It’s like taking two steps forward and one back.  
I am not saying that buying to renovate and sell is a poor strategy in itself. It can be highly successful, but only if the capital growth outstrips the buying, holding and selling costs. Even in locations where capital growth is strongest, this may take several years. And capital growth compounds, so the longer you hold the asset, the greater the amount of growth. If you sell the property as soon as the renovations are complete, you may not have allowed enough time for capital growth to take full effect — substantially reducing your potential profit.  
In other words, the substantial entry, exit and holding costs mean residential property should not be traded like shares, but held for the long-term (at least seven to 10 years) to ensure the capital growth justifies all the expenses you’ve incurred along the way.  
If a real estate agent is advertising a property as perfect for adding value, ask yourself whose interests they are promoting — yours or theirs? Remember, they stand to make a commission on selling the property for the previous owner, followed quickly by another commission on selling the property for you after it has been renovated.  
If you still believe that buying to renovate and selling quickly is the right strategy for you, make sure you calculate all the likely holding and transaction costs.  
Then, research the local market to determine the property’s likely selling price. Look at other properties in the area that have been renovated to the same standards as yours and sold in the last three months.  
It’s also important to factor in the cost of your time. How much you would have earned from your normal job if you weren’t at the property supervising or undertaking the renovations? And what about your leisure time? How much time will you spend away from your family and friends?  
For example, if the project is going to take up six months of your evenings and weekends when you would otherwise have spending time with loved ones, will the expected financial profit make that lost time worthwhile?  
If the holding, transaction and time costs add up to more than the property’s likely sale price, you may need to reconsider whether it’s worthwhile undertaking the project.    
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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Property flipping: Is it really worth your time, effort and, most importantly, your money?

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If you own a property and are looking for a quick equity boost, or some extra rent, then adding a room might be a good option.
While this strategy suits some, not every house is going to be suited to the task. Before you even touch the toolkit, you need to hit up the numbers.
As always, head on to a listings website. You need to create an understanding in your mind about the difference between prices of say, comparative two bedroom homes and three bedroom homes that have the majority of other factors (such as land size, location and amenity) similar to yours.
Once you have worked out what this number is, you can very easily do a similar task with rental prices.
For suburbs where fewer properties transact or rent, you might find yourself collecting this data over a period of time – particularly where there is a mixture of housing types. You could also phone a local real estate agent and ask them to appraise your home and ask them how much it would add value with an extra bedroom.
Let’s assume the difference in price is $50,000 - a substantial sum, which can vary significantly between suburbs. We’ll also assume that, based on the rule of $100 rent for every $100,000 in home value, there’s an extra $50 a week in rent potentially available. We note that these are very rough sums and your result may be substantially different.
If there’s a potential $50,000 to be made, it’s certainly worth looking at.
With the $50,000 figure now in your mind, you need to turn your attention towards the property itself and consider where you can fit this extra room.
Understand what constitutes a bedroom
Of course, you can put a desk in a bedroom and call it a study, or you could put a table in there and make it a new living room, but a bedroom does have to fit certain standards. The Building Code of Australia will be a useful guide to head to.
To make it legally fit the definition of a bedroom when it comes to sell, there are a number of standards that need to be adhered to.
There are specific rules about ventilation, windows, floor space and ceiling height (2.4 metres for habitable rooms) that you need to be mindful of. Bringing in the council early, especially where permits are required, can be crucial.
Ensuring you fit these requirements is necessary, otherwise you will be legally required to sell your property as having the initial number of rooms and an extra “storage room” regardless of whether you think it is perfectly fine to be a bedroom.
Article continues on next page. Please click below.
   
