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

Joel Robinson

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

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

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

Maréa Residences brings parkside apartments to Coolangatta

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

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

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

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

Australia Post is one of the country’s most trusted institutions, powering one of the largest delivery networks in Australia. As online shopping continues to scale, Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online.

That scale of eCommerce activity has fundamentally changed expectations around how and when parcels arrive, and what happens when someone isn't home.

<h3>Problem solved with Parcel Lockers</h3>

The traditional alternatives to home delivery are far from ideal. Buildings can rely on reception teams to manage deliveries, which introduces ongoing staffing costs and liability concerns. Parcels can be left in common areas, which creates security and aesthetic issues. Or residents are redirected to nearby Post Offices for collection, which shifts the inconvenience rather than solving it.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/dVG5ChLHf7E?si=D9hQRGCBuzlSQBqK" title="YouTube video player" width="560"></iframe>

The data behind that frustration is significant. Nationally, around 9 per cent of deliveries are carded, meaning the recipient was not home and must collect the parcel from a Post Office. That figure reflects the national average reported between November 2025 and January 2026. In Melbourne, that figure rises to 20 per cent. In high-density living, it climbs again to 28 per cent. In other words, more than one in four deliveries in Melbourne apartment buildings results in a failed first attempt.

<h3>How Parcel Lockers work</h3>

The mechanics are simple. When a parcel arrives, the resident receives a notification either through the Australia Post app or via SMS. They scan a QR code, use their one-time PIN and the compartment opens. The parcel is secure, accessible and removed from the lobby floor.

Located in thoughtfully chosen, easily accessible areas, including external building interfaces, mixed-use precincts or shared communal zones, Parcel Lockers enhance convenience without requiring internal building access or additional operational oversight.

<h3>The scale of the network</h3>

This expansion represents Australia Post's largest investment in parcel infrastructure to date, building on momentum that began in 2011 when the first 24 Parcel Locker sites were introduced.

Today the Australia Post Parcel Locker network spans over 1,400 locations and more than 105,000 individual compartments, with major investment already underway to significantly expand the network further.

<h3>What it means for developers and building operators</h3>

A Parcel Locker bank is free to install and free for residents to use. That removes one of the primary barriers to adoption and shifts the conversation from cost to integration.

Australia Post's preference is to engage with developers during the design phase. That allows Parcel Lockers to be located in a considered, publicly accessible space that works for residents and the broader community. Retrofit is possible, and existing buildings can be assessed, but the strongest results occur when Parcel Lockers are treated as part of the core services plan rather than a bolt-on solution.

While the iconic Australia Post red is widely recognised, Parcel Lockers can also be delivered in more muted palettes such as beige or green to align with architectural intent.

For developers, they offer a tech-forward amenity that meets modern expectations, a reduction in courier congestion and building-management load supporting lower emissions and better ESG outcomes, and a meaningful marketability advantage in high-density, eCommerce-active areas, all at no cost for installation and maintenance, with Australia Post funding the program aside from power access.

<h3>Who's using them</h3>

Generational shopping behaviours show strong, sustained growth across all cohorts. Millennials (27–43) led online spend in 2024, contributing nearly $25 billion. Baby Boomers (60–78) increased their online spend by 17.6 per cent, becoming the fastest-growing adopters. Gen Z (13–26) and Gen X (44–59) continue to lean on delivery services as part of their everyday shopping habits.

Internationally, uptake is even more pronounced. Overseas markets are seeing rapid adoption by both developers and consumers, positioning Parcel Lockers as standard infrastructure in many new residential projects. For Melbourne's development community, this signals a shift in baseline expectations. Just as secure bike storage and dedicated parcel rooms have become more common, integrated Parcel Locker networks may soon be viewed as part of the essential service mix.

<h3>The bigger picture</h3>

Parcel Lockers aren't just a logistics fix. Developers invest heavily in lobby design, materials, lighting and landscaping to shape first impressions. Yet a stack of unattended parcels can undo that effort in an instant. Embedding parcel infrastructure early allows projects to respond to how people actually live today, supporting resident satisfaction, reducing operational strain and aligning with broader community and ESG outcomes.

As Belinda Quinn, Senior Transaction Manager – Retail &amp; Out of Home at Australia Post, puts it, residents increasingly expect delivery solutions that align with real life, are flexible, secure and available whenever they need them.

