IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Joel Robinson

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Abadeen has released the whole-floor penthouse crowning its recently completed <a href="https://www.apartments.com.au/buildings/park-residences-cremorne-2-sutherland-street-cremorne-nsw-2090">Park Residences</a> development in Cremorne, bringing the near-300 sqm residence to market for the first time.

Occupying the entire top floor of the boutique Lower North Shore development, the penthouse includes 221 sqm of internal living and a 74 sqm wraparound terrace, with a prized north-facing aspect taking in views across Middle Harbour.

The residence has been completed and fully furnished following a collaboration between Abadeen Executive Chairman Justin Brown and internationally recognised interior designer Jack Freeman, Founder and Managing Director of FREEMAN &amp; CO.

<a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and Freeman approached the penthouse as a finished home, sourcing furniture, artwork, lighting and objects from Australia and overseas.

[smartcode_project:default project_id=114246 project_image_fid=378718]

Pieces from Parisian design house Pierre Augustin Rose sit alongside contemporary artworks and bespoke lighting, with Freeman drawing on recent visits to PAD Paris and Salone del Mobile Milano for the final collection.

Brown said the aim was to create a penthouse that felt more like a large-scale private home than a traditional apartment.

"The experience begins the moment the lift doors open. You're welcomed into an elegant dining room before the home opens into an extraordinary living space framed by sun-drenched harbour views.

"Every time someone walks through the front door they pause. It's not just the view, it's the incredible sense of space, the warmth created by the northern sunlight that fills the interiors, and the way every room connects so effortlessly.

"It has all the proportions of a luxury home, while delivering the effortless lifestyle and personalised experience of living in a world-class six-star hotel, combined with the simplicity and convenience of apartment living."

[smartcode_project:default project_id=114246 project_image_fid=378713]

A secure lift provides exclusive access to the penthouse level, opening to a dedicated arrival foyer and dining area before the residence expands into its main living and entertaining spaces.

Floor-to-ceiling glazing runs across the northern side of the home, connecting the interiors with the terrace and Middle Harbour outlook.

The penthouse also features a fireplace and substantial chef's kitchen, while the wraparound terrace has been designed to accommodate both everyday outdoor living and larger-scale entertaining.

[smartcode_project:default project_id=114246 project_image_fid=378720]

Freeman said the interiors had been deliberately kept restrained to complement the scale, natural light and outlook already established by the architecture.

"The penthouse is a serene study in quiet luxury," Freeman said.

"The interior pairs soft, sculptural forms with warm timber, pale stone and a restrained neutral palette. Curated artwork and metallic accents add depth, while abundant natural light creates a calm, effortlessly refined atmosphere. In my world, less is always more."

Freeman said the approach was centred around collecting individual pieces rather than simply decorating the apartment.

"Every material, every object and every piece of furniture has been curated with intention. I am a true believer in collecting versus decorating.

"The architecture already provided extraordinary natural light, remarkable volume and an uninterrupted connection to Middle Harbour. Our role was to complement those qualities with unique one-of-a-kind pieces of fine art and collectible design sourced from recent travels around the world."

[smartcode_project:default project_id=114246 project_image_fid=378694]

Among the collection are solid bronze sculptures by Lorenzo Quinn, alongside a curated crystalware collection and pieces sourced from international design fairs.

Park Residences sits opposite Cammeray Golf Club, Cammeray Croquet Club and Grand Slam Tennis Cammeray, around 300 metres from Neutral Bay Village and its established collection of restaurants, cafés and retail.

Brown said the combination of a whole-floor floorplan, northern aspect and proximity to Neutral Bay was becoming increasingly difficult to find on the Lower North Shore.

"Completed whole-floor penthouses with a sun-drenched north-facing aspect and sweeping Middle Harbour views are exceptionally rare," Brown said.

"Add a quiet position opposite golf, croquet and tennis facilities, a level walk to Neutral Bay Village and only minutes to the CBD, and you have a lifestyle that's incredibly difficult to replicate.

