Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

Joel Robinson

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

&nbsp;

Developer GURNER™ Group has revealed $1.65 billion in residential sales nationally across the 12 months to December 2025, driven largely by the continued momentum of its Docklands wellness-focused precinct, Elysium Fields.

The sales result was generated across seven projects in Victoria and New South Wales, headlined by Elysium Fields, GURNER™’s $2.75 billion mixed-use precinct planned for Harbour Esplanade in Docklands.

The project has recorded more than $500 million in sales across the first three towers, equating to around 580 apartments sold.

The first tower, Helios, has now sold out of its 240 private residences, with GURNER™ preparing to release a premium penthouse collection comprising 15 three-bedroom penthouses in coming weeks.

[smartcode_project:default project_id=144441 project_image_fid=370975]

Elysium Fields is being developed on the long-held 20,000 sqm Docklands site at 208-226 Harbour Esplanade, which had remained undeveloped for more than two decades prior to GURNER™ taking over the project around four years ago.

Construction has now commenced across four towers ranging between 18 and 30 storeys, with Hamilton Marino and Maxcon appointed as builders.

Once complete, the precinct is expected to comprise around 1,100 residences, alongside retail, hospitality and public realm uses integrated throughout the site.

[smartcode_project:default project_id=144441 project_image_fid=370981]

Designed by Fraser &amp; Partners in collaboration with GURNER™ Design House, the project has been positioned around the developer’s broader focus on wellness-led residential living.

“We don’t sell apartments. We create a true luxury lifestyle that simply doesn’t exist elsewhere in the market today,” Founder and Executive Chairman Tim Gurner said.

“To deliver that requires an extraordinary level of detail, coordination and discipline across multiple verticals, from design and hospitality through to wellness and service.”

“We’ve always believed that living extends far beyond the physical residence. It’s about how you feel the moment you arrive, how you live day-to-day, and the ecosystem that supports that.” 
[smartcode_project:default project_id=144441 project_image_fid=370977]

The project’s design places a heavy focus on landscaping, wellness amenities and biophilic design principles.

Plans include around 3,700 sqm of landscaped gardens and open space throughout the precinct, alongside a retail and dining offering spanning approximately 5,000 sqm.

The broader public realm strategy centres around what GURNER™ describes as the “Path of Life”, an urban forest and landscaped pedestrian environment intended to connect the various buildings and wellness spaces across the precinct.

The apartments themselves will incorporate a range of wellness-focused inclusions, including purified air and water systems, circadian lighting, antimicrobial surfaces, and optional in-home wellness upgrades.

[smartcode_project:default project_id=144441 project_image_fid=370980]

Gurner said the company’s experience through its Saint Haven wellness clubs had directly informed the residential offering now being incorporated into Elysium Fields.

“We’re seeing a clear global shift toward longevity, performance and proactive health,” Gurner said.

“Our role is to deliver that in a way that feels seamless, highly private and beautifully resolved within the environments we create.”

A large component of the wellness offering is planned through the resident amenity and health facilities proposed within the precinct.

That includes plans for bathing and recovery facilities spread throughout the towers, incorporating mineral pools, saunas, steam rooms, flotation therapy, red light therapy and wellness lounges.

The developer is also seeking approvals for what it describes as a “reverse ageing medical clinic” within the precinct.

[smartcode_project:default project_id=144441 project_image_fid=370978]

According to project information released by the group, the proposed facility would include cryotherapy, IV infusion therapy, infrared and dry saunas, PEMF beds, MRIs, DEXA scans, brain scans and blood analysis services.

Within the first tower, Helios, residents will also have access to a dedicated amenity offering known as the Sky Private Club.

The upper 15 levels of the building will include private lounges, dining spaces, rooftop amenities and optional private wellness studios integrated within residences.

The Helios tower itself comprises 260 apartments ranging between 60 sqm and 300 sqm, including a collection of penthouses.

That includes a planned two-storey penthouse spanning around 600 sqm with uninterrupted bay views.

The Elysium Fields precinct is being delivered in partnership with Digital Harbour Holdings, a consortium that includes the Liberman family, which controls the development rights across the Docklands site.

[smartcode_project:default project_id=144441 project_image_fid=370979]

The sales result comes as GURNER™ continues expanding its national development pipeline beyond Victoria.

“We have a strong pipeline across Australia and are now focused on scaling into key markets including New South Wales and Queensland, while continuing to build on our Melbourne base,” Gurner said.

“We currently have more than $3 billion in the market, growing to over $5 billion by October, and expect to materially outperform last year in the 2026 calendar year.”

The result also reflects the continued strength of the upper-end apartment market in Melbourne, particularly for owner-occupier-focused product with large-scale amenity and lifestyle offerings.

[smartcode_project_cta:default project_id=144441]

Record result anchored by the Group’s “utopian” Elysium Fields precinct – defying market headwinds in Docklands.

Elysium Fields drive Gurner to $1.65 billion in apartment sales over 2025

National Australia Bank (NAB) will fund <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera</a>, a $1 billion, 52-level luxury residential tower being developed by Central Equity in one of the Gold Coast’s most tightly held coastal locations at Northcliffe.

The project, launched recently by <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a>, one of Victoria’s largest private residential developers, comes at a time when construction funding for large residential developments has become increasingly competitive as lenders tighten exposure to the sector.

Multiplex has been appointed the builder, and construction is now underway.

[smartcode_project:default project_id=108274 project_image_fid=365784]

Since its first project, Central Equity has delivered more than 85 residential developments with a combined end value exceeding $8 billion.

Palmera reflects Central Equity’s growing focus on the Gold Coast luxury apartment market and continues a relationship between Central Equity and NAB that dates back to the late 1980s, when the bank funded one of Melbourne’s earliest inner-city residential towers at a time when high-rise apartment living in the CBD was largely unproven.

“NAB’s funding of Central Equity’s $36 million CBD development in the late 1980’s to the financing of the billion-dollar tower today highlights the long-term relationship between the two organisations in delivering major residential projects” said Central Equity Founder and Chairman Eddie Kutner.