How Australia Post is solving the parcel problem for apartment living

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The $400 million Hamilton Reach development by Australand has successfully sold four terrace homes in the second stage of the Green Quarter precinct.
Construction of the first 12 Green Quarter terrace homes is now complete with $11.5 million secured in sales after its late 2011 launch.
<img height="378" width="470" src="/images/stories/2013/01/greenquarter.jpg" alt="greenquarter">
The two-storey Green Quarter homes had been "hugely popular", says Richard Fulcher, general manager of Queensland residential Australand.
<img height="374" width="470" src="/images/stories/2013/01/greenquarter2.jpg" alt="greenquarter2">
The second and final stage of the Green Quarter precinct was released last October with 10 townhouses, ranging in size from 241 square metres to 283 square metres and priced from $980,000 to $1.475 million. With four already sold the remaining six offerings are priced from $980,000 to $1.15 million.
The Hamilton Reach development is located six kilometres from the Brisbane CBD in north shore <a target="_blank" href="/news">Hamilton </a>and is bordered by 530 metres of river frontage and 2.5 hectares of Northshore Riverside Park.
<img height="204" width="470" src="/images/stories/2013/01/greenquarter1.jpg" alt="greenquarter1">
The Green Quarter precinct is located one street from the river.
Homes within the precinct endeavour to promote environmentally friendly living – with solar panels and solar hot water to reduce energy and water consumption.
The terrace homes, designed by Rothe Lowman White architects, also boast internal courtyards, high-level windows and private terraces.
“We are happy to see people embracing the concept of environmentally sustainable living, which is becoming increasingly important to buyers as they become more conscious about energy consumption and reducing their carbon footprint,” says Fulcher.
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Australand secures four further sales in Green Quarter precinct at Hamilton Reach 

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I met an interesting chap today.  He has developed property before and is experienced but was looking to fast track his property portfolio this year.  He also owns and runs a large business and doesn’t have the time needed to focus on property developing. Although he loves it, finding suitable sites was time-consuming. He needed some help because he understands too well the rewards developing can reap and how time equals money.
I’m happy to say that our meeting today may have made him $110,000 and we haven’t even located a site for him yet!  I’ll explain how.
He is currently holding two development approved dual-occupancy sites, and one of the questions he asked me was “Jo, should I build my approved duplexes or sell the land DA approved? Which will make me the most?”
A good question to ask.  His strategy was to accumulate property quickly and hold for the long term, but what was most important for him was to create equity. So, what scenario would be more profitable?
To build or not to build, that was the question.
I thought I’d nut it out for you today so you can see how I answered him.
OK, firstly you need to know that the approved site he was thinking of selling is part of a prior development. He had purchased a large block of land with an existing, yet run-down house. He gained approval to build a duplex behind the house and subdivide, essentially cutting the block in two. He has already completed this part of the development. Then he gained a second approval to demolish the old house and build another duplex on the newly created lot at the front.
He wanted to know if he should sell the front lot off with approval or build the duplex and keep them or sell them.
There are several considerations:
<ul>
<li>Capital gains tax if selling the villas</li>
<li>GST if selling the new villas</li>
<li>Selling costs if selling the approved land or the villas</li>
<li>Costs to get it to development application approval and almost construction certificate approval</li>
<li>Maximum equity that can be created</li>
<li>Yield if he held all four villas</li>
</ul>
Remember he had developed the block originally and the old house was renting for $180 per week, which helped cover holding costs so he could easily sit and land bank if he wanted to.
He paid $200,000 for the land with original dilapidated house; it was on a large block with separate access at the back.
The cost to build the duplex at the rear of the house was $350,000, including subdivision costs.
The two villas he built were valued at $300,000 each.
So on this part of the development, his cost was $200,000 (land) + $350,000 (build) = $550,000.
Remember the two villas are valued at $300,000 each. So he’s made $600,000 less costs of $550,000.
His equity is only $50,000 so far, but he still holds half the land with the old house on it.
 
