Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

<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/FH_1EzB-1vs?si=XScVlP1ERsTDJoME" title="YouTube video player" width="560"></iframe>

"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

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

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

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

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

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

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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After chilling through the winter months it's hard not to think about the long, hot days of summer ahead.
MSN Real Estate recently tweeted to their 5,011 followers on  "<a target="_blank" href="https://realestate.msn.com/40-tricked-out-patios?ocid=vt_twmsnre">40 tricked out patios</a>".
Space and budget limitations aside, these patios will give you plenty of ideas for your outside space. 
<a target="_blank" href="https://twitter.com/MSNRealEstate"><img height="63" width="451" src="/images/stories/2013/08/Tweet_of_the_Day/Screen_Shot_2013-08-01_at_4.40.24_PM.png" alt="Screen_Shot_2013-08-01_at_4.40.24_PM"></a>
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Patio design ideas for when you're dreaming of summer

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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:
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<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;
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<li>
Trust that your architect has the best intentions;
</li>
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And don't be afraid to ask question.
</li>
</ul>
 
 
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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.
 
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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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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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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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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.
 
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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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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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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]}
 
 
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<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>
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<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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