He said NAB’s early support was instrumental in helping establish the company’s development model.

“When we commenced our first residential tower in the late 1980s the concept of funding off-the-plan apartments was still largely untested in Australia,” Kutner said.

“NAB recognised the opportunity early and supported the project when others were uncertain. That relationship has now continued for more than 37 years across many developments.”

[smartcode_project:default project_id=108274 project_image_fid=365771]

Central Equity was established in 1987 when Melbourne’s CBD and Southbank precinct were still dominated by warehouses and commercial buildings. Fewer than 100 residents lived in Southbank at the time, and large-scale residential development in the inner city was not widely considered.

Recognising changing demographics and lifestyle preferences, the company began developing high-rise residential projects designed to bring permanent residents into the city centre.

Central Equity has provided accommodation for approximately 40,000 residents across Melbourne’s CBD and Southbank, while also incorporating supporting infrastructure including essential lifestyle facilities like retail spaces, childcare facilities and neighbourhood activity centres.

Central Equity has spent many years assembling the Palmera development site on the corner of Garfield Terrace and Frederick Street in Northcliffe, creating a supersite of around 3,300 sqm.

The developer said the Palmera apartment tower reflects its long-term view of the Gold Coast as a growing and increasingly diversified economy.

[smartcode_project:default project_id=108274 project_image_fid=365768]

Supported by infrastructure including the light rail network, major road upgrades expanded education, hospital and medical facilities and continued expansion at the Gold Coast Airport with more international and domestic flights.

Positioned in the tightly held Northcliffe precinct, the 52-level tower will deliver 347 apartments, targeting buyers seeking a high-end coastal lifestyle, from downsizers to interstate investors.

Designed by Marchese Partners with interiors by DBI, Palmera has been conceived as a next-generation residential offering, featuring a collection of oversized apartments, with premium three-bedroom residences offering sweeping northern views stretching from Surfers Paradise through to Burleigh Heads.

[smartcode_project_cta:default project_id=108274]

NAB funds $1 billion Surfers Paradise apartment development, Palmera

Two years after completing one of the newest developments in North Sydney, developer <a href="https://www.apartments.com.au/developers/aqualand-australia">Aqualand</a> is turning its attention to the rapidly evolving St Leonards apartment market.

The developer, which completed AURA by Aqualand on North Sydney's Walker Street, has lodged plans for a 5,918 sqm site at <a href="https://www.apartments.com.au/new-apartments/33-37-herbert-street-st-leonards-nsw-2065">33-37 Herbert Street, St Leonards,</a> seeking approval for a pair of residential towers rising above a shared podium opposite Royal North Shore Hospital.

The proposal forms part of the broader transformation underway across the St Leonards-Crows Nest precinct, where former industrial and commercial sites are increasingly being redeveloped into high-density mixed-use projects tied to major transport infrastructure.

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="2cc428cf-fe70-4cac-9cd5-264ad53af62c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.56%E2%80%AFAM.png?VersionId=otKSnHtbjAvAddOnovyXQMgcAwE6DMe1" />

According to the planning documents, the site sits “within the St Leonards–Crows Nest Strategic Centre, identified by the NSW Government as a key area for accommodating future jobs and housing across Sydney.”

The proposal has been designed by fjcstudio, formerly FJMT Studio, and is being progressed through the State Significant Development pathway due to its scale and affordable housing provision.

The scheme would comprise 413 apartments, including 46 affordable housing units, alongside retail and commercial uses fronting Herbert Street. The project would also include communal open space, landscaping, a swimming pool, gymnasium, children’s play areas and podium-level resident amenities.

Planning documents show the development would consist of a part-13, part-39 storey tower form positioned above a four-storey podium.

“The development comprises a unified podium that activates the street interface, and two setback towers to accommodate new housing supply while maintaining an appropriate human scale at ground level,” fjcstudio noted in its Design Report.

The northern and southern towers have been shaped to respond to the surrounding skyline while also limiting overshadowing impacts to nearby public open space, particularly Talus Reserve.

The design report said the differing tower heights were intended to “contribute to a varied skyline while responding to the surrounding built form context and solar access considerations.”

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="36da62dc-ff9e-41f2-a7e3-7be38373751c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.45%E2%80%AFAM_0.png?VersionId=Mo6Rp2r.XRLTzIfg_PEEpw8NepDH8UBs" />

The site sits directly opposite Royal North Shore Hospital and within walking distance of both St Leonards Station and the new Crows Nest Metro station.

While the site itself sits just outside the formal Crows Nest Transport Oriented Development boundary, the planning documents repeatedly reference its alignment with the broader TOD objectives reshaping the Lower North Shore.

“The site is located adjacent to St Leonards Station and in close proximity to Crows Nest Metro which is within the Crows Nest Transit Orientated Development Accelerated Precinct which has been identified by the NSW Government to support housing delivery,” the Design Verification Statement noted.

According to fjcstudio, the project has been designed to respond to the broader transition occurring across St Leonards, where increasing residential density is being concentrated around transport infrastructure and employment hubs.

“The broader precinct is undergoing significant change, with a mix of existing mid-rise buildings and newer high-density developments,” the report stated.

“Recent and approved projects indicate a consistent shift toward taller built form, typically organised as tower-and-podium typologies with more active ground levels.”

The proposal includes close to 6,000 sqm of retail and commercial space across the ground floor and podium levels, designed to create a more activated street edge along Herbert Street.

Aqualand’s plans would also introduce a landscaped podium shared between the two towers, with communal open space in the form of a podium rooftop designed to support resident interaction and improve urban greening outcomes. The scheme would also introduce pocket parks at the northern and southern ends of the site, including a landscaped area at the corner of Herbert and Ella streets designed to improve pedestrian amenity and soften the streetscape.

&nbsp;

The proposal is being progressed through the NSW Government’s Housing Delivery Authority pathway, which was introduced to accelerate housing supply across the state. The application was declared State Significant Development in April 2025 following an expression of interest process.