<hr class="system-pagebreak">
 
If he wants to sell this DA-approved land, he needs to consider how much the next person will make. You can’t just pluck a figure out of air and sell the land at this price. It’s important to work backwards so that there is something in the deal for the next person otherwise you won’t sell.
I estimated that he would need to sell the land around $170,000 for the purchaser to build the duplex ($350,000) and to make a profit.  $170,000 + $350,000 = $520,000.  The value of two villas is $600,000, so there is $80,000 in it. That’s not enough for everyone to be happy, but if a builder buys it he may be able to construct for less.
Note, I haven’t included other costs such as stamp duty and holding costs, so we are looking at very rough round figures. Based on this, his gross profit at this point (roughly) is $50,000 in equity after building the back duplex plus the $170,000 land sale. So $220,000.
But, if he held the land and built the duplex he would be much further ahead.
Original land cost: $200,000
Build back duplex and subdivide: $350,000
Build front duplex $320,000
Total cost $870,000
Total end value if each villa (four) is worth $300,000 each: $1.2 million
$1.2 million to $970,000 cost = $330,000 in equity.
So he’s creating around $330,000 in equity vs. $220,000 if he sold
(Less costs on both sides, so again I stress these are rough figures).
He can create an additional $110,000 or so if he builds and holds.
He told me that the three-bedroom villas are renting at the back for $320 per week (which is actually low in this market and should be at $350 each). With four villas returning $320 per week, that equals $66,560 per year. The total cost of the project if building the four villas is $900,000. This means the gross yield 7.4%.
So he could achieve a 7.4% gross yield plus make $110,000 if he holds.
I won’t go into the sell scenario as there are too many costs to include. It’s very important that if you develop to sell that you work closely with your accountant to consider costs such as capital gains tax and GST when selling. Anyway, this chap’s strategy was to hold if he builds. So the yield and equity creation was more important to him.
I hope this makes sense. The numbers can be hard to follow and obviously need to be much more refined than what I’ve used above but this may give you a gist of how you can make good money from developing if you make the right decisions.
Jo Chivers is director of <a target="_blank" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
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How to determine whether to build on your land or sell it

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Residential land sales fell 17.8% over the September quarter of 2012 following three successive quarters of rising sales.
The latest HIA-RP Data Residential Land Report records around 12,000 residential lots sold over the quarter.
Putting this in to context, this is less than half the peak in lot sales achieved three years ago when there were just under 25,000 lot sales recorded over the September 2009 quarter.
Despite the fall, the weighted median residential land value in Australia increased by 3.8% over the quarter to $197,807. This value was 4.2% higher when compared to the same period in 2011
HIA chief economist Harley Dale says despite the fall in the September quarter, the volume of sales was still 14.9% higher than the record low set a year earlier.
The median value of residential land in capital cities increased by 5.1% in the September 2012 quarter to $225,795 - 6% higher than in the September 2011 quarter.
The median value for regional Australia was $155,214 in the September 2012 quarter. This represents a quarterly rise of 0.8% and a 0.2% increase compared with the same period in 2011.
“It is encouraging that land sales in a majority of markets have lifted off the depths plunged in 2011. However, this latest update highlights the uncertainty around whether the new home building sector can mount a recovery that is both sustainable and of the magnitude Australia’s population and economy require,” says Dale.
“Overall, residential land sales, a key leading indicator of housing starts, signal a rocky road for any new home building recovery in 2013.”
“One catalyst for the emergence of a strong new home building recovery would be the reduction in the cost of new housing, including serviceable land, which is brought about by disproportionately high and inefficient levels of taxation.
“This requires bold and decisive policy reform across all levels of government, action which consistently fails to occur to the detriment of a more productive and efficient economy,” he says.
According to RP Data’s research director Tim Lawless, the September results highlight the recovery in the vacant land market remains a fragile one.
“After consistent increases in the number of vacant land sales over the past three quarters, the lower September result is a stark reminder that consumers remain very price sensitive and cautious about their household finances,” says Lawless.
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lschlesinger-FZcF9M3vE6

Residential land sales fall 17.8% in fragile September quarter but values hold firm: HIA/RP Data

