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.

<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/tsioMLcnjas?si=zq-ys3JuWpfa5hFv" title="YouTube video player" width="560"></iframe>

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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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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ntrotman-Et3xWpamVh

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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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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