"This is a home that offers the privacy and generosity of a luxury residence together with the convenience of one of Sydney's best-connected harbourside locations."

The penthouse will be exclusively marketed by SRM Residential.

[smartcode_project_cta:default project_id=114246]

Abadeen unveils penthouse at Park Residences in Cremorne

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

<html><body>
GUEST OBSERVER
Interest rate cuts and the return of lending to investors over the past year have seen a re-emergence of investors as a dominant force in the national housing market.
At the end of last week the Australian Bureau of Statistics (ABS) published housing finance data for January 2017 and it showed that at that time, demand from the investment segment of the market was continuing to surge.  Pairing the housing finance data with the Reserve Bank’s (RBA) lending aggregate data provides deeper insight into housing investor behaviour. 
The January 2017 housing finance data showed that over the month, investors committed to a total of $13.8 billion in finance for investment properties.  The figure represented a 4.2 percent rise over the month and a 27.5 percent increase year-on-year (the largest annual increase since August 2014). 
The first chart shows that the value of investor housing finance commitments remains below its previous peak but has ramped-up significantly over the past 12 months.  In fact, the value of investor housing finance commitments in January 2017 was just -5.3 percent lower than its historic peak in April 2015. 
<h3>Monthly value of investor housing finance commitments</h3>
Click to enlarge
<div>
<h3><img src="https://www.urban.com.au/images/2017/03/22/2017-03-20-image1.png" alt=""></h3>
 
The second chart highlights how most of the investor housing finance commitments are flowing to established homes rather than new homes.  This isn’t really a surprise when you consider that the amount of established housing stock is substantially greater than new stock and new housing typically has a price premium over existing stock.  Over the month, $1.2 billion in commitments were for new construction compared to $12.6 billion for established housing stock.
<h3>Monthly value of investor housing finance commitments by property type</h3>
Click to enlarge
<img src="https://www.urban.com.au/images/2017/03/22/2017-03-20--image2.png" alt="">
The third chart comes from data published by the RBA on investor housing credit which represents the total amount outstanding to mortgage lenders for the purposes of investor housing.  In January 2017, investor credit expanded by 0.6 percent to be 6.6 percent higher over the year. The monthly change was actually the lowest it has been in four months while the annual change was the highest it has been in 10 months. 
Much like the housing finance data, the credit data shows the impact of APRAs recent curbs to investor credit growth which have slowed growth however, more recently credit has once again started to expand. 
<h3>Monthly and annual change in investor housing credit to Australian lenders</h3>
Click to enlarge
<img src="https://www.urban.com.au/images/2017/03/22/2017-03-20--image3.png" alt="">
The final chart shows the monthly value of investor credit outstanding to Australian lenders.  At the end of January 2017, the RBA reports that there was $572.2 billion in investor credit outstanding to Australian lenders.  This figure accounted for 34.9% of all housing credit outstanding ($1.637 trillion) and 21.5 percent of total outstanding credit.  The chart shows a significant rise in investor housing credit, in fact, two decades ago investor credit represented 21.8% of total housing credit and 8.7 percent of all credit.
<h3>Monthly value of investor housing credit to Australian lenders</h3>
Click to enlarge
<img src="https://www.urban.com.au/images/2017/03/22/2017-03-20--image4.png" alt="">
All of the data presented highlights that the latest data we have shows demand from the investor segment in the housing market continues to surge.  With the substantial increase in dwelling values in Sydney and Melbourne over recent years, home owners are able to utilise the equity in their principal place of residence to purchase investment properties.  It is clear from the data that many are doing so. 
While investor activity is rampant, the proportion of total housing finance commitments to owner occupier first home buyers is at an historic low.  On one hand it is positive that home owners are investing on the other hand they can continue to outbid those people that don’t already own homes further locking many potential buyers out of the housing market.
It is anticipated that over the coming months we will see further tightening of lending policies to investors with some lenders approaching APRAs 10 percnet speed limit.  Should this occur it is likely to result in a moderate slowing of demand from the investment segment, at least temporarily like we saw in mid-2015 and early 2016.
Cameron Kusher is research analyst for CoreLogic. You can contact him <a href="https://blog.corelogic.com.au/about/" target="_blank">here</a>.
</div>
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ckusher-ujnxiKuFQs

