<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

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.

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

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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The Daly Waters Pub, an iconic outback pub in the Northern Territory, has sold for an undisclosed sum.
It was listed with expectations of more than $4 million, hotel news website The Shout reported.
Located 600 km south of Darwin, The Daly Waters Pub off Stuart Highway, is a favourite with passers-by. 
It has received AHA NT’s Best Wayside Inn award eight times since 2005.
The pub was built in 1930 by Bill and Henrietta Pierce, its website says. In its long, colourful history, the pub has witnessed murders, shoot outs in the main street, cattle stampeding through town and drunken brawls. 
Publicans Lindsay Carmichael and Robyne Webster, who owned and operated the pub for 18 years, decided to retire and move to Darwin. 
The pub is known for its collection of memorabilia from visitors, who in the late 80s started a tradition of leaving something at the pub to commemorate their visit. The knick knacks that adorn the walls include artificial limbs, surfboards, lingerie and an Irish hurling stick, to name a few among hundreds. There’s even a helicopter sitting atop the shed of the pub, though it’s not in use anymore.
“We endeavour to keep it in an orderly fashion, a bit like a department store. As we have no windows the maintenance is crucial – daily dusting and de-cobwebbing are essential. All is taken down every six months and laundered. Whatever survives goes back up. Most male employees volunteer to wash the lingerie,” Webster was cited as saying by The Shout.
The freehold going concern included the pub with its bistro, a caravan park, cabin park, motel and service station. The total land area is 19,930 sqm.
The selling agent was Steve Liebelt of Ruralco Property.
The buyer is believed to be a businessman from South Australia.
While remote, the pub enjoys plenty of patronage, both from Daly Waters locals and from tourists who have heard of its legendary reputation. 
“While some may consider the pub being remote this is one of its strengths and with a major service and population centre at Katherine only some two hours’ drive away, nobody is ever far from all services,” said Liebelt.
      
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jonathanchancellor-7SQnKwU6yx