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Firstly, look towards your floor plan
Cherie Barber from Renovating for Profit <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/how-to-add-%24100000-of-value-with-a-%2410000-renovation/2013093065370">has previously told us to look for a “big open space” where you can put in a cheap $1,000 wall</a>, add some paint and a bit of cleaning up and change an L-shaped room into two spaces – one of which becomes your extra bedroom.
You can also look for non load bearing walls that can be moved within a larger room to create two rooms, or an office that just needs to be slightly bigger.
Changing a room in this way is going to be your cheapest option, perhaps costing up to around $5,000, leaving you a nice $45,000 in equitable profit.
Look for alternative spaces
Garages, attics and similar spaces can be converted into bedrooms, however these can incur substantial costs – particularly if, for instance, the attic requires proper walls to be installed and windows to be put in. This can easily make the $50,000 profit potential erode, leaving you over capitalizing.
In some areas, a garage is going to be seen as an absolutely crucial aspect to your property. Turning this into a bedroom may, in fact, be detrimental to your investment – even if the numbers appear to stack up on first glance.
Other options
An extension may also be a consideration, however this is a costly measure. If you are looking to achieve substantial profit from adding a room, then you may consider this approach. This works particularly well in locations where you have a substantial sized yard and where house space commands a premium price.
Remember to factor in the length of the construction, as this is going to be a bigger project than just putting in an extra wall. You’ll also want to be particularly mindful of where you place the extension – perhaps the extension itself becomes a living area and you can convert a current living area into a bedroom.
When considering the costs to undertake any renovation, remember to factor in time that your tenant may need to be out of the property if it is currently rented. You may need to provide them a rental discount or other sort of compensation, such as alternative accommodation, to keep them on-side through all the improvements. Similarly, you may not be able to increase the rent if they are not close to the end of their lease.
You also want to make sure that the addition of an extra bedroom “makes sense” to the property that you have. If you own a three bedroom, one bathroom house, an extra bedroom may see you considering putting in an extra bathroom as well.
Remember that, just as with most renovations, it’s likely to cost you more and take you longer than expected. Ensure you have worked out the best and worst case scenarios for your profit before undertaking any work and risking over capitalizing.
Presentation
Lastly, remember that presentation is everything when it comes to offering your property to prospective buyers or tenants.
Considering staging, either professionally or on your own, to show the functionality of the space. This is particularly important if a room is small, but fits the requirements. Place beds, furniture and other necessary items to show how you envision someone using the space. Perception is everything.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
        
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How to: Increase value with an added bedroom

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The Australian love for the outdoors, and for outdoor entertaining, never ceases to amaze. As such, it appears that the backyard is in many property owners’ sights as the area to renovate for lifestyle and for value-adding purposes.
Canstar Blue, a consumer ratings house, surveyed more than 2,500 people in their annual home and garden research to ask about renovations and future intentions, with 25% of home owners that answered having already renovated their yard over the last three years.
Another 38% of the 1,503 home owners, said that they were considering undertaking external renovations.
Bathrooms were then on the list, with 20% having undertaken improvements over the past three years. Two in five also had an intention to renovate this room.
Those in Queensland, where the climate is sunnier, were most likely to have renovated their yard, at 29%. Meanwhile, in Tasmania and West Australia, the figure sat at just 17%.
Of work undertaken, the most popular items were the following:
Decking or paving: 45%
Repainting: 38%
Changes to lighting: 32%
Interestingly, <a target="_blank" href="https://www.propertyobserver.com.au/victoria/analysis-can-laying-turf-really-increase-your-propertys-value-by-%2475000/2014012867406">despite some claims</a>, adding lawn or turf was not mentioned within the top three.
In the bathroom, common upgrades included:
Taps and sinks: 72%
Repainting: 69%
Replacing showers and baths: 66%
Gen Y were the homeowners that were most into DIY-ing, with 47% saying they had done the renovations themselves, compared to Baby Boomers, 40%, and Gen X, 41%.
Canstar Blue’s Amy Partington said that it appears little is off limits and that we’re still a nation of eager renovators.
“The research also shows that a large proportion of people are doing their work themselves, particularly younger people who may have scrimped and saved for their first home. With this in mind it’s little surprise that consumers are turning to the Internet to research the equipment they should use and to uncover all the advice they can to avoid costly mistakes,” Partington said.
Decking is certainly popular at present and is likely to be on many homeowners' minds as the weather remains hot and the outdoors look ever more tempting. Similarly, new products allow decks to be built even more easily and with less maintenance than previously. There are a number of materials now that also create decks that never rot, as well as a vast selection of colours and styles.
See over page for five homes with inspirational decks
 
 
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Five inspiring deck designs 
When planning your own outdoor decking, it's worth looking to properties that have got it "right" for inspiration. Here are five current listings that have something particularly special in the way they use their decks.
 