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While Australia swelters through its usually hot summer, Property Observer sought out five infinity pools.
They are scattered across Queensland. 
Located on <a href="https://www.realestate.com.au/property-house-qld-jollys+lookout-111164659" target="_blank">Mt Nebo Road Jollys Lookout</a> (pictured below), this home offers 52 acres (21 hectares) of Brisbane hinterland, accompanied with an infinity pool with a separate pavilion housing a sauna, spa and bathroom.
<img src="/images/stories/2013/01/jollys.jpg" width="470" height="353" alt="jollys">
With five bedrooms and three bathrooms, this property is listed with price hopes above $4 million.
Another home offering spectacular hinterland views is located on <a href="https://www.realestate.com.au/property-house-qld-tallai-111769659" target="_blank">The Panorama Tallai</a> (pictured below).
<img src="/images/stories/2013/01/tallai.jpg" width="470" height="353" alt="tallai">
The infinity-edge pool and spa is protected by frameless glass and is accompanied with a waterfall feature and LED lights.
Boasting five bedrooms and seven bathrooms, this 975-square-metre home can be yours from $2,175,000.
In the same suburb, a four-bedroom home on <a href="https://www.realestate.com.au/property-house-qld-tallai-112464627" target="_blank">Eagle Court, Tallai</a>, (pictured below) has a 15-metre resort inspired infinity-edge pool.
<img src="/images/stories/2013/01/tallai2.jpg" width="470" height="353" alt="tallai2">
Surrounded by patios with a built-in out-door kitchen, this home is designed for year-round entertaining.
The property is currently listed with an asking price between $1.75 million and $1.95 million.
<a href="https://www.realestate.com.au/property-house-qld-woodwark-112708503" target="_blank">Located within the premium-gated community of the Botanica Estate, a six-bedroom home on Botanica Drive, Woodwark</a> (pictured below), is situated on the edge of the tropical Coral Sea.
<img src="/images/stories/2013/01/botanica.jpg" width="470" height="353" alt="botanica">
This infinity pool overlooks the waters of pioneer bay and the gateway to the Great Barrier Reef.
Never before lived in – this tropical paradise is being sold fully furnished.
In the foothills of<a href="https://www.realestate.com.au/property-house-qld-mount+samson-112708391" target="_blank"> Mount Samson</a>, the Samson Manor (pictured below) boasts a resort-style infinity pool and outdoor entertaining pavilion.
<img src="/images/stories/2013/01/samson.jpg" width="470" height="353" alt="samson">
The 9.3-hectare estate has six bedrooms and four bathrooms.
<a href="https://www.realestate.com.au/property-house-qld-yeppoon-112627623"></a>
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Cool off with Queensland's hottest infinity pools