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="faf6d97d-2671-454f-b85a-fe1c6a7be608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.49%E2%80%AFAM.png?VersionId=diVd28OBVr5.YV.7prrOz.uAanwwwm7a" />

St Leonards has been particularly active with new developments in recent weeks. Developer SP Setia’s <a href="https://www.apartments.com.au/news/nsw/first-look-sp-setia-targets-st-leonards-skyline-with-40-storey-tod-tower">plans for a new 42-storey tower</a> recently went on exhibition through the same pathway, while <a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">Stockland’s 52-storey tower proposal</a> was also recently unveiled.

Aside from the St Leonards project, which is expected to take around nine months to move through the approvals process ahead of a potential 2027 launch, Aqualand is also preparing to launch Boronia, a new apartment project in Roseville comprising around 111 apartments on Larkin Street.

The developer also has approvals in place for the next stage of the Barangaroo precinct, which will feature new residential, retail, hospitality and community uses, alongside a new metro entry across the five-hectare site.

More than 50 new retail destinations are planned for Central Barangaroo, alongside a 270-metre-long boulevard connecting Hickson Park to Nawi Cove. Together with Harbour Park, more than 50 per cent of the precinct will comprise public open space and parkland.

First look: Aqualand joins St Leonards apartment party

Roberts Co has entered a new phase of growth following its acquisition by Arada, one of the world’s fastest-growing property developers in Australia.

The acquisition is supported by a $50 million capital injection into Roberts Co’s Australian balance sheet, consisting of the previously announced $25 million recapitalisation and an additional $25 million in new funding from Arada.

This investment strengthens Roberts Co’s financial position, stabilises operations, and provides the foundation for strategic expansion beyond its New South Wales base, with a focus on new opportunities in Queensland, including the Brisbane and Gold Coast regions.

With Arada’s international resources and financial backing, Roberts Co will broaden its portfolio across residential, commercial, and infrastructure sectors, reinforcing its strong market position in New South Wales and setting itself to capture growth in one of Australia’s most dynamic construction markets.

Ahmed Alkhoshaibi, Group CEO of Arada, said Roberts Co has a proud Australian heritage, an outstanding delivery record, and a strong reputation for collaboration with clients and partners.

"By combining this expertise with Arada’s global scale and financial capacity, we are creating a platform for sustained growth in the Australian market,"&nbsp;Alkhoshaibi said.

“Our $50 million capital injection, including new funds from Arada, underlines our commitment to both stabilise and expand Roberts Co’s operations, particularly into the fast-growing Queensland market. We see significant potential in South-East Queensland’s pipeline and are confident Roberts Co is well placed to deliver lasting value for clients and communities.”

George Kostas, CEO of Roberts Co, said Queensland, and particularly South-East Queensland, is one of the most active and opportunity-rich regions in Australia right now.

"The lead-up to the Brisbane 2032 Olympic Games will bring unprecedented investment across housing, transport, and infrastructure. Roberts Co is eager to play a major role in that transformation and secure a meaningful share of this fast-growing market.”

Arada pours more funds into Roberts Co, flags expansion into South East Queensland construction market

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Whether you're designing a new home or renovating the one you have, hiring an architect can be a key decision in turning your ideas into reality.
Andrea Morgan tweeted to her 6,103 followers some <a href="https://freshome.com/2013/08/07/how-to-work-with-an-architect-when-designing-your-home/" target="_blank">key tips to working with an architect while designing your home</a>.
<a href="https://twitter.com/RightmoveAddict" target="_blank"><img alt="tweet-of-the-day-aug-9" src="/images/stories/2013/08/tweet-of-the-day-aug-9.jpg" width="470" height="76"></a>
Some of the key tips include:
<ul>
<li>
Having your own ideas before you go to the meeting;
</li>
<li>
Interview the architect to make sure that they match your style;
</li>
<li>
Consider your budgetary constraints before meeting;
</li>
<li>
Trust that your architect has the best intentions;
</li>
<li>
And don't be afraid to ask question.
</li>
</ul>
 
 
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po-LsXgBTHBmX

Tips for working with an architect designing your home

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Following on from last week’s post I want to turn my attention to house and land packages.
Unimproved land sales, where the buyer contracts a fully independent builder, are now less common and while some buyers may not relish the additional work involved, some do and they tend to be more attracted to infill locations.
Accordingly the marketing of an estate is enhanced by a good relationship with builders who can then provide house and land packages when the developer does not.
Almost regardless of the size of an estate, the ability to offer packages is usually seen as a core requirement by most buyers.
The only exception would be for very small infill estates in popular and well established, almost built out areas where the market demand for land is strong and such estates will almost always be high-end and high-cost locations. In a market like Sydney this does happen.
However, I have noted that a price ceiling for land in such locations can be somewhat constrained by comparisons to already established individual homes.
But, if the location is AAA then the land can reach higher price levels.
When estates are of a critical size, the builders involved should, where possible, also be a part of any display village and while they need not be large they are an important marketing element.
The displays not only showcase the builder’s product range but they create immediate activity on the estate. Raw muddy land for many consumers lack appeal. This sort of on-site activity is another key for all estates and even more so for smaller infill estates.
Why?
I feel the main reason is that infill estates may have been in a dormant state for many years and buyers may not feel any urgency to commit.
The availability of house and land packages and the construction of a display village are core project marketing tools.
They are part of the estate’s full service offer to potential buyers. Without them most if not all estates may well struggle to attract buyers in particular during construction works and prior to land registration, again vacant land with no activity is difficult to market in all but exceptional circumstances where supply is very limited or non-existant.
 