NT's famed Daly Waters Pub changes hands

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When a tenant goes bust, there’s a big impact on the landlord. 
The insolvency practitioner appointed to the tenant has rights and powers under the Corporations Act 2001 (Cth) while the landlord has rights and powers under the lease with the tenant.
Here’s a run-down of who can do what.
Start at the beginning and look at the lease 
The lease is a binding contract between the tenant and landlord, so it’s the first thing to read when the tenant becomes insolvent.
For example, the lease might say that any insolvency event of the tenant constitutes such a breach that the lease is immediately terminated.  Otherwise, the insolvency event may be a breach and the lease stays on-foot at the option of the landlord.
In any event, the appointment of an insolvency practitioner to the tenant doesn’t waive the tenant’s liability to any rent or other amounts outstanding under the lease.
What happens when a receiver is appointed to the tenant? 
A company typically goes into receivership when a secured creditor appoints a receiver to those assets of the company over which the creditor has security. The receiver’s role is to collect and sell enough of the company’s charged assets to pay back the debt owed by the company to the secured creditor.
If a receiver is appointed to a tenant company:
• Within the first 7 days after the appointment, the receiver can give the landlord notice that the receiver doesn’t intend to exercise any rights in relation to the landlord’s property, which means the receiver isn’t personally liable for rent or other amounts payable under the lease during their occupation of the landlord’s premises.  
• If no notice is given, the receiver is personally liable for rent and other amounts payable under the lease from 7 days after the receiver’s appointment until:  
the receiver retires from their appointment; or the company ceases to occupy the landlord’s premises.  
• The receivership doesn’t affect the rights of creditors, which means the landlord can move to take possession of the premises, or enforce the terms of the lease, or commence legal action against the tenant (eg to recover rent arrears).  
• The company does remain liable for rent and other amounts owing under the lease before the receiver’s appointment.  
• Personal guarantees under the lease can be enforced by the landlord during the receivership.
What happens when an administrator is appointed to the tenant? 
An administrator is usually appointed by a company’s directors after they decide the company is insolvent or likely to become insolvent.  The effect of the appointment of an administrator is to provide the company with “breathing space” while the company’s future is contemplated and resolved.
If an administrator is appointed to a tenant company:
• Within the first 5 days after the appointment, the administrator can give the landlord notice that the administrator doesn’t intend to exercise any rights in relation to the landlord’s property, which means the administrator isn’t personally liable for rent or other amounts payable under the lease during their occupation of the landlord’s premises.  
• A notice will cease to have effect if: the administrator revokes the notice in writing; or the company exercises, or purports to exercise rights in relation to the landlord’s property (eg continues to trade from the premises).  
• If no notice is given, the administrator is personally liable for rent or other amounts payable under the lease from 5 days after the administrator’s appointment for so long as: the company continues to use, occupy or be in possession of the premises; and the administration continues.  
• The administration does affect the rights of creditors, which means the landlord can’t move to take possession of the premises, or enforce the terms of the lease, or commence legal action against the tenant (eg to recover rent arrears) without: the administrator’s consent; or leave of a court.  
• The company does remain liable for rent and other amounts owing under the lease before the administrator’s appointment.  
• Personal guarantees under the lease can’t be enforced by the landlord during the administration.
What happens when a liquidator is appointed to the tenant? 
A liquidation brings a complete end to the company. It involves a liquidator realising (selling) the company’s assets, cessation or sale of its operations, distributing the proceeds of realisation among its creditors and distributing any surplus among its shareholders.
If a liquidator is appointed to a tenant company: 
• At any time the liquidator can disclaim the lease and vacate the landlord's premises, which means: the liquidator isn’t personally liable for rent or other amounts payable under the lease and nor is the company during the liquidator’s occupation of the premises; and the landlord can, if permitted by the lease, re-enter and take possession of the premises.  
• If the lease isn’t disclaimed and the liquidator stays in the premises, the liquidator still isn’t personally liable for rent or other amounts payable under the lease although these amounts will be treated as expenses incurred in the liquidation (and therefore paid out of the proceeds of sale of the company’s assets).  
• If the lease hasn’t been disclaimed and the liquidator hasn’t otherwise advised their intentions, the landlord can issue a notice asking the liquidator to confirm their position about the lease and the liquidator has 28 days to respond.  
• The liquidation does affect the rights of creditors, which means the landlord can’t continue or commence legal action against the tenant (eg to recover rent arrears) without leave of a court.  
• The company does remain liable for rent and other amounts owing under the lease before the liquidator’s appointment.  
• Personal guarantees under the lease can be enforced by the landlord during the liquidation. 
What does it all actually mean? 
Our experience of what actually happens and our tips for landlords about how to deal with the situation are these: 
• The insolvency practitioner appointed to the tenant contacts the landlord as soon as possible to say they’ve been appointed and “let’s talk”.  
• The landlord tells the insolvency practitioner the debt currently owing by the tenant under the lease for rent and other amounts, and provides the practitioner with a copy of the lease and proof of the debt. 
• It’s in the landlord’s best interests to work with rather than against the insolvency practitioner to deal with the tenant’s problems, which might include:  
helping the practitioner find a buyer for the tenant’s business in whole or part, and that buyer taking a new lease in the premises;  
if the lease is terminated and disclaimed by the insolvency practitioner, the landlord alone finding a new tenant to go into the premises as quickly as possible; or  
the landlord buying the tenant’s business or assets (eg fit out) from the practitioner and leaving the assets in-situ for a new tenant.  
• Subject to the terms of the lease, the landlord should call upon the tenant’s bank guarantee and take advice on whether any personal guarantee can be pursued as a means to recover the pre-external administration (or any other) debt owing by the tenant under the lease as soon as possible. 
• The landlord has rights as a creditor in the external administration, so should stay engaged and attend creditor meetings with the insolvency practitioner.  
• The landlord should be prepared to have some amount of rent forever unpaid by the insolvent tenant because an insolvent company’s debts are greater than its assets, and there’s only ever a finite amount of money to be split between all the tenant’s creditors.  
This article was produced by <a href="https://www.meyervandenberg.com.au" target="_blank">Meyer Vandenberg lawyers</a>.
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Liquidators versus landlords: who wins?