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Builders and developers have begun 2013 with a range of financial incentives and discounts on new homes and house-and-land packages aimed at enticing new home buyers in what is likely to be another challenging year for the residential building sector.
New housing finance and building approval figures suggest there will be no swift rebound in demand for new housing.
There was a <a target="_blank" href="/news">10.3% fall in home loan commitments</a> for new dwellings and <a target="_blank" href="https://www.propertyobserver.com.au/australian-capital-territory/wa-the-only-bright-spot-as-detached-house-dwelling-approvals-fall-03-in-november/2013011058711">a 0.3% drop in building approvals for new houses in November</a>, according to seasonally adjusted ABS figures.
New home buyers can secure discounts in the thousands and sometimes tens of thousands of dollars on select blocks of lands and new homes in Melbourne, the Gold Coast and Sydney.
There are also <a href="/news">generous first-home buyer incentives</a> on offer from NSW, Queensland, Tasmanian and South Australian state goverments for those buying or building new homes. 
Buyers should keep in mind that discounts and rebates may be factored into valuations by lenders when financing is sought.
These are some of the specials currently on offer.
$30,000
Listed residential developer Peet is offering savings of up to $30,000 on “certain lots” in residential communities on the outskirts of Melbourne.  The <a target="_blank" href="https://www.peet.com.au/megahouseandlandsale?utm_source=adexchange&amp;utm_medium=banner&amp;utm_content=news&amp;utm_campaign=megalandsalevic">‘Mega House and Land Sale’</a> is available until the end of January. The participating Peet communities are Aston in <a target="_blank" href="/news">Craigieburn</a>, Kingsford at <a target="_blank" href="/news">Point Cook</a>, Cardinia Lakes in <a target="_blank" href="/news">Pakenham</a>, Quarters in <a target="_blank" href="/news">Cranbourne West</a> and Livingston in <a target="_blank" href="/news">Cranbourne East</a>.
$22,000
Listed developer Devine is offering to pay mortgage repayments for up to a year on behalf of approved purchasers who sign an unconditional contract to purchase a new Devine house and land package before February 28 2013 under its <a target="_blank" href="https://www.devinemortgagebreak.com.au/">Devine Mortgage Break</a> promotion. Repayments must be the minimum required repayments on a 30-year loan and interest only during construction.  Property Observer calculates this would equate to savings of around $22,000 given a $300,000 mortgage over 30 years at the average standard variable rate of 5.98% (according to RateCity.com.au).
$22,000 - $30,000
Melbourne builder <a target="_blank" href="https://carlislehomes.com.au/">Carlisle Homes</a> is offering a $30,000 discount off the retail price of double-storey homes and $22,000 off the retail price of single-storey homes in its luxury Affinity and T Range collections. There is currently no end date to this promotion.
$10,000
Up until February 25 2013, Stockland is offering approved purchasers a<a href="https://www.stockland.com.au/residential/changeforlife/change-for-life-nsw.aspx" target="_blank">$10,000 VISA gift card </a>to spend as they wish. The VISA gift card will be on offer to buyers of selected land and house-and-land packages at four of Stockland’s NSW communities, includingMcKeachies Run in <a target="_blank" href="/news">Maitland</a>, Murray’s Beach on Lake Macquarie, Brooks Reach in the Illawarra and Bayswood at Vincentia on the NSW south coast. Prices start from $326,544 for a three-bedroom, one-bathroom, one-garage home.
$8,000
<a target="_blank" href="https://www.8homes.com.au/wp-content/uploads/2013/01/Home-Mag-12th-Jan-2013_web.pdf">Melbourne builder Eight Homes</a> is offering $8,000 off the price of eight different designs of three- and four-bedroom houses. The reduced prices are based on a standard floorplan with E1 façade. The cheapest house starts from $131,900 (previously $139,900) for a four-bedroom, two-bathroom single-storey house rising to $241,900 (previously $249,900) for a four-bedroom, two-bathroom double-storey house. There is currently no end date to this promotion.
$76,000 - $126,000
Discounts of up to $126,000 are on offer for residential lots in <a target="_blank" href="https://www.highlandsale.com.au/">The Highlands community</a> in the Ecovillage, Currumbin Valley on the Gold Coast. The lots are just eight kilometres from Currumbin Beach and are up for sale under bank instructions, with the properties being marketed by Colliers International.  Lots range in size from 2,800 square metres to 8,300 square metres set amidst 60 hectares of green mountain forest and creeks.
$5,000 to $25,000
Residential developer Mirvac is offering a range of rebates, free inclusions and land discounts as part of its <a target="_blank" href="https://rightplace.mirvac.com/">Right Here, Right Now Summer Bonus</a> campaign on specific NSW master-planned communities. In Elizabeth Hills, Mirvac is offering $25,000 rebate on specified land lots In, Ayre, there are discounts on offer on land from $5,000 to $25,000 as well as air-conditioning free of charge and upgrades included in house-and-land package prices valued up to $10,000. In Saddlers Ridge it is offering a split-system air-conditioning and upgrade packages included free of charge and value at $7,000. In its Hidden Waters community there is the offer a $5,000 landscaping bonus.
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House-and-land incentive and discounts from $5,000 to $126,000

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“Aaahhh….” That’s the sound I made when watching Hugh Jackman receive his Golden Globe Award this week for best actor.  I was impressed with the credit he gave his wife Deborra-Lee Furness for helping him keep faith.
Keep faith?  A talented and experienced singer, dancer and actor, yet he admitted he had doubts and lost confidence during rehearsals for Les Miserables. The man is not only truly amazing but honest.
Jackman nearly quit due to feeling overwhelmed and unsure of himself.
"Three weeks before we started filming, we had a terrible day of rehearsal, a humiliating day. I came home to Deb and I said, 'It's time, I've gotta ring him [director Tom Hooper] and tell him there's someone else to take this role.
"I really thought I'd bitten off more than I could chew … My wife talked me off the cliff – thank you for always being right, baby," he said.
Wow, even Hollywood stars want to give up some times. It just goes to show how human he is. Yes, Les Miserables would have been a very ambitious production for anyone to take on, but look at what Hugh achieved by pursuing the role and getting on with it – with the support of his wife.  Not only did he win the Golden Globe for best actor, but he’s been nominated for both an Oscar and a BAFTA award.
What a great example of taking on a challenge, conquering fears and using the support of others to help get through to the end.  And look at the rewards he reaped.
So what unnerved him?  Jackman must have thought about the risk. The risk of not doing his best, the risk of doing something he had never done before, the risk of failing.
We all have doubts at some time or another.  While I’m not comparing a property development to a musical movie adaptation, I couldn’t help but reflect that property development can seem just as daunting.  When developing, you really don’t get “rehearsal time”; it’s just a matter of good planning and then taking action.
I have seen people give up on their property development, quitting when they have hit a dead end with the council. Quitting after starting a renovation and not realising just how big a job it really was. Quitting after not hiring the right people.
As development project managers, it’s our role to manage the fears of our clients and the risks of the project.  With risk comes reward.  It can be a big decision to take on your first property development.  But once our clients make that decision, we move them forward quickly. They start seeing results quickly and realise that development can be a good challenge and they don’t have to do it alone.  Often the hardest thing is to make the decision to start.  If you have the support of someone to help you then you won’t feel alone. So enlist a friend or hire support in the area you need it and keep moving forward.
The start of a new year is a great time to stop procrastinating and commence that project you’ve been researching for so long. Have faith and use support like Hugh Jackman did.  You too could end up with an award-winning result.
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank">Property Bloom</a>, which manages property development.
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The importance of faith, or what Hugh Jackman can teach us about property development