Investor lending gathers pace as dwelling values surge higher: Cameron Kusher

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Brisbane vacancies are on the rise, according to SQM’s latest report.
Over the past 5 years, the sunshine states capital has experienced a surge in residential apartment constructions; fuelled predominantly by the mining sector as well as a slight pick-up in foreign tourism numbers, however, with the rapid decline of the mining and commodities industries, is tourism enough to solely drive the economy?
SQM Research recently delved into the supply and demand situation for Brisbane in its Housing Boom &amp; Bust Report and the results were interesting.
Circa 9,000 new apartments hit the market in 2016 which was up 200% from 2015.
The report forecast completions to soften by about 11% during 2017 with circa 8,000 apartments to be built before increasing by 12.5% in 2018 for an additional 9,000 completions.
Having realised that an oversupply may be looming if not already in place, it appears that some developers that can afford to delay construction have done so, opting to ride out the storm so to speak; this would obviously decrease our number of original forecast completions.
According to the Australian Bureau of Statistics (ABS), population growth for Brisbane increased by 1.72% in 2015 to arrive at an estimated total population of 2,084,850 people.
During 2006 &amp; 2011, the ABS Census recorded an average of 2.7 people per household.
If we adopt that rate for our forecast population growth of circa 36,000 for 2017, it would mean that a demand of around 13,000 dwellings would be necessary, however, the total forecast completions by SQM Research for Greater Brisbane (apartments as well as house &amp; land) may be in the vicinity of 21,000, meaning that an oversupply of 8,000 new properties could be possible.
Adopting the same methodology as 2017 as well as the same person per household rate of 2.7, we can assume that Greater Brisbane may be oversupplied by circa 9,000 new dwellings in 2018 due to a required demand of circa 14,000 dwellings and a forecast supply of 23,000.
<a href="https://www.propertyobserver.com.au/images/2017/03/14/SQM-1.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/2017/03/14/SQM-1.jpg" alt="" width="613" height="372">
An oversupply of dwellings is the obvious catalyst in contributing to vacancies.
At present, the vacancy rate for Brisbane is 3.32%, up 0.67% in the last 12 months, 0.93% over 2 years, 1.43% higher than 5 years ago, and having increased by 1.89% over the past 10 years.
<a href="https://www.propertyobserver.com.au/images/2017/03/14/SQM-2.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/2017/03/14/SQM-2.jpg" alt="">
When compared to the rest of the nation’s capitals, Brisbane has the third highest vacancy rate behind Perth’s whopping 4.7% and Darwin at 3.7%.
<a href="https://www.propertyobserver.com.au/images/2017/03/14/SQM-3.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/2017/03/14/SQM-3.jpg" alt="">
Even though vacancies in Brisbane have increased, it’s selling point remains affordability, especially in a time when the great Australian dream of home ownership is becoming further unobtainable in Sydney and Melbourne.
At present, Brisbane’s median house asking price is $601,430, 114% cheaper than Sydney and 34% lower than Melbourne.
Gross yield numbers for properties that are tenanted aren’t too shabby either.
For those on the hunt for a deal, perhaps consider Brisbane towards 2018 as prices may likely soften.
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j.ballantyne1990-6AQqhLzZaK