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The Gateway Hotel, a Newcastle icon, has been placed on the market for the first time in more than 20 years. 
The hotel at <a href="https://www.realestate.com.au/property/139-maitland-rd-islington-nsw-2296" target="_blank">139 Maitland Rd, Islington</a> boasts a rare 5 am licence, 15 underperforming gaming machines, and a large footprint on a 778 sqm corner site. 
It has long been a popular watering hole in Newcastle. But for more than a year, demands have grown that the venue be struck off a list of safe venues for the city’s lesbian, gay, bisexual and transgender communities. 
In January, a senior transgender staff member alleged that she was assaulted by a male patron outside the hotel but the hotel didn’t call the police, the Newcastle Herald had reported.
The hotel has been generally used as a ‘weekender’ by the current owners and would benefit from a keen and motivated operator, according to listing agents are John Manenti of Manenti Quinlan and Associates and  Deane Moore of Moore and Moore Real Estate.
It last changed hands for $650,000 in 1999, according to Corelogic RP Data.
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/02/Gateway1.jpg" alt="">
Gateway Hotel comprises a public bar, indoor and outdoor gaming rooms, bistro, beer garden, nightclub, eight first floor guest rooms, a function room and other amenities. 
Deane Moore said “with the impending redevelopment of the Cambridge Hotel site, the Gateway Hotel is potentially the last true late night and live music venue in Newcastle”. 
John Manenti added that high performing gaming venues nearby was a bonus for the new operator.
The sale is by expressions of interest which close on September 7.
The corner location, the hotel offers a range of features which make it the ultimate Newcastle sleeping giant. 
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Newcastle watering hole Gateway Hotel listed after 20 years

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The latest research from Wellington Cityscope shows that commercial property sales have decreased in total sales value in the last quarter, according to CoreLogic's latest cityscope.
The property data firm says that for the three months to July 2017, there were 13 sales at a total value of $95.5 million, compared to the same number of sales at a total value of $170.1 million for the previous quarter.
For the twelve months to July 2017, there were 67 sales at a total value of $462.7 million, compared to 83 sales at a total value of $451.9 million for the previous 12 months.
The table below shows sales recorded for the past eight updates of Wellington Cityscope.
<a href="https://www.propertyobserver.com.au/images/2017/07/14/Screen%20Shot%202017-07-14%20at%2010.49.44%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/14/Screen%20Shot%202017-07-14%20at%2010.49.44%20am.jpg" alt="">
Notable sales in the July 2017 update of Wellington Cityscope include:
<ul>
<li>49-61 Tory Street, Te Aro, four interconnected office buildings, three of six-storeys, one of five-storeys, built in a more or less U-shape around a bitumen road and which were refurbished in 2015 with parking area for 100 vehicles and building area of 14,414 sqm, which sold for $56 million;</li>
<li>Unit 1, 148-176 Wakefield Street, Te Aro, the James Smith Car Park building of eight levels, which sold for $18.5 million and</li>
<li>138 The Terrace, Wellington Central, 10 levels office building including basement parking with 19 spaces accessed via Rosina Fell Lane under the motorway off-ramp to the rear, which sold for $7.51 million.</li>
</ul>
<a href="https://www.propertyobserver.com.au/images/2017/07/14/Screen%20Shot%202017-07-14%20at%2010.50.35%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/14/Screen%20Shot%202017-07-14%20at%2010.50.35%20am.jpg" alt="">
Properties listed as for sale in the July 2017 update of Wellington Cityscope include:
<ul>
<li>Unit 2, 76-86 Manners Street, Te Aro, a whole of level two comprising 405 sqm of commercial space, for sale by deadline private treaty through Colliers International;</li>
<li>Mountain Safety House, at 19 Tory Street, Te Aro, once British Cars House, built 1905 and renovated in 1987, a four-storey brick office building with a penthouse on top, for sale by deadline private treaty through Colliers International; and</li>
<li>6 College Street, Te Aro, a three-storey building with a warehouse and shop on the ground floor and two office floors above, built in the 1970s, for sale by deadline private treaty through Colliers International.</li>
</ul>
Leasing opportunities listed in the July 2017 update of Wellington Cityscope include:
<ul>
<li>Reserve Bank of New Zealand Building, at 2 The Terrace, Wellington Central, 17 levels, built 1972 consisting of a podium of four levels topped by an office tower of 13 levels, which has office space of ranging from 915 sqm to 4,575 sqm available through Colliers International;</li>
<li>1-9 Victoria Street, Mt Cook, the former ANZ National Bank House, a 12-storey, glazed, concrete office tower, completed early 1985, which has office space ranging from 300 sqm to 6,500 sqm available through Colliers International.</li>
<li>Thinktankz House, 25-27 Vivian Street, Te Aro, a four-storey office building, with a workshop and parking space for 20 cars on the ground floor, has office space on ground, levels 1, 2 and 3 available through NAI Harcourts and Bayleys.</li>
</ul>
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Commercial sale turnover in Wellington, New Zealand: CoreLogic