{yoogallery src=[images/stories/2014/02/12/hun]}
Seamlessly blending the indoor and outdoor space, the expansive deck on this home provides a fantastic outdoor entertainment area. As the home boasts a 180 degree bushland and water outlook over the Lane Cove River, this is a great way to take advantage of the views.
 
{yoogallery src=[images/stories/2014/02/12/bri]}
Wrapped around the sizable pool, and providing views of the solar heated pool, gardens and vegetable patch, it’s also located under the right amount of shade for comfort. The cut outs for the deck are an unusual but nice feature, allowing trees and plants integrate with the deck.
With a barbecue, and right next to the kitchen and loungeroom spaces, it’s a great functional space.
 
{yoogallery src=[images/stories/2014/02/12/west]}
This decking, which is both inside and out, is a modern, stylish approach that is favoured by many. This is all about flow, and really changing the definition of where the house ends and the garden begins.
 
{yoogallery src=[images/stories/2014/02/12/fli]}
Combining the deck with the transparent glass pool fence provides an excellent useable space that isn’t disjointed by the safety requirements. While the use of furniture here helps define a sitting space, clever positioning of other garden attire can turn the space into something completely different very quickly.
 
{yoogallery src=[images/stories/2014/02/12/bro]}
Providing an extra meal area, and a through-way, this unusual use of decking is elegant, neat, and again blends the concept of where the “house” ends. The main bedroom also has its own private deck. 
 
Have you added a deck or changed your yard? Send in your pictures and ideas to: <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
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Outdoor renovations the budding trend: Five decks to be inspired by

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Hi Margaret,

I have a duplex approved vacant block in Queensland. The block size is 928 square metres. I don't want to build two houses/units that are attached. I have checked with the local council (Logan City Council), they have informed me that it is possible to have two detached houses build on that block (which we will have to apply for).

Now I also asked them if I could subdivide that block into two lots. They said that was possible as well with application of subdivision costing $1,095 plus $520 per lot which comes to a total of $2,135. They said that the headworks charges would come to approx $28,000. This $28,000 is for one block as there will only be one additional block.

I asked them if there is any other charges that I may come across. They said there would be a water meter connection (which a different department of the council informed would be $1,414.41).

They said that I will also need to hire a surveyor, at least for official drawings for sealing. I estimate the total cost of subdivision to be around $40,000 (including some contingencies). the subdivision is on a corner block so roadworks will not be required. The duplex block is part of a subdivision that happened approx 1 year ago and therefore the infrastructure and all services are all new.

Now I am trying to figure out whether it is better to have the block subdivided into two lots and then build a house each on it or build two detached houses on it without subdividing. If I subdivide, I think the bank valuation would be higher but the rental income would be the same for both scenarios. But if I subdivide, then the return on investment through rent would be less.

Can you please shine some light on things or views that I am missing out on. What do you think I should do?  Should I spend to subdivide (while the extra money spent for subdivision may turn out to be the same valuation that the two blocks combine will generate), or should I build detached houses without subdividing and let the subdividing idea sit for future.

Kind regards,

Chetan

Margaret's answer on the next page. Please click below.

 

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Hi Chetan,

It seems like you have already  done a lot of the due diligence in considering the true costs of this subdivision, so well done.  Often people don’t consider this big picture and instead rush ahead, only to find out too late that the costs exceed the benefits.

It is true that, most often, two separately titled blocks can fetch a better valuation than a single-titled, two dwelling lot.  In my experience the difference is between $30,000 and $50,000, depending upon where the block is.  However, usually the rental return remains the same – tenants are rarely aware of the title arrangements and won’t know whether they are on a separately titled dwelling or not.

You need to consider your personal circumstances before working out if it’s worthwhile spending this money now, or later.

If you will be relying on equity to allow you to leverage into more property, you will want every cent of equity that you can get.  It’s possible that subdividing now will allow each individual block to gain value at a greater rate, giving you more overall equity and allowing you to leverage into more property sooner.  That extra $10 - $20,000 in equity might add up to $100,000 in borrowing capacity (subject to your qualifying), and you could then acquire more property now.