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While The Hobbit movie continues to be a box office draw, some people are taking the next step into the magical world and building hobbit-esque homes.
We are all conscious of our carbon footprint in this day and age, but some people have decided to do their part by using the earth as building material – Property Observer looks at the three best hobbit homes from around the globe.
<img height="315" width="470" src="/images/stories/2013/01/hobbit1.jpg" alt="hobbit1">
Located by the seaside in Atlantic Beach Florida, the Dune House (pictured above) was designed and constructed in 1975 by architect William Morgan.
As per its name, the Dune House was built inside a dune.
The wall shapes were inspired by Morgan’s experience in the navy and the curved walls of submarines.
With the shape in mind, Morgan built two cave-likes structures within the earth with large openings towards the oceanfront.
The 1,5000-square-metre Dune House is separated into two living quarters of one bedroom and one bathroom.
The property was recently listed for sale for $US1.4 million.
<img height="269" width="384" src="/images/stories/2013/01/hobbit2.jpg" alt="hobbit2">
With the help from his father in law and visiting friends, Simon Dale built his hobbit-like home in Wales (pictured above) for his family over a period of four months and spent a total of £3,000, or $4,570 AUD.
Dale dug into the hillside for shelter and used stone and mud for the retaining walls and foundations.
The frame of the house was built from oak thinnings from the surrounding woodland, and straw bales were placed in the floor, walls and roof for insulation.
A skylight in the roof lets in natural sunlight, and solar panels are used for lighting, music and computing.
Dale said he is not a builder and this type of building is accessible to anyone. He only used a chainsaw, hammer and a one-inch chisel.
The philosophy of earth-sheltered construction is based on three fundamental principles, including energy saving, energy recovery and drawing energy from the environment.
<img height="314" width="470" src="/images/stories/2013/01/hobbit3.jpg" alt="hobbit3">
Located in Big Sur California, architect Mickey Muennig mastered the eco-minded architecture more than 30 years ago before it became a fashionable trend.
The Cooper Point house (pictured above) blends in with the landscape – literally – with a roof of wild grass and California poppies.
The house is built like a bunker, with concrete retaining walls at both ends and all-glass walls in between.
Muennig developed his own style of design by experimenting with earth, stone, redwood and eccentric roof shapes.
The half-buried walls provide insulation and savings in energy, with the owner estimating a total of 50% savings on energy compared to a traditional house.
“It doesn’t require much maintenance, but sometimes we go up there with a weed whacker when it gets too shaggy,” the owner told WSJ magazine.
Kevin McCloud’s Grand Designs featured one endeavour with <a target="_blank" href="https://www.visitcumbria.com/pen/underground-house.htm">a two-storey house that burrowed backwards into rock in Eden in Cumbria </a>around 2002.