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A Bendigo Bank site in Melbourne's eastern suburb of Camberwell has sold for $7.03 million under the hammer.
It sold on a sharp 4.2% yield.
The <a href="https://www.realcommercial.com.au/property-retail-vic-camberwell-502443590" target="_blank">4 Prospect Hill Road</a> property is a two-storey freehold building, with five-year leases to Bendigo and Adelaide Bank Ltd on the ground floor, and to CIPL Ltd over the first-floor office space.
The selling agents were Chris James, Chris Kombi and David Bourke of Fitzroys.
The 788 sqm building is on a 431 sqm site with dual frontages to Prospect Hill Road and the Market Place Carpark.
Bourke said the tenancy profile and dual frontages were key drivers and the sale reinforced the confidence in Camberwell Junction.
“The property is positioned near the Burke Road and Prospect Hill Road intersection, at the heart of the popular retail precinct, and the wider area has been the beneficiary of increased residential development on its doorstep,” he said.
“The introduction of developments such as Aerial, Solstice, Elmington, Middle Burke and others have recently brought hundreds of new apartments into the area.”
About 1,500 new apartments are in the pipeline around Burke Road and Camberwell Junction.
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Bendigo Bank site in Camberwell fetches $7 million at auction

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Two beachfront blocks of land in Whitsundays have been put on the market through Burgess Rawson. 
‘The Beaches’ is a beachfront block on the white sands of Funnel Bay at <a href="https://www.burgessrawson.com.au/buying/QLD/Mackay-and-Whitsundays/Airlie-Beach/Development/4P0347/2#.WX6wT9OGP-Y" target="_blank">Airlie Beach</a>. It is being touted as the “last absolute beachfront opportunity”.
The land comprises 10 blocks that will have access to the tropical, palm-studded beachfront enclave. It is close to Airlie Beach.
‘The Waikiki’ at Funnel Bay off Langford Road, is a house and land package designed for dual occupancy. 
It combines a three-bedroom beach house and a one-bedroom studio apartment on a single 1,363 sqm block plus 1,498 sqm of exclusive beachfront area.
According to its description, it will offer guaranteed net income of $40,000 p.a. for two years and will have a holiday apartment for personal use.
The sites are being offered through an expressions of interest campaign ending August 17 
The listing agents are Glenn Conridge, Michael Gilbert and Nick Breheny of Burgess Rawson.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/31/TheBeaches2.jpg" alt="">
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Beachfront sites near Whitsundays on the market

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A tenanted beachside retail property in Sunshine Coast’s Caloundra has sold for $675,000 to a Brisbane private through Savills.
The 1, 12 Otranto Avenue property, which is on the ground floor of Monaco Resort, sold at a net yield of 7.2%.
The selling agents were Will Carman and Scott Gardiner of Savills.
The retail strata lot, built in 2010, features a modern, well-appointed café fit-out and is leased to ‘Shingle Inn’ on a five-year lease with a five-year option. 
It has a GFA of 175 sqm which comprises 98 sqm of internal dining and 77 sqm of alfresco.
Carman said the property’s location, close to Caloundra’s major amenities and Bulcock Beach, were the main selling points.
“The property, which is zoned as ‘Tourist Accommodation’, benefits from its positioning on the ground floor of the luxurious Monaco Resort which comprises 96 residential units divided into holiday letting, permanent rentals and owner-occupiers,” added Gardiner.  
The resort is popular and had about 90% occupancy in 2016, Carman said.
The property generates a net rental of $49,075.31pa, excluding outgoings and GST.
Shingle Inn was established in Brisbane in 1936 and today, has a franchise network of approximately 50 stores nationwide.
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Caloundra beachside retail snapped up by Brisbane private investor