On the other hand, if you have plenty of equity elsewhere in other property and are not stopped from further leverage, I cannot see the point in subdividing at this stage.  Keep the money and use it to pay down debt, which in itself will provide some more leveraging power.

Down the track, when you wish to liquidate your portfolio to access retirement funds, you will probably want to subdivide then, as it will be easier to sell two separate blocks and you should fetch a higher price for each than you could get for the two combined.

Regards,

Margaret

Margaret Lomas is a best-selling author and writes and hosts the popular 'Property Success With Margaret Lomas' and heads up the panel on 'Your Money, Your Call', both on Sky News.

She is the founder of <a href="https://destiny.com.au/dotnetnuke/en-au/home.aspx" rel="nofollow" target="_blank">Destiny</a>.

Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>

<h2 style="font-size: 14px;">Properties you may like:</h2>

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mlomas-KC9MUPZ6Ca

I want to build two houses on one block; should I subdivide now or later? 

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Watching The Block recently, I chuckled as the site foreman Keith was hounding the contestants for their plans so he could start on the plumbing and other rough ins (the electrical and plumbing wiring and pipes to be installed before the internal linings to the frames) when they’d barely started on the ground floor room renovation. They were complaining they barely had time to work out the day’s challenge, let alone plan the upper floors. It hit a chord as I’d been discussing the same thing with our builder today on one of Property Bloom’s house renos.
The rough in process is so important, but seemingly quite ‘boring’. You need to work out where you want pipes and drains that will support the more sexy fittings and fixtures that will come later as part of your bathroom renovation.
To get your wet areas right it’s all about the rough in, to ensure you can then position and connect the PC items in the right spot.  'PC' is the term for a prime cost item – toilet, bath, mirror, vanity, taps etc. If you get the rough in right, then the actual fit out should be pretty easy but you need a good imagination or some experience to ensure your dream design ends up the way you want it. You also need to know what fittings you will use so their specifications can be given to the plumber to refer to during the rough in, so planning ahead is essential.
<img alt="bath-feb-7-after" height="313" width="470" src="/images/stories/2014/02/07/bath-feb-7-after.jpg">
On a house reno we are currently working on, our beautifully restored 1.7 metre claw foot bath, that we found locked away behind an ugly fibro casing, is sitting in one of the bedrooms where we are painting the base after it was re-enamelled. I couldn’t just pick it up and carry it into the bathroom to position it as it’s bloody heavy, so we measured it and traced its position on the yet to be waterproofed bathroom floor, marking out the location of the plug hole so the plumber knows where to position the waste.
<img alt="bath-feb-7-before" height="313" width="470" src="/images/stories/2014/02/07/bath-feb-7-before.jpg">
While we're not changing the location of the toilet, it is being replaced with a more modern and stylish back to wall system – so the toilet waste will move a little. When installing a toilet, you will need to know the "set out" and position of the water inlet. This measurement will help you choose the size toilet you need to buy and which sizes to avoid. 
For an S trap installation (where the waste outlet is positioned on the floor) the set out is the distance measured from the finished tiled wall to the centre of the waste outlet on the floor. The set-out can vary greatly depending on the age of the house. Most new homes will have a standard set-out of about 140-165 millimetres, which will enable most toilet suites to be installed. However, if the set-out is more that 200 millimetres or less than 100 millimetres, it will limit your choice of the type of toilet you can buy.
We are working on a timber floor rather than concrete slab, so it’s a little easier to vary the position of the toilet’s waste area but you certainly need to get it right when working with a concrete slab, as the plumbing rough in is done before the slab is poured.
It’s also important to have the tapware delivered early as your plumber needs to chase in the hardware to the walls – this is also part of the rough in process.
As well as our main bathroom, we have a powder room, where we are installing just a toilet and wall mounted modern wash basin over a polished timber floor. We’ve tried to focus on a single feature piece for each bathroom – the claw foot bath is it for the main bathroom, against a floor to ceiling tiled marble look feature wall and the 750 millimetres wide wash basin beneath a large pendant light for the powder room.
Whatever your bathroom design, take time in the initial planning stages to work out the PC item positions and talk to your plumber about the rough ins so that your bathroom reno turns out smoothly.
Jo Chivers is director of <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
 