<hr class="system-pagebreak">
This is an important area because land sales offer some of the most complex of marketing challenges and this is largely the result of the fact that land itself is not the end product in the housing cycle, or from the buyer’s perspective.
Consumers buy land with the primary intention of building a house.
Few blocks are purchased to hold and most estates have time limits in place that require a home to be built, usually within no more than two years.
Most government grants also have time limits. There will be some time gap between the land purchase and being able to move into a new home, this is something that buyers understand, but most want the time gap to be as short as possible.
This is another reason why house and land packages are so important for almost any estate.
Most buyers moving to a major new area will ask themselves a number of simple questions: Do I need to do this? What are the advantages? What other choices do I have?
Clear and simple answers to these questions can be a sobering experience for any marketing or sales professional to answer.
Marketing plans need to acknowledge that this is the reality of how their target market views their buying options and the sales path needs to be built around this reality.
New estates can be a much more sensitive and less flexible market than dealing with well established areas.
While established areas, might also have a downside because of a particular reputation, there is clearly much less trust involved as buyers can see right now exactly what they are buying into.
They can go out and experience an area for themselves and this is another clear advantage for infill locations, as much of the local community is already established.
 
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There is now a reasonable expectation among consumers of what a master planned community will offer.
In the widest meaning most buyers would consider this type of estate to offer more than just a collection of new homes.
There is an expectation that such communities will offer more and in some cases much more.
The markets expectations will be established and nurtured by the marketing and with large estates the brand will become a central element that will need to be sustained and managed over the entire life of the estate.
Master planned estates will also take many years to complete and may involve a partnership that includes several different developers as well as government.
Among the marketing challenges will be communicating the size of such projects and the time scales involved.
From a sales perspective time will be central issue and this will impact almost every aspect of marketing. If planned facilities are delayed buyers will be disappointed.
Large master planned projects take many years to complete and the process involves ongoing exposure to the wider community.
There will always be a long period before any work takes place on-site and a long lead-time before any product is available for sale and is ready to occupy, but the up-side can be very impressive.
Almost all metro areas have varied sites that over time become ideal for development as infill residential estates. These estates can range in size from a hand-full of blocks to as many as several hundred or a thousand blocks.
Infill sites are by their nature more likely than greenfield sites to be well located in relation to existing services and as such can be expected to attract a premium price, often out pacing the already established market.
The premium is created because buyers are willing to pay to be located in an area that would previously been considered fully developed. These estates usually attract a pocket of modern new homes, which in turn acts to reinforce the estates appeal.
The other major advantage is that infill sites are almost always well located to already established services – walking distance to schools and shops is an obvious plus.
This adds considerable weight to their appeal and hands the developer and marketing team (and buyers also) an instant advantage.
However regardless of the quality of existing services and good transport links there is still no guarantee of instant success. 
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
 
 
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pchittenden-eLqUUC8TWW

The challenges of marketing infill residential developments

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Jacara Apartments, a part of the Putney Hill masterplanned community located between Putney and Ryde, offers a rooftop garden oasis.
 The rooftop garden was included because more people are looking to embrace green living in close proximity to the city, said Warwick Dowler, Frasers Property project director for development Putney Hill.
 “Growing numbers of home buyers are looking for property that offers an outdoor lifestyle and the opportunity to get back to nature by growing their own herbs and veggies. This trend has been driven by a number of reasons, not least that it is becoming increasingly accepted that greener living leads to better health,” he said.
 The Jacara Apartments are part of almost 800 apartments and houses in the 13.9 hectare <a href="https://www.putneyhill.com.au/" target="_blank">Putney Hill development</a> by Frasers Property.
 Jacara Apartments will offer its new residents a leafy retreat with communal garden beds for growing vegetables and herbs, a putting green, an outdoor barbecue as well as a formal lounge and quiet areas.
 “There are just 70 homes in Jacara Apartments, and we have already received overwhelming interest from the community in this truly unique offering.  Following strong sales last year, in which all of the Putney Hill houses sold, and similarly robust sales of Figtree and Palmera Apartments in 2013, we’re not expecting Jacara Apartments to remain on the market for very long,” said Dowler.
 Although management of the rooftop gardens is yet to be finalised, it is expected that residents may be interested in playing a role, said Dowler.
 “All Jacara residents will have complete access to the rooftop flower beds and vegetable plots, and we ultimately expect they'd be inclined to assist with their harvest and grooming. We are in the planning processes of deciding the intricate details of how the rooftop gardens will be managed, and this information will be confirmed further down the line as the apartments and rooftop gardens come to life,” he said.
 
Jacara Apartments consists of one, two and three bedroom apartments designed by Sydney based architects Cox Richardson known for their large scale projects such as the Lyric Theatre in The Star, Rod Laver Arena in Melbourne and the Brisbane Convention and Exhibition Centre.
 Prices of Jacara apartments range from $405,000 for a one-bedroom apartment, $594,000 for a two-bedroom apartment and $1.09 million for a three bedroom apartment.
 It is expected that sales of Jacara apartments will reach 70% in the coming weeks.

Construction of Jacara apartments is planned for completion in 2015.
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cwong-GNQNgsRWoT