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A converted warehouse in Melbourne’s inner-city suburb of Fitzroy North has has sold to an investor for $985,000, while another awaits a buyer.
The sale of the property at <a href="https://www.realcommercial.com.au/property-industrial+warehouse-vic-fitzroy+north-502416766" target="_blank">1 Bik Lane</a> reflects a yield of 3.3%.
Known as Unit 1, the property comprises loft style offices that are currently tenanted by Media World Pty Ltd on a three-year lease with a three-year option. The current passing rental income is $32,240 net.
The selling agent was Gray Johnson’s Rory White.
The strata titled Lot 1 has a building area of 130 sqm on a site area of 160 sqm, which translates to a selling rate of $7,500 per square metre of building area, according to White.
Still available for sale with an expected sale price at $2.1 million is the larger of the two warehouses. 
It has a floor area of 400 sqm over two levels, and includes polished concrete floors, lofty ceilings and exposed timber trusses. 
The vendor, an advertising and marketing agency, currently occupies this space as a combination of open plan work areas, meeting rooms and private offices but is offering vacant possession on a six months settlement.
This property could be converted to residential or for a continued boutique office occupancy.
“Interested parties should consider the potential of Unit 2 as an investment, for owner-occupancy, or the scope to value add, or redevelop subject to the necessary permits,” White said.
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Warehouse conversion in inner Melbourne sells for $985,000, another listed for $2.1 million

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GUEST OBSERVER
The housing market is gradually responding to higher mortgage rates, tighter credit policies and affordability challenges, with the quarterly trend in capital gains moderating relative to early 2017.
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The July 2017 CoreLogic Home Value Index results recorded a 1.5% rise in dwelling values across the combined capital cities for the month.  Most individual capital cities recorded a rise, however, a 3.1% gain in Melbourne was a significant driver for the strong monthly result across the combined capitals.
The latest housing market results highlight the diversity of housing market conditions, with dwelling values down over the month in Brisbane (-0.6%), Perth (-1.3%) and Darwin (-1.2%).
<h3>Index results as at July 31, 2017</h3>
Click to enlarge
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/02/2017-08-01--indices.jpg" alt="">
The recent bounce in capital gains may be partially due to a recovery from the seasonal slump in values recorded in April and May. However, other factors, such as stamp duty concessions for first home buyers in New South Wales and Victoria, may also be having a positive impact on market demand.
It’s still too early to measure the effect of first home buyer incentives, which went live on July 1st. However historically, the first time buyer segment has been very responsive to stimulus measures.
Despite the higher month-on-month capital gains in June and July, the quarterly trend rate of growth has clearly reduced.  The rolling quarterly pace of capital gains across the combined capitals has fallen from 3.6% in February earlier this year to reach 2.2% at the end of July. 
The slowdown in growth conditions is most evident across the hottest markets, with the quarterly growth trend reducing from 5.0% in Sydney earlier this year to 2.2% at the end of last month.  Melbourne growth conditions have also slowed, though to a lesser extent, with growth easing from a 2017 quarterly peak of 5.5% to 4.2%.
The divergence in growth rates between Sydney and Melbourne is also evident in auction clearance rates.  Sydney’s clearance rate has been below 70% for seven of the past eight weeks, while Melbourne auction clearance rates have consistently held around the mid 70% range. 
Melbourne appears to be benefitting from consistently high population growth which is creating strong demand for housing, as well as consistently high jobs growth and more affordable housing options relative to Sydney.
At the other end of the growth spectrum, Perth and Darwin have continued to see dwelling values slip lower over the month, taking the cumulative decline to 10.2% in Perth and 14.5% in Darwin since both markets peaked in 2014.
The ease in the rate of decline has been most visible in Perth, providing a signal that the Western Australian capital may be approaching the bottom of the downturn; listing numbers have been falling across Perth which is a positive sign of improving conditions, and transaction numbers have found a new floor at around 2,500 sales per month.
TIM LAWLESS heads up the CoreLogic RP Data research and analytics team and can be contacted<a href="https://blog.corelogic.com.au/author/timlawless/" target="_blank"> here.</a>
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Housing market is gradually responding to higher mortgage rates