Not much resembles hobbit houses in Australia – notwithstanding the mostly unappealing underground homes of Cooper Pedy. And a mud brick home or two that appeal to the few.
Australia does have a slightly forlorn-looking attempt at building an underground sanctuary in Brisbane’s Mount Cotton (pictured below).
{yoogallery src=[images/stories/2013/01/jan16mtcotton]}
Built in 1985, the house is completely below the surface.
Owner Ian Bridge said he hasn’t needed to use air-conditioning since he moved in as the house creates its own micro-climates.
It is currently listed for sale seeking a $620,000-plus price after failing at its October 2012 auction.
Even in New Zealand there are not many real life examples, although jewellery tycoon Michael Hill did win awards for his The Hills golf club house, an innovative underground bunker-style building in 2008. But his plans to build 17 subterranean houses on and around the swish golf course in Central Otago don't appear to have eventuated.
One company ColFibrex is offering easily erected earth sheltered housing (artist's impressions below) that uses the insulation and stability of the surrounding earth, plants, rocks and trees to provide an even temperature throughout the year.
{yoogallery src=[images/stories/2013/01/jan16hobbits]}
<a target="_blank" href="https://www.colfibrex.com/en/index">The greenhouse system is assembled with prefabricated modules made of space-age resins and fibers</a>.
You just have to tell them how you would like your house and within a few days it will be designed and all the necessary pieces will be shipped to you.
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Tolkien-style hobbit homes yet to reach The Shire, but there's something at Mt Cotton

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Some people are good at home renovations, some are not. I am squarely in the latter category. I have never bought a house that needed rescuing, and the thought of all of the elbow grease required to turn a shack into a superstar gives me heart palpitations and night sweats.
Both of the properties I have bought have been nearly new or brand, spanking new. The most involved I’ve ever gotten with interior design is picking the colour scheme for my new apartment, which also was the first time I’d ever said “I’ll go for the beige” in my life.
My first property was only five years old when I bought it and didn’t really need much in the way of a face-lift. It did need new curtains downstairs, though, and for five long years I looked at, and untangled, those vertical blinds and promised myself I would invest in some fabulous new window coverings, perhaps red with big white spots, sometime very soon. When I rented that property out, those vertical blinds were still there and I was secretly glad that I hadn’t let my penchant for rainbow colours turn away hundreds of prospective tenants.
The problem is my aim for 2013 is to buy a small worker’s cottage and, on my budget, that will mean renovations. I trawl the listings on reiq.com and often see the “perfect” cottage, jam-packed with character and within my budget too, but then I see the internal pics and the need for a new kitchen, bathroom, floorboards, roof, entry stairs, garden and letterbox, and I feel completely and utterly defeated before I’ve even really begun. Perhaps I need to marry a builder? Or better yet an architect who used to be a builder.
Either way, when (or a very big if) I eventually buy my little fairy cottage, I will do my utmost not to overcapitalise. To start with I will follow some of these basic REIQ guidelines to prevent just such an eventuality:
<ol>
<li>Overcapitalisation occurs when an owner spends more money on improving a property than the profit those improvements could be expected to bring if the property were sold, which would be bad;</li>
<li>The REIQ recommends research and a simple formula to minimise the risk of overcapitalising, while adding value and valuable living space;</li>
<li>First of all, note the price you paid for the property, add the expected total cost of the renovations, add another 5% for landscaping, and you have the cost of your house and improvements;</li>
<li>Let’s say the total cost is $450,000. Next look at houses in your street and check real estate ads on reiq.com featuring nearby homes;</li>
<li>If there are no homes valued as high as the $450,000 mark, then you are probably overcapitalising. Only proceed with the renovations if you plan to live there for the next eight to 10 years, or if you’re confident your suburb will be the next to shine;</li>
<li>While it’s an overused real estate phrase, always remember that choosing ‘the worst house in the best street’ is clever buying for those wanting to renovate – although I’m not too sure how long my “dream cottage” will remain the worst house for given my long-held reluctance to renovate.</li>
</ol>
Nicola McDougall is executive manager for corporate affairs for the <a href="https://www.reiq.com/" target="_blank">Real Estate Institute of Queensland</a>. This article originally appeared on the<a href="https://reiqblog.com/" target="_self"> REIQ blog</a>.
<ol></ol>
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Six tips to avoid overcapitalising when renovating