Brisbane vacancies continues to increase: SQM

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Construction in Sydney’s industrial sector is likely to reach pre-GFC levels over 2017 as retail habits change and and the entry of giants like Amazon being a potential game changer, according to a forecast by LJ Hooker.
Planned industrial construction across Sydney this year is set to rise 28% from 2016 to more than 720,000 square metres, says the firm's latest Industrial Market Monitor report.
The outlook represents continued confidence from developers who delivered 560,000 square metres of new stock in Sydney in 2016, a 25% increase on 2015.
Developers have been reinventing the industrial sector over the last five years to address the changing economy, said LJ Hooker’s head of commercial Christopher Mourd.
“We’ve seen somewhat of a new industrial revolution, especially through Sydney,” said Mourd.
Despite the rise in construction, rents were largely stable across the city last year, as net absorption offset the withdrawal of stock for residential repurposing, except in the city’s south where prime rents rose 9% to $161 per square metre due to a scarcity of stock.
Until 2020, rents are tipped to grow 5.5% on average across the city’s Outer, Inner-West and North industrial hubs, which finished 2016 with average rents of $113 per square metre, $133 per square metre and $168 per square metre, respectively. Rents in the city’s south, however, could grow at twice that rate over the period, says the report.
<a href="https://www.propertyobserver.com.au/images/2017/03/21/LJHOOKERSYD1.jpg" target="_blank">Click to open chart in new window</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/2017/03/21/LJHOOKERSYD1.jpg" alt="">
As an example of the boom, stage one of Charter Hall’s M5/M7 Prestons logistics park in Western Sydney became the latest distribution facility to be fully-committed ahead of completion.
Specialist FMCG distributor BAM Wine Logistics has committed to 10,300 square metres of logistics space in the park on a seven-year lease term. The lease, secured by LJ Hooker’s Marcel Elias, is for $1,163,900 net (excluding GST) equating to $113 per square metre.
<a href="https://www.propertyobserver.com.au/images/2017/03/21/SydneyLJHooker2.png" target="_blank">Click to open chart in new window</a>
 <img src="https://www.urban.com.au/images/2017/03/21/SydneyLJHooker2.png" alt="">
The wave of construction is also continuing in Victoria. Warehouse commitments from major operators including Woolworths, Target and The Reject Shop were set to maintain healthy construction levels.
Last year Melbourne attracted nearly $1 billion worth of development across 500,000 square metres. Nearly 100,000 square metres was commenced without a tenant pre-commitment.
In Brisbane, at the smaller end of the market, the lack of construction since the GFC has seen the large surplus of industrial units absorbed and the emergence of the first signs of pent-up demand.
“The retail sector has undergone a structural change in response to consumer habits, and that has reinvigorated the industrial market. Retailing has joined logistics in driving the change and developers have responded with a program of large warehouse developments focused on maximising efficiencies,” said Mourd.
“With the likes of Amazon planning a major foray into Australia, the industrial sector is attracting major developer activity.”
He said that LJ Hooker’s agents have reported strong levels of enquiry from private landowners looking to sell to developers to realise the capital growth in their assets, while existing landlords are seeking guidance on re-purposing. 
“In 2016, not a single speculative development within Western Sydney was completed prior to securing a commitment from a tenant which is unprecedented,” added Elias, who is director, LJ Hooker Commercial Silverwater.
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prateek24-ezbwHMbNAk

Sydney's industrial construction pipeline to hit pre-GFC levels in 2017: LJ Hooker

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English-speaking countries like the UK, US and Australia will take the lion’s share of the international student market but will face increased competition from European institutions, according to recent research from Savills.
The firm's latest <a href="https://pdf.euro.savills.co.uk/global-research/spotlight-world-student-housing-2016-2017.pdf">World Student Housing Spotlight</a> says that as the world's student population becomes increasingly mobile and education becomes globalised, international student populations will continue to rise.
Australia had largest proportion of of international students compared to domestic students within a country, with 26% of all students coming from overseas.
European institutions are actively trying to increase their international appeal, according to Savills. A large part of this appeal has been the increase of courses taught in English. 
English is an important language in the international business space, particularly with prospective employers, therefore tuition in this language has carried significant weight with prospective students.
"Attracting international students is important to a city's local economy as well as the bottom line and diversity of a university," the report said.
"These students often pay higher fees, spend more on both accommodation and living, and bring new insights and cultural perspectives to a country.
"The first case study of the success of this tactic came from the Netherlands, who were one of the earliest European countries to move towards English language tuition at scale."
The Netherlands now boasts the largest numbers of enrolled students on English taught programs (ETPs) making up 7.2% of their total student body, the report said.
<a href="https://www.propertyobserver.com.au/images/2017/03/20/March22CommPropChart.png" target="_blank">Click to open chart in new window</a>
<img src="https://www.urban.com.au/images/2017/03/20/March22CommPropChart.png" alt="">
"In Denmark, while they don't have as large a number of students enrolled in ETPs, the students that are enrolled make up 12.4% of the total student body," the report said.
"Germany, on the other hand, while they have a large number of international students overall, do not have nearly as many of them studying ETPs, and those that do make up just 1% of their total student population.
"With considerably lower living costs than their counterparts in the US, UK and Australia, and many universities appearing in top global rankings, European institutions are a very attractive proposition for international students."
Savills said this rise in the international student market is creating opportunities for housing developers.
"A growing, internationally-mobile student population has fuelled demand for purpose-built student accommodation across the world.
"Investors may do well to watch for countries and cities that benefit from a diverse international demand base, or particular fast-growing outbound markets."
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Australia to face increased competition from Europe for overseas students: Savills