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GUEST OBSERVER
The CoreLogic Quarterly Housing &amp; Economic Review is a breakdown of the activity across each of the capital cities over the quarter to June 2017 and also dives into the economic factors that contribute to the overall performance of the market.
June 2017 marked the fifth anniversary of the current housing market growth phase. Over the second quarter of 2017, combined capital city dwelling values had increased by 0.8% which was their slowest quarterly growth rate since December 2015.
The June quarter has historically shown seasonal weakness, however, despite a slower rate of growth over the quarter, the combined capital cities still recorded value growth of 9.6% over the past 12 months. With values continuing to rise, the total value of residential property nationally was estimated at $7.1 trillion at the end of the quarter.
Sydney and Melbourne were the only capital cities to have recorded double-digit value growth over the past year with values increasing by 12.2% and 13.7% respectively. Although values have risen swiftly in these two cities over the year, the annual trend rate of growth has slowed since the March 2017 quarter.
Across the remaining capital cities, values have increased over the past year in Brisbane (2.0%), Adelaide (2.4%), Hobart (6.8%) and Canberra (9.6%) while values are lower in Perth (-1.7%) and Darwin (-7.0%).
In 2008 during the financial crisis, combined capital city dwelling values fell by around 6%. The combination of state and federal government stimulus and aggressive cuts to the cash rate by the Reserve Bank saw values rise from the end of 2008 and since then, over two growth cycles, combined capital city dwelling values have increased by 69.8%.
The rates of growth since 2008 have been substantially greater in Sydney (110.9%) and Melbourne (95.3%) than across all other capital cities. Canberra (39.1%) is the only other capital city to have seen values rise by more than 20% since the end of 2008. Growth in Sydney and Melbourne has been due to a range of factors, including but not limited to: rapid population growth, much stronger economic conditions driving employment growth and a relatively low supply of established stock available for sale.
The ongoing rises in home values are being supported by a low cost of borrowing.
As values have increased over recent years, so too has supply with new housing construction, particularly construction of units, recently passing through a new historically high level. New construction activity has been driven by the low cost of borrowing and the elevated level of activity from the investor segment of the market, including demand emanating from overseas.
It is reasonable to conclude that many of the new units constructed in particular, have been purchased by investors. It has also been widely reported that the level of purchasing by offshore buyers has increased dramatically over recent years which has also supported the heightened level of new housing construction. The surge in unit construction is already leading to units increasing in value at a slower pace than houses across a number of capital cities.
Although new housing construction has started to slow, a substantial volume of units remain under construction and will continue to ensure completions remain elevated over the next few years.
A year ago the rental market was showing clear signs of slowing with the surge of new housing stock causing rental growth to slow. Over the past nine to 12 months, rental growth has started to pick-up noticeably. It is difficult to know exactly what has driven this however, rapid population growth and the sheer lack of affordability of owning a home are most likely drivers.
Furthermore, the rising popularity of AirBNB is potentially resulting in some level of stock removal from the long-term rental market and increasing supply in the short-term market. Additionally, as mortgage rates edge higher, particularly for investment mortgages, it is likely that landlords will be doing their best to recoup their higher cost of debt by pushing rents higher.
Capital city dwelling values have now been rising for five years and the rate of growth in Sydney and Melbourne has been significantly greater than that outside of these two cities. While lower mortgage rates have improved mortgage serviceability, for those that don’t own a home it is increasingly difficult for them to firstly save a large enough deposit and secondly to compete with the equity that current home owners have built over recent years.
The housing market conditions prevalent in Sydney and Melbourne are not prevalent across the rest of the country however, these cities are being supported by strong economic and demographic conditions which are fuelling mortgage demand.
Mortgage rates have clearly played a role in driving housing demand in Sydney and Melbourne but the relatively weaker economic conditions outside of these two cities have dampened housing demand elsewhere. With affordability becoming stretched we are seeing increasing pushes for housing market reform from Government. These calls are expected to only grow louder the longer the current growth conditions persist.
Cameron Kusher is research analyst for CoreLogic. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
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