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jochivers-wq5Bp59R5a

Getting the rough ins right is the key to a smooth bathroom renovation

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Home builders Hotondo Homes have introduced a new range of residences aimed at catering for Australian families.
The new Forever Sanctuary range features homes suitable for a variety of land sizes, from acreage blocks through to narrow lots. Hotondo Homes conducted extensive market research while designing the range, including research into consumer demographics and consulting with focus groups.
They found that the kitchen, master bedroom and outdoor entertaining areas were key spaces for Australian families.
{yoogallery src=[images/stories/2014/01/22/ersk]}
Photos: Forever Sanctuary Erskine range
According to Hotondo Homes' managing director Michael Renwick, research and communication with residents is a key component when designing for modern lifestyles.
“Our builders don’t just build houses – they’re passionate about building homes that their clients want to live in,” said Renwick. 
“They want to build homes that their clients can have a special connection with and a place they can look forward coming home to.”
Prices for homes in the Sanctuary Forever range vary from region to region. For a Sanctuary Forever home in the Melbourne metropolitan area, prices start at $154,400. In Sydney, prices range from $144,800 in Penrith to $158,800 in Lithgow.
<a target="_blank" href="mailto:jrichardson@propertyobserver.com.au">jrichardson@propertyobserver.com.au</a>
For the latest development listings, brought to you by Property Observer and partners, see our <a href="https://showcase.propertyobserver.com.au/" rel="nofollow">Investor Showcase</a>.
Images are artist impressions.
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Forever Sanctuary range launched by Hotondo Homes

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Hi Margaret,
I am from Sydney and I have a property that is one acre, well it's around 4,375 square metres. 
Originally it was all farm land, but there's been a new development and now I have one of the only acres left. Now have homes all around me and my land has roads at the back and front of me.
I don't think there is much else that I can do to my acre. I would like to subdivide it and I need to do it the right way so I don't make any costly errors. 
I gave spoken with local council and the lot sizes I am allowed to do is 550 square metres. 
If you could push me in the right direction I would really be grateful.
Thanks, 
Shane
 
Hi Shane
It sounds like you have your one acre available to subdivide into around eight lots, depending upon what your council will allow. That should be fairly straightforward, though not without cost.
You must be aware that all councils will have different rules, regulations and processes even though they all fall under the one state government planning department rules.  It's important that you know and understand all of the requirements before you get started.
You should start by going to your local council website and looking up the town plan.  Here you will find the minimum lot size according to the incline of the land, and you can work out how many you can do.
After this it would be wise to contract a local town planner who should be able to have the required surveys, site and engineering plans drawn up for you.  While there is a cost involved in having a town planner involved, it can save you a lot of time and effort and often the risk of getting rejected after you've spent a lot of money.  Town planners usually know the rules intimately, and many have previously worked for council, so they are in the best position to develop a proposal with the greatest chances of success.
You will incur a large amount of cost before you even get to the point where these could be sold. These include, but are not limited to: roads (if required), drainage and sewerage, connection of services, access driveways, cutting and levelling, retaining walls, tree removal and more.  On top of this will be planner fees, council contributions, application fees, drafting fees, engineers costs and surveys.  You will need to fund all of these costs yourself, as until the final approval is in place and a 'construction certificate' is issued, you won't be able to sell them. 
My advice is to make very sure that someone has adequately estimated these costs and that you can afford to meet them before you get started, or you may find yourself in a situation where you run out of money before you are done.
Another option is to either sell to a developer before you even begin, or do the initial work in designing the subdivision but place the acre on the market as a 'pre DA approved' lot. This may then get you a bit more money if you can show the potential subdivision allowed.
Regards,
Margaret
Margaret Lomas is a best-selling author and writes and hosts the popular 'Property Success With Margaret Lomas' and heads up the panel on 'Your Money, Your Call', both on Sky News.
She is the founder of <a href="https://destiny.com.au/dotnetnuke/en-au/home.aspx" target="_blank" rel="nofollow">Destiny</a>.
Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
 
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I want to subdivide but how do I avoid costly mistakes?