Jacara at Putney Hill apartments offer a rooftop garden retreat

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The pool and gym are operating, and so is the bbq area, so the residents in the Divercity development in Sydney’s Waterloo are eagerly awaiting the opening of their residential roof top cinema.
Developed by Becton, the roof top cinema is complete but is it the final stage of acoustic testing.
Rooftops cinemas is a relatively new trend as developers seek something cutting edge.
The development manager of Divercity (pictured below) Michael Hermans says the cinema was making a statement.
<img src="/images/stories/2013/08/divercity-aug-2-one.jpg" width="470" height="255" alt="divercity-aug-2-one">
Hermans says the rooftop cinema, as well as the other facilities on offer have been a massive draw card for rentals.
“Out of the 80 rental properties we have in the building, 90% were leased before we even settled the property.
“All the facilities are a massive draw card for rentals, it definitely helps with demand," says Hermans.
Residents can potentially save $40 a month on cinema fees, as well as the overpriced candy bar.
The screen is approximately 2.5 metres wide by 1.5 metres high and the area could comfortably hold up to 100 people.
The space can be used as both a rooftop cinema and a barbeque area for parties and functions.
Residents of the 650 apartments and townhouses will also have access to a resident’s only tepanyaki bar, pizza oven and yoga studio.
Associated noise issues with an outdoor cinema means there will only be two movie nights a month and will exclusively be for residents and guests.
It’s up to the body corporate what flicks will be screened, with Hermans saying a mix of classics and latest releases will most likely be on the cards.
The rooftop trend has also been seen in Melbourne with The Block Sky High apartments also jumping on the wagon with a rooftop BBQ area and an outdoor cinema.
Hermans, who is originally from Melbourne, says the rooftop trend is well received down south even though it’s a lot cooler.
“The weather in Sydney is far better, it offers more of an outdoor lifestyle.
“I think it’s a great idea, it’s new, a little quirky, and people like those sort of things.
“It can only get positive feedback," says Hermans.
All residents in many new high rises are entitled to access rooftops in a trend towards <a target="_blank" href="/news">democratisation of the previously sealed off upper levels</a>.
Montrose (pictured below) – a 10-level development comprising of 104 apartments in <a target="_blank" href="/news">North Sydney</a> – was among the first apartment complexes that marketed resort-style resident rooftop access, including a rooftop cinema.
<img src="/images/stories/2013/08/montrose.jpg" width="470" height="264" alt="montrose">
Last November Curtis Field, director of project marketing at Colliers International, which has been marketing Montrose, told Property Observer a rooftop cinema was still fairly unusual for an apartment project in Sydney, with the trend starting in Melbourne's entertainment district retail terraces.
He says the cinema was included in the design to appeal to younger couples and singles who are expected to show interest in Montrose, and he says it will “add some vibrancy” to the project.
The cinema is made to feel like a home cinema and can be booked through the body corporate.
Field says apartments are getting smaller and therefore residents are using the rooftops as common areas for entertaining.
“It offers added value of views and amenities that they [residents] don’t have to pay for.”
The multi-stage <a target="_blank" href="https://divercitywaterloo.com.au/">Divercity</a> is scheduled for an early 2015 completion.
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ntrotman-Et3xWpamVh

New apartments take home cinema  to the sociable rooftop

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The phone rang and there was a rather excited voice on the other end. It was Kaye from my builder’s office. She had some good news for me.
We’d been working on a new development strategy that we could offer clients.
Currently Property Bloom project manages three main types of developments:
Granny-flat development – this suits investors on a budget who want cash flow. Whilst a granny-flat development won’t create much equity as we can’t subdivide the land, we do upgrade the existing house and then build second accommodation.  It’s essentially an ‘add value’ type development that delivers high yields and some depreciation benefits.
Dual Occupancy – this involves building two freestanding homes usually on a nice corner block of land and subdividing.  We will usually look for the land in a newer estate. This strategy creates equity, delivers a decent yield and good depreciation benefits.
Medium density developments – the land size needs to be large and we’ll build three or more villas and subdivide.  This creates good equity, decent yields and delivers high depreciation benefits and suits high income investors.
Sometimes a client would like a dual occupancy development but may not be able to finance it. Often, they’ll then consider a granny-flat development.
The big difference between these two strategies is that one results in a high yield but low equity creation (granny-flat) and the other creates good equity and still delivers a decent yield (dual occ).
I saw there was a fair gap between the cost of a granny-flat project (high yield) and the costs of a dual occupancy (two freestanding villas) project. There was demand for as a ‘stepping stone’ type strategy.
So, we recently introduced what I call our ‘cheapie’ duplex development project (I’m still working on a better title!).
For the ‘cheapie’ duplex strategy we need to locate cheap land in established older suburbs. This does not mean we look in undesirable areas or sacrifice location for cost, it just means we look for a bargain.
Sometimes it may mean demolition of an old house or we’ll find a piece of land that’s become available as a result of a subdivision.
Regardless, this strategy is all about low cost.
 
<hr class="system-pagebreak">
Once we secure the right site, we then build a basic duplex and subdivide.  A duplex is two attached villas.  
By basic I mean still built to the highest of quality, but there is no ensuite off the master bedroom, it has a single garage and no bells and whistles.
It’s still good accommodation, but just your basic three bedrooms, one bathroom. Our duplex does have air conditioning, dishwashers, and an internal laundry with second toilet and patio with pergola.
We know exactly what this type of accommodation will rent for – it’s targeting the low to middle rental market where there is currently good demand. 
We also have a good understanding of the expected end value as there are some similar sales references, albeit older dwellings, in this market.
The most important challenge for this strategy is to bring in the build costs as low as possible.
For our first project, we’d found a cost effective site in an older suburb with a mix of cottages and new homes.
The location is good, close to the local school. But there was an old house to demolish. The house was full of asbestos and the demolition costs are coming in higher than first anticipated.
The duplex concept plan was designed and our first building tender had come in about $5,000 higher than estimated. 
This combined with the higher demo cost, meant we needed to work hard and find some serious cost savings. 
We explained this to our builder and had a good meeting, pouring over the plans. Perhaps we’d need to do away with our second toilet or internal laundry to save build costs?
Now back to my phone call from Kaye...
”I’ve got some great news, we’ve been able to reduce the build cost AND keep the laundry and second loo” she said. 
Their draftsman had worked out a more economical way of designing the footprint of the duplex so that there was a few less ‘angles’.  This impacted on the roof design.  So with a minimal change to the front façade, we could save over $8,000.
This saving not only bought us below estimate on the duplex build cost but the extra savings will help offset the higher old house demo costs.
We are still awaiting more demo quotes and hope to get the cost down further.
We think our ‘cheapie’ dual occupancy strategy will work well in meeting the needs of the rental market but more importantly, meeting the needs of clients looking for a keen deal.
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development.
 
 
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jochivers-wq5Bp59R5a

A 'cheapie' duplex development meets the needs of renters and clients

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We have just sold our family home of thirteen years and have been told we have to pay capital gains tax on three acres of the eight the house was built on.

Is this true and if so how do they estimate the amount we owe? 

We originally bought the land with a view to subdividing at a later date but because it is now included in the green wedge overlay we cant do this. 

Land can only be subdivided to twenty acre blocks surely that makes our three acres worthless as we can't sell them. 

