Toorak's dress circle St Georges Road, home to some of the city's priciest homes, is set for a rare new apartment development.

Blood Diamond Group, an entity tied to Tina Brandi, wife of David Brandi who has been a prolific bidder on The Block over the years, has filed plans for an ultra-exclusive development across an amalgamated 3,662 sqm site at <a href="https://www.apartments.com.au/new-apartments/104-106-st-georges-road-toorak-vic-3142">104 and 106 St Georges Road</a>.

The proposal would replace two existing homes on the riverfront site with a five-level apartment building cascading down the steeply sloping land toward the Yarra River. Designed by Charles Wright Architects, the development has been carefully shaped around the site’s topography and river environs, with the upper levels stepping back to reduce visual bulk from both St Georges Road and the Yarra corridor.

Planning documents describe the proposal as “a site layout and building typology that is consistent with the emerging character of the area and which provides exceptional amenity for future residents without compromising that of neighbouring properties.”&nbsp;

<img alt="First look: Blood Diamond Group unveils riverfront apartment plans for Toorak Pavilion" data-entity-type="file" data-entity-uuid="ea19a17e-7528-4fa8-b727-05f2f7c025e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Toorak%20pavilion%20a_0.png?VersionId=rZ2IjdoUL_UrRl1sZ4wZHnQXbYUaEmUQ" />

The scheme comprises 12 apartments, including 10 three-bedroom residences, one one-bedroom apartment, and a substantial split-level five-bedroom penthouse. A 624 sqm communal rooftop terrace will crown the building, while three undercroft levels embedded into the hillside will accommodate apartments and basement parking.

The design leverages the site’s dramatic northern outlook across the Yarra River, with living areas and balconies oriented toward the water. A central atrium running the full height of the building is intended to draw natural light deep into the residences and improve internal amenity.

Landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jack-merlo">Jack Merlo Design &amp; Landscape</a> will play a major role in softening the built form, particularly along the river edge where significant setbacks have been introduced. The proposal includes a minimum 30-metre setback from the Yarra River boundary, preserving a substantial landscaped buffer between the development and the waterway.

While a mature English Oak near the front of the site is proposed for removal, the plans retain a large English Elm closer to the riverfront, alongside other established vegetation in the lower section of the property.

<img alt="First look: Blood Diamond Group unveils riverfront apartment plans for Toorak Pavilion" data-entity-type="file" data-entity-uuid="ed3bf19b-5bc7-482f-bde7-41f709a13c3a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Toorak%20pavilion%20b.png?VersionId=SG_kBGu4rOaSPY8FtVcmPJfSCrstuOfg" />

Architecturally, the building adopts strong horizontal forms with expansive glazing and curved balcony edges facing the river. Planning documents note the upper levels “adopt a receding form” to ensure the building responds appropriately to the Yarra River environs overlay controls.&nbsp;

The surrounding streetscape is characterised by large contemporary homes embedded into the hillside, many presenting as modest one or two-storey forms to the street before expanding toward the river frontage below. The planning report notes this established pattern heavily influenced the massing strategy for Toorak Pavilion.&nbsp;

Until the recent sale of the landmark Clendon Road mansion Coonac for around $130 million, St Georges Road held the state's most expensive home, the $80,000,088 derelict "Ghost House" mansion that was bought by crypto king Ed Craven.&nbsp;

Blair House, also on St Georges Road, sold for $74.5 million in 2022.

Joel Robinson

First look: Toorak Pavilions slated for dress circle St Georges Road

Six months after a development site on Kangaroo Point’s Shafston Avenue sold for $6.55 million, plans have been lodged for a 23-storey apartment tower.

A company named JMT Mega Capital, understood to be interstate investors when the 1,222 sqm double block traded late last year through Patona Property, is proposing an 84-apartment development in place of the existing low-rise buildings.

The slender tower at <a href="https://www.apartments.com.au/new-apartments/212-220-shafston-avenue-east-brisbane-qld-4169">212–220 Shafston Avenue</a>, overlooking the Brisbane River, has been designed by <a href="https://www.apartments.com.au/architects/aplus-design-group">Aplus Design Group</a>. It will comprise a mix of one-, two- and three-bedroom apartments above six basement levels, topped by rooftop resident amenities.

<img alt="First look: 23-storey Kangaroo Point tower planned for Shafston Avenue riverfront precinct" data-entity-type="file" data-entity-uuid="7e17ba9e-553e-42ef-92b6-22081671521a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/podium_3.png?VersionId=hlVUf99vrOjUs.vhQs0qV0DhOncUy9T8" />

The development has been designed as a vertically articulated tower with recessed balconies, curved façades and planted edges intended to soften its scale within the evolving Shafston Avenue skyline. In the submitted Urban Design Report, Aplus Design Group said the tower had been “shaped with a slender vertical expression, articulated façades, recessed balcony zones, integrated planting and a clearly defined podium relationship, helping to reduce perceived bulk and create a more elegant contribution to the Shafston Avenue streetscape and broader Kangaroo Point skyline.”

The scheme comprises 84 apartments, including 25 one-bedroom units, 34 two-bedroom apartments and 25 three-bedroom residences. A total of 104 car spaces are proposed across six basement levels, including resident, visitor and accessible parking.

Residents will have access to rooftop communal open space and shared amenities, while the development also incorporates deep planting zones and subtropical landscaping throughout the podium and tower levels. The project includes 35 per cent communal space coverage across the site and a 17.5 per cent deep soil zone allocation to support urban greening outcomes.

The application exceeds the mapped building height under the Kangaroo Point Peninsula Neighbourhood Plan and is being assessed under Brisbane City Council’s impact assessment pathway. The design team argues the additional height is supported by the site’s strategic inner-city location, existing high-density zoning, and proximity to transport and employment hubs.

“The design has been developed to make better use of a well-serviced urban site within an established high-density residential setting, while improving the street presentation and overall quality of the public realm interface,” the report states.

<img alt="First look: 23-storey Kangaroo Point tower planned for Shafston Avenue riverfront precinct" data-entity-type="file" data-entity-uuid="1ab44b1e-ff45-4bf3-8da8-8aa0cd79db33" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_10.png?VersionId=tSxeGekZOqj1e9g3PEn_yFoC3taKDp3U" />