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Music industry magazine Pollstar has just named Perth Arena at number 22 on its Top 200 Arena Venues for ticket sales in 2013.
<img src="/images/stories/2014/01/20/perth-arena-jan-20-ohne.jpg" width="470" height="214" alt="perth-arena-jan-20-ohne">
The result puts Perth Arena (pictured above) ahead of New York’s Madison Square Gardens and London’s Wembley Arena, and got Property Observer thinking – what are the world’s most iconic music venues?
The National Centre for Performing Arts, Beijing, China
<a href="https://www.chncpa.org/ens/"><img src="/images/stories/2014/01/20/beijing_jan_20.jpg" width="470" height="212" alt="beijing_jan_20"></a>
The <a href="https://www.chncpa.org/ens/" target="_blank">National Centre for Performing Arts</a> hosts Beijing and foreign operas, dramatic performances and recitals. The spectacular glass and titanium structure is surrounded by an artificial lake.
Colloquially dubbed “the Egg”, this huge opera house sits 5,452 people across its three halls. The Paul Andreu-designed venue has attracted a good deal of controversy due to its immense cost – construction set back the Chinese government by 3.2 billion CNY (approximately $600 million AUD).
Sydney Opera House, Sydney, Australia
<img src="/images/stories/2014/01/20/sydney-opera-house.jpg" width="470" height="193" alt="sydney-opera-house"> 
 
Our most iconic building is known throughout the world for its distinctive look. Danish architect Jørn Utzon beat 232 other entrants in a competition to design the Opera House in 1955. The construction and design process was plagued with problems and delays, and the venue was officially opened in 1973.
The Sydney Opera House comprises several performance spaces, including the Joan Sutherland Theatre.
The Cavern Club, Liverpool, UK
<a href="https://www.cavernclub.org/"><img src="/images/stories/2014/01/20/Cavern-club.jpg" width="470" height="353" alt="Cavern-club"></a>
 
Sometimes it’s not size that makes an iconic venue. <a href="https://www.cavernclub.org/" target="_blank">The Cavern Club</a>, true to its name, is a tiny space which lays claim to being the site where The Beatles first made their mark on the UK. Then known as The Quarrymen, the band were admonished by the management during their first performance for playing rock n’ roll, which was at that time banned at the venue. Nevertheless, the Beatles continued to perform there and made the club famous throughout Europe.
Since then, Elton John, the Rolling Stones, and The Who all have performed at the Cavern Club.
Red Rocks Ampitheatre, Denver, USA
 
<a href="https://www.redrocksonline.com/"><img src="/images/stories/2014/01/20/800px-RedRocksAMP.png" width="470" height="312" alt="800px-RedRocksAMP"></a>
 
The Beatles, Jimi Hendrix and Bruce Springsteen have all played there – and with beautiful views for the 9,450-strong audiences, it’s not hard to see why. Located in the Red Rocks mountain park, west of Denver, the naturally formed amphitheatre is a favourite of musicians for its natural setting and spectacular acoustics.
Last year, <a href="https://www.redrocksonline.com/" target="_blank">Red Rocks</a> was named America’s best amphitheatre by Rolling Stone magazine.
Carnegie Hall, New York, USA
<a href="https://www.carnegiehall.org/"><img src="/images/stories/2014/01/20/Carnegie-hall-isaac-stern.jpg" width="470" height="353" alt="Carnegie-hall-isaac-stern"></a>
Arguably one of the most famous concert halls in the world, Manhattan’s <a href="https://www.carnegiehall.org/" target="_blank">Carnegie Hall</a> has a prestigious pedigree. Since it opened in 1891, the venue has hosted the premier performances of works by composers such as George Gershwin, Igor Stravinsky and Sergei Rachmaninoff. Carnegie Hall hasn’t only entertained fans of classical music – Duke Ellington, Woody Guthrie and Jay Z have also performance in the venue.
<a href="mailto:jrichardson@propertyobserver.com.au" target="_blank">jrichardson@propertyobserver.com.au</a>
 
 
 
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