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The Eli Waters Shopping Centre in the Queensland town of Hervey Bay has hit the market.
It is anchored by a 3,757 square metre full-line Woolworths supermarket, secured on a 20-year lease until September 2027 plus options until 2047.
It also features 23 specialty shops, one kiosk, four ATMs and one DVD kiosk.
The centre has a gross lettable area of 6,338 square metres and it is located at 2 Ibis Boulevard at the intersection of Maryborough-Hervey Bay Road, a major arterial route from Maryborough and the areas west of Hervey Bay.
It is being marketed for sale by Peter Tyson and Jon Tyson of Savills with offers closing 6 April 2017.
Tyson said the centrebenefits from a population of over 38,000, forecast to grow to 50,000 plus by 2013.
“The centre is arguably the most convenient food and service offer in Hervey Bay with ample grade level parking, a simple retail layout featuring two mall entries and excellent exposure,” he said.
“With the strong ongoing demand in the neighbourhood shopping centre asset class, we expect a high level of investor interest in this opportunity due to its quality tenancy profile and large, fast-growing catchment.”
Hervey Bay is on Queensland's Fraser Coast, approximately 290 kilometres north of Brisbane.
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Hervey Bay shopping centre hits the market

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A freehold warehouse at Darlinghurst has been sold for $6 million.
Last traded for $1,025,000 in 2006, <a href="https://www.realcommercial.com.au/property-retail-nsw-darlinghurst-502298562" target="_blank">158A – 162 Crown Street</a> enjoys three street frontages via Crown Street, Stanley Street and Chapel Street.
Sitting on 183 square metres of land, the property is zoned R1 General Residential, making it suitable for use as a corporate headquarters or a home and business.
An additional third level is possible with STCA approval and the property also has a double garage.
The previous rental income was $198,000 plus GST and outgoings, while it is currently vacant.
The property was offered through D'Ettorre Real Estate agents Samuel Pacitto-Rusconi and Dominic D'Ettorre.
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Darlinghurst designer warehouse sold

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The Avalon Beach restaurant space that cafe queen Jackie Milijash bought just before her death last year is being sold by the administrators of her estate.
The beloved restaurateur and business woman paid $1.95 million for the Old Barrenjoey Road commercial property with a view to opening a new establishment.
<img src="https://www.urban.com.au/images/2017/03/22/Screen%20Shot%202017-03-22%20at%2012.55.17%20PM.png" alt="">
She renovated the existing restaurant and bar premises to make a functioning space for the next few years, with the intention of eventually redeveloping the site. 
<img src="https://www.urban.com.au/images/2017/03/22/Screen%20Shot%202017-03-22%20at%2012.54.39%20PM.png" alt="">
Ian Halliday from BKH had drawn up the concept drawings for a commercial/residential development. 
<img src="https://www.urban.com.au/images/2017/03/22/Screen%20Shot%202017-03-22%20at%2012.55.11%20PM.png" alt="">
Lara Rowell at Fine &amp; Country Avalon Beach has set an April 8 auction date.
<img src="https://www.urban.com.au/images/2017/03/22/Screen%20Shot%202017-03-22%20at%2012.55.06%20PM.png" alt="">
Milijash was credited with helping create Sydney's cool cafe culture when she launched Jackies in Bondi in 1989.
<img src="https://www.urban.com.au/images/2017/03/22/Screen%20Shot%202017-03-22%20at%2012.54.50%20PM.png" alt="">
Now operated by former staffer turned foodie Myles Davis, who's back from the London cafe scene, overseen by her mother, Janina, Jackies Cafe in Paddington remains a favourite of the likes of A-listers Nicole Kidman, Hugh Jackman and Naomi Watts.
<img src="https://www.urban.com.au/images/2017/03/22/Screen%20Shot%202017-03-22%20at%2012.54.45%20PM.png" alt="">
This article first appeared in The Sunday Telegraph.
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jchancellor-FAypfDUnLy