We are about to retire and the thought of having to pay this tax is quite alarming.

 

Thanks,

Pat

Dear Pat,

This is a little known fact about acreages and one that people can often be inadvertently caught by. 

If you own a property which is more than five acres, then any part of the land more than the five acres is subject to capital gains tax and cannot attract a Principal Place of Residence exemption. 

I’m guessing this is to prevent people from buying a larger, broad-acre lot, living on it and then trying to profit from DA approvals which can increase the value significantly while they avoid the tax they would otherwise pay if it were a pure investment. 

The only way to get out of this is to conduct a business on the property (such as a farm).  

In your case you did buy with a view to subdividing, so I guess it’s fair enough that it was more than just a PPOR for you and you bought it as an investment.  

You might feel that as it has not turned out and you cannot make the profits you had planned that you should not have to pay the CG. But, that’s like saying that if you bought a parcel of shares expecting them to double and they only went up by 10%, you shouldn’t have to pay any tax on the smaller gain!  

One of the things about the acreage is that usually the five acres upon which the house sits is usually far more valuable than undeveloped portion and when you sell you don’t have to necessarily apportion the value equally across the eight acres.

This is because you can choose which five acres is exempt, as long as you include the land on which the dwelling is built in the portion you claim the exemption on. 

This means you can have a valuation done showing the value of the land holding the house and the value of the residual, unused three acres, and it’s likely that the unused amount will have a proportionately lesser value. 

From this, you apportion the percentage that the three acres represents of the entire value, and work backward – this is the percentage of the original purchase price which becomes your cost base for working out the value upon which you must now pay CGT.  

Remember as you have held it for more than 12 months you qualify for the 50% discount and so it may well work out that the CGT burden is not as large as it may first appear.

<h2>Recently listed properties:</h2>

[smartcode_project:default project_id=7633]

[smartcode_project:default project_id=3565]

[smartcode_project:default project_id=26730]
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mlomas-KC9MUPZ6Ca

Do I have to pay capital gains tax on land, even if I haven't subdivided it?

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For many years Sydney’s housing market has been influenced by a shortage of supply, in particular a shortage of land.
Various estimates put the land under supply at 50% of what would be a sustainable level. An average of 14,500 homes have been built in Sydney every year for the past five years, we would have to build 27,500 new dwellings every year to reach some recently announced State Government targets.
New land supply is currently being created with major projects in the south-west and north-west. In March the New South Wales Government unveiled an ambitious plan to supply more than 170,000 new homes across greater Sydney. Under part of the plan eight existing suburbs will be re-zoned to accommodate 30,000 new homes in high density apartment blocks.
The Government has also released greenfield sites on the city’s north-west and south-west outskirts to build new houses, business parks and town centres over the next 20 years. 
Beyond these plans Sydney’s supply problems have been evident now for almost a decade with the supply of new dwellings falling to a 50 year low in 2008–09.
Today, activity still remains well below the long term average and this reality is having a major impact on demand at a time when we are also seeing shifting lifestyle demands.
While there are plans for some major new greenfield projects it has been infill estates across Sydney that have over the past five years assumed a large share of new estate activity, with the more ambitious greenfield land releases in the outer areas at times facing delivery hurdles.
Clearly there is strong demand for new developments, but I think that the appeal of infill estates goes a long way towards explaining a subtle shift that is taking place in the demand for land and I have several examples to explore.
However, before looking at some specific examples the federal government’s independent National Housing Supply Council report suggests that we’re being priced out of our own homes. But, at the same time the report also finds that the overall rate of home ownership at around 70% of Australians still remains stable.
Then we also have the fact that there are falling numbers of first-time buyers in the housing market, with fewer young people buying and we a drop in the number of traditional new households forming.
The supply council’s report points to affordability problems at the bottom end of the market where there is a struggle to save the deposit for a home. The council’s report also shows that housing supply has fallen over the past decade and this trend has also been amplified by shifts in lifestyle expectations. Buyers have become debt adverse, and even if the deposit hurdle is overcome and recent rate cuts have an impact, buyers are still searching for lifestyle balance and I feel this is key among the facts driving the demand for infill estates.
We have buyers looking at where new estates are located and the distance from central Sydney or other major commercial and employment centres. They weigh up travel time and costs and find the idea of a long daily commute less and less appealing. Then experiences shows a constant need to consider the availability of local services and many infill locations score well in this regard.
 
<hr class="system-pagebreak">
Expansive new suburban communities will, for many reasons also remain a popular housing choice but when we look at the success of smaller infill estates there are some key and proven marketing advantages.
Although many Australians dream of living on the coast or in the country, in reality the best quality of life in Australia is still found in the suburbs.
The larger greenfield estates are seen as an ideal way to offer buyers a big choice of size, location, quality and price that might not be provided in smaller developments.
However major new residential housing projects tend by virtue of the amount of land involved to be located at the edge of the current established residential and services footprint.
But even if there is a lag in some services, for many people they are better off in the suburbs. In Sydney’s suburbs residents often have the best of all worlds, with access to good schools, shops, modern hospitals and reliable jobs, but also large houses, fast internet connections and low crime rates.
While a shift to more medium and high density living located in the inner-city is a trend the era of the new housing estate will remain part of the local market for many decades yet to come. The area still remains a fertile market and rich environment for marketing professionals, as well as developer innovation and we will see many infill estates deliver these benefits from day one.
The location of an individual property is usually, if not universally the most important factor influencing its market appeal.
Location wraps up how well a property is positioned relative to services, employment and ever more important access to transport links.
These values can also take on different priorities for different purchasers depending upon their personal needs and circumstances. Schools are important to young families, but other facilities like sporting and cultural will be important to a more mature family or couple.
On varied scales the arrival of a new development can readily impact how desirable a location is.
Once unfashionable or even undesirable locations can be transformed by the development of a new project if it is either very larger with the provision of new services and facilities.
An infill estate can have the same impact by knitting together a previously disjointed neighbourhood.
Location needs to be very carefully communicated in all marketing activity. It can not be assumed that a good location will sell itself. It can not also be assumed that a poor location does not have some up-side.
The lack of transport is now a major issue and as consumers are currently getting another taste of higher oil prices transport (of every kind) will remain an even more central issue as most Australian cities,including Sydney, play catch-up with improved transport.
The result is that major new projects in any big metropolitan area will face common aspects of location that will be influenced by their relationship to the main CBDs.
Location in the context of services is a critical factor for both greenfield and infill estates because it helps to determine the housing mix and how in turn each project taken to and received by the market.
Demand and price expectations will also be tied to the core issue of services and infrastructure and any deficiencies will have to be compensated by prices variations. 
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
 