The ins and outs of simple, small subdivisions: Three of the best of Jo Chivers

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Swimming pools were once designated to the ground level of apartment complexes, and for a while to the dark, internal basements, but today they’re increasingly offering sky-high outdoor views.
The aquatic rooftop trend comes on the heels of the democratisation of the tops floor with the trend also seen through <a target="_blank" href="/news">rooftop gardens</a>, and even cinemas.
<img height="353" width="470" src="/images/stories/2012/12/radius.jpg" alt="radius">
The Radius apartment complex in <a target="_blank" href="/news">Woolloongabba, </a>Brisbane, will have a 20-metre three-lane lap pool (pictured above) on the rooftop of the nine-storey building.
The sky deck will offer tiered viewing decks, sun terraces and two 12-seater spas – all with panoramic mountain views of Brisbane – on its expected March 2014 completion.
Designed by Hayes Anderson Lynch Architects, Radius Apartments is a close three kilometres to the CBD.
Warren Hyatt from Majella Group – developer of Radius Apartments – says placing the leisure amenities on the roof allows for a larger scale of facilities than if the swimming pool were at the ground or podium level, where space is limited.
Warren Hyatt also says a pool on the roof increases privacy, as residents do not look down onto the recreation facilities.
With its prime Melbourne CBD position at 199 William Street, Melbourne, The William is another new development embracing the trend.
<img height="265" width="470" src="/images/stories/2012/12/thewilliam.jpg" alt="thewilliam">
The William offers views from the rooftop swimming pool on level 23 (pictured above), with a barbecue and lounge area.
Comprising 470 units, the development is designed by Bruce Henderson and developed by Hengyi Australia.
A bit more low rise, and right opposite the sandy beach, EightyEight in <a target="_blank" href="/news">Albert Park, </a>Melbourne, will on its much-awaited commencement and completion have a fourth floor lap pool overlooking Port Phillip Bay.
<img height="353" width="470" src="/images/stories/2012/12/88beaconsfield.jpg" alt="88beaconsfield">
Designed by Omiros One Architects (O1A), EightyEight (pictured above) offers 27 residential dwellings.
O1A says it is committed to the health of the environment and the creation of buildings that show a deep respect for the planet.
With construction to commence March next year, EightyEight is currently 50% sold.
One-bedroom apartments start from $950,000 and two-bedroom apartments start from $1.4 million.
EightyEight has an expected completion date for the last quarter in 2014.
 
<hr class="system-pagebreak">
 
<img height="353" width="470" src="/images/stories/2012/12/belvedere.jpg" alt="belvedere">
The $140 million development Belvedere by Winten Property Group boasts a 12.5-metre lap pool (pictured above) on the rooftop terrace.
Located at 138 Walker Street, <a target="_blank" href="/news">North Sydney</a>, Belvedere soars 22 levels high, and the rooftop terrace also hosts a gymnasium and relaxation areas.
On offer are one-, two- and three-bedroom apartments ranging from $375,000 to $2.95 million.
With an expected completion date of November 2013, Belvedere has currently sold 80% of the 195 apartments.
<img height="353" width="470" src="/images/stories/2012/12/divercity1.jpg" alt="divercity1">
Divercity at <a target="_blank" href="/news">Waterloo </a>in Sydney (pictured above)  is another new development to embrace the swimming pool trend.
Suitable for those afraid of heights, Divercity apartment towers range between six to 12 storeys high.
The lifestyle floor – two floors high – features an outdoor heated 20-metre lap pool that overlooks the street below, and an outdoor yoga studio.
Also included is an outdoor kitchen equipped with a barbecue and pizza oven for that after-swim feed.
Developed by Becton and designed by Turner and Associates architects, Divercity has a late 2013 completion date.
Matthew Chun, the Becton Property Group chief says says developers are opting for higher-level swimming pools due to street level noise and the benefit of offering residents more privacy and security.
“Residents are more favourable to having pools adjacent to aesthetically pleasing outdoor entertainment spaces, as opposed to an indoor pool,”
Chun says the introduction of these facilities increases tenant demand, reduces rental downtime and improves rental growth for investors.
The Becton boss also notes public swimming pools and gyms generally require an admission or membership fee; therefore swimming pools in apartment complexes are seen as a free benefit to tenants.
Michael Fox, managing director of Little Property Group – developer of Central South Yarra – says the rooftop trend stems from tenants and their landlord investors seeking low-maintenance recreational living options.
“They want to enjoy the outdoor scenario,” says Fox.
Fox says the additional recreation space adds to the value of all apartments, despite the loss of revenue from sale of the top floor or rooftop.
“Essentially, it’s an extension of their apartment. Residents are happy to live in smaller spaces but have other facilities at their fingertips so they can entertain their guests in an open and unique environment.”
We’ve also looked at the trend of starry-eyed<a target="_blank" href="/news"> rooftop cinemas</a> leading the way in outdoor viewing.
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