Late cafe queen Jackie Milijash's Avalon Beach restaurant space listed

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Three mixed use / residential development sites have been listed in the newly developed residential precinct of Woden Green Estate, Canberra.
The precinct is located within Woden town centre, 8 kilometres south of Canberra’s CBD.
The three sites, totalling 14,996 square metres, are being marketed by CBRE’s Andrew Stewart and Mark Nicholls on behalf of Hindmarsh with the option to purchase individually or in one-line.
The first development site for sale totals 1,712 square metres and has a Medium Density Residential zoning.
The second and third sites are both located in Business zoning and are 6,063 square metres and 7,221 square metres respectively.
Stewart said the three development sites represented an investment opportunity considering the state government’s commitment to reviving Woden and preparing the town for anticipated population growth.
The expression of interest campaign closes Thursday April 20 at 4pm.
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Triple development offering in Woden, ACT

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A South Melbourne office building has been listed with price expectations of $18 million plus.
The <a href="https://www.realcommercial.com.au/property-offices-vic-south+melbourne-502336386" target="_blank">31 Market Street, South Melbourne</a> property comprises a fully leased, three level, building with undercover parking for 41 cars.
It has a weighted average lease expiry (WALE) of four and a half years to a range of ASX listed, national, and government funded tenants, returning $1,055,000 per annum.
The 2565 square metre building sits on an 1150 square metre site with the corner situation has been recently refurbished.
The property is being marketed by Clinton Baxter, Nick Peden and Benson Zhou of Savills in conjunction with Danny Clark, Andrew Hansen and George Burbury of Knight Frank.
Baxter said fringe properties were now very much on the agenda of investors as opportunities in CBDs dried up.
A record $1.39 billion was spent on Melbourne fringe property in 2016, up 31% over the previous year, with yields at an average 6.63% compared to CBD yields at 5.75%, according to Savills Research.
Foreign investors dominated sales with 84% of purchases.
“CBD investment markets have been hot over the last four years and inevitably that has led to a shortage of stock and record low yields,’’ Baxter said.
“At the same time a pick-up in CBD leasing has seen vacancy tighten and rents rise.”
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South Melbourne office listed with $18 million plus hopes

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A DA approved residential development site in south-west Sydney has been listed for sale. 
The 7,818 square metre site at <a href="https://www.raywhite.com/nsw/edmondson-park/1631851/" target="_blank">245 Croatia Avenue</a> is approximately 650 metres from Edmondson Park railway station.
It has been approved for 105 mostly two bedroom units.
The marketing campaign is being handled by Ray White Commercial's Scott Timbrell and Nic George.
“Edmondson Park is a major land release area in the south-west growth region of Sydney,” Timbrell said.
“UrbanGrowth NSW has developed a masterplan for the area which includes a new town centre, new residential areas, schools, community facilities, recreation areas and a regional park.”
Edmondson Park is located 40km south-west of the Sydney central business district, in the local government area of the City of Liverpool.
George said the site enjoys easy access to the M7 and M5 motorways and is close to the Casula Shopping Village, schools and amenities.
Offers close April 10, 2017.
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