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How will Sydney deal with a shortage of land supply?: Peter Chittenden

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Subdivision is one of the many ways you can develop property.  It involves converting one piece of land or existing dwellings into several.
Raw land subdivision entails legally and physically converting raw, undeveloped land into developed land so that one or more buildings - residential, commercial or industrial - can be constructed. 
As you will be changing the lands usage and appearance for example perhaps from a rural rezoned paddock into a residential land subdivision, you’ll also be building the infrastructure required such as roads, paths, drainage systems, water, sewerage and perhaps even public utilities such as a park.
You can also subdivide developed land (much more easily) by simply splitting a block in half.
Subdivision of existing buildings is the conversion of a single title to multiple titles.
For instance, a block of 10 units on a single s title - often referred to as units ‘in one line’ – can be converted into individual titles such a strata title. This is a great way to add value to the properties and allows you to sell them off individually.
Subdivision gives you flexibility to sell off a newly created piece of land to reduce your loan, or to hold and add value to the property by registering the new lots and holding or further developing them. If there is a income producing dwelling on the land you are subdividing, then this can help offset your holding costs.
Be aware of holding costs if you are buying land to subdivide as subdivision can take a long time and you need to have the ability to pay the holding costs, interest payments and council rates whilst waiting for the subdivision to be completed.
An investor might buy a dwelling that is on a large piece of land where they can renovate a house and then subdivide. Or, perhaps you are a homeowner living on a potential development site where subdivision may be permissible.
The site will however, need to adhere to the council regulations.
The first question you need to ask council is what is the minimum lot size?
You can find this out from your council’s Development Control Plan for Subdivision and in their guidelines.  The minimum lot size will vary from council to council and also in the different zonings within the councils. For instance, the residential minimum lot size will be smaller than the rural zoned land size.
One council Property Bloom works with has a residential minimum lot size of 450 square metres.  So we can subdivide a 900 square metre corner block into two lots.
However, if we had a 900 square metre piece of land that was not on a corner, then we could not subdivide this, as we also need to allow for a driveway to access the back lot.  The area needed for the driveway is in addition to the minimum 450 square metres.  So we would need land approximately 1100 square metres in size to be able to subdivide and allow for our access handle.
Another type of property to look for is land with two street frontages, so if it is 900 square metres in size and the minimum lot size is 450 square metres you can literally cut it in half and each lot will have its own street frontage.
 
<hr class="system-pagebreak">
When developing land using subdivision, it’s important you understand the different types of subdivisions.
Strata subdivision – Dividing a property into separate units, apartments or villas.  Strata is land title based on the horizontal division of air space and may involve common areas shared by each title holder and usually managed by a strata manager. Land alone can also be strata subdivided.
Torrens subdivision – Dividing one land lot into two or more separate land titles. This form of subdivision gives the owner complete autonomy with their land as they don’t have to answer to the strata manager or adhere to certain strata rules and regulations.
Community subdivision – A development with common property such as roads may be used by all residents.
Getting professional advice from a local surveyor will help you to make the best decision for your site and also help you decide which potential purchase will make the council process the smoothest.
When budgeting for your subdivision you’ll need to start with a realistic end valuation. How much will the completed development will be worth? Then subtract the costs to calculate profitability.
Sounds simple right? 
Wrong.
There are a lot of costs involved with land subdivision, particularly Torrens title subdivision.
It’s important to run a detailed feasibility analysis on the subdivision including possible costs for; stamp duty, legal fees, surveyor services, council application and developer charges.
In NSW Section 94 or 94a charges can be very hefty – these developer contributions fund the infrastructure which supports the basic needs of population growth and new development.
Right now there is a cap of $20,000 in NSW for Section 94 charges per lot, but this can be a lot less, so check with your local council.
Or, the council can negotiate a higher fee with the Development Application (DA) applicant if warranted.  So call your council and check what they charge.
You’ll need to factor in this charge as it can make or break your profit.
 
<hr class="system-pagebreak">
Then there is the civil works – kerb &amp; guttering, footpaths and service connections such as sewer, gas, electricity and water costs. Sewer extension can be costly and will be dependent on the application made to the local water authority.
Each proposed development is unique and requires an investigation by the water authority to determine the impact of the proposed development on existing water and sewer systems, and whether works need to be built, such as whether the developer needs a new reticulation systes and lead-in mains, to provide connection to water and sewer mains.
After an application is made, a 'Notice of Requirements' letter will be issued.
This notice will, in most cases, detail what’s required in order for the water and sewer facilities to be provided to the proposed development.
The requirements for your development may include:
<ol start="1">
<li>Payment of a recycled water developer charge (if applicable)</li>
<li>Design and construct water and sewer infrastructure specified in the notice necessary to serve your development.  Depending on the size and extent of the development, this may include a requirement to prepare a water and/or sewer servicing strategy</li>
<li>Transfer of the infrastructure to the Corporation.</li>
</ol>
You can do some homework on the local water and sewer infrastructure before you purchase the land to get an idea of what works may be required.
Make sure you also discuss your subdivision strategy with an accountant and understand the possible tax and GST implications if you are planning to sell.  
You will also need to estimate your holding costs such as interest on your loan and rates.
Remember, if it’s a straight land subdivision you won’t have an income from the property to help offset your holding costs, so time is literally money in this type of development.
Property Bloom looks for the best way to subdivide as part of our development process and the quickest and most cost effective vway may not always be the most obvious. 
What may look like a simple subdivision can turn into months and months of complicated work.  The plumbing and civil works alone can really blow out a budget, so it’s important to understand the entire process before you embark on your first subdivision.
There are many things to consider when planning a subdivision, so make sure you engage professionals to assist you if you’re a beginner.
A development project manager will be able to work with you on every stage of the process and you’ll be amazed at how much you learn along the way.
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development.
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When is the right time to subdivide and how should you do it?: Jo Chivers

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A roof garden, a boutique hotel and retail destination, a vaulted ceiling flowing into a plaza and amphitheatre with a new art gallery, a pattern of bridges and underpasses, a glass lattice roof and multi-level urban park are all key components of the six shortlisted design concepts for the redevelopment of Flinders Street Station in the heart of Melbourne.
The schemes are as diverse as they are grand incorporating heritage elements of the 1909-built station with new functions.
The <a target="_blank" href="https://vote.majorprojects.vic.gov.au/">public has been asked to vote</a> on the six design concepts and, while the results of the public vote will not determine the final design plans, public views will be taken into account when a final scheme is decided upon by the Victorian government.
Designs are to be rated on their overall design merit, transport function, cultural heritage and iconic status and urban design and precinct integration.
The six shortlisted architectural and design practices are (click on links to see each proposal):
<ul>
<li>
<a target="_blank" href="https://vote.majorprojects.vic.gov.au/entrant/ashton-raggatt-mcdougall">Ashton Raggatt McDougall </a> - Melbourne (roof garden concept)</li>
</ul>
 {yoogallery src=[images/stories/2013/07/july24flinders1]} <ul></ul>
<ul>
<li>
<a href="https://vote.majorprojects.vic.gov.au/entrant/zaha-hadid-architecture-bvn-architecture">Zaha Hadid Architecture &amp; BVN Architecture</a> – UK and Melbourne (boutique hotel, office and retail )</li>
</ul>
 {yoogallery src=[images/stories/2013/07/july24flinders2]} <ul>
<li>
<a href="https://vote.majorprojects.vic.gov.au/entrant/hassell-herzog-de-meuron">Hassell + Herzog  &amp; De Meuron</a> – Melbourne and Switzerland (vaulted ceiling flowing into a plaza and amphitheatre) 
</li>
</ul>
{yoogallery src=[images/stories/2013/07/july24flinders3]}
 
 
<hr class="system-pagebreak">
 
<ul></ul>
<ul>
<li>
<a href="https://vote.majorprojects.vic.gov.au/entrant/john-wardle-architects-grimshaw">John Wardle Architects + Grimshaw</a> – Melbourne and UK (pattern of bridges and underpasses) 
</li>
</ul>
{yoogallery src=[images/stories/2013/07/july24flinders4]} <ul></ul>
<ul>
<li>
<a href="https://vote.majorprojects.vic.gov.au/entrant/nh-architecture">NH Architecture</a> - Melbourne (glass lattice roof) 
</li>
</ul>
{yoogallery src=[images/stories/2013/07/july24flinders5]} <ul></ul>
<ul>
<li>
<a href="https://vote.majorprojects.vic.gov.au/entrant/eduardo-velasquez-manuel-pineda-santiago-medina">Eduardo Velasquez + Manuel Pineda + Santiago Medina </a> - Colombia via University of Melbourne (multi-level urban park) 
</li>
</ul>
{yoogallery src=[images/stories/2013/07/july24flinders6]} <ul></ul>
Voting is open until August 5 with a Jury winner and the People’s Choice Award to be announced on August 8.
Plans to develop Flinders Street Station – much of which lies decaying and unused – was initiated by the Victorian state government in November 2011 with the launch of a $1 million international design competition to rejuvenate and restore the Melbourne icon.
Hassell lead designer Mark Loughnan said the central idea behind its proposal was to transform Flinders Street station into a place that you "hurry through into a destination and one you visit".
“We propose restoring the station buildings to their original glory and transform Flinders Street into a modern transport hub - an intermodal hub for trains, buses, water taxis and possible metro,” he tells Property Observer.
The proposal also seeks to connect the Flinders Station precinct with the city, further, bringing in new arts and cultural facilities with plans for a major new art gallery, a public plaza and amphitheatre, all overlooking the Yarra River.
The Hassell + Herzog  &amp; De Meuron design incorporates weather-proof vaulted rooves to “flood the platforms with dappled, natural light and ventilation” and take inspiration from the original 1899 scheme for the station.
“We studied the original scheme from 1899 to understand its intentions," says Loughnan.
“The vaults are a clear theme.
“We wanted to be contextual and respect the heritage of the station. The train tracks are part of the DNA as is the existing fabric of canopies,” he says.
Terry Ryder will be <a target="_blank" href="/news">discussing the Melbourne property market in detail at the Property Observer webinar</a> on 31 July.
 
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lschlesinger-FZcF9M3vE6

Melburnians asked to vote on six grand proposals for Flinders St Station

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The latest HIA-RP Data residential land report is signalling only modest improvements in new home building activity. 
“From a very low base in 2011, residential land sales have displayed only modest upward momentum, a trend reinforced by the 4.3% increase observable for the March 2013 quarter,” says HIA chief economist, Harley Dale. 
“The March quarter update signals we are moving in the right direction, but, as a key leading indicator, land sales suggest the magnitude of a first stage new home building recovery will fall short of what the economy requires. 
“Any clear improving trends are limited to NSW and Western Australia.” 
“WA is the only state to have achieved clear and consistent improvements in residental land sales over the past 18 months. 
Despite only a modest pick-up in sales, Dale says land prices continue to find record highs. 
"Sydney and Perth are the country’s two most expensive land markets - and by quite a margin.” 
"It’s no coincidence that they are the two most highly taxed residential new home building markets in the country, due in large part to excessive taxes and charges related to land."



Dale says these costs aren’t exclusive to Sydney and Perth. He says other capital cities are seeing upwards price pressures on serviceable residential land. 

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Developments

New apartments

New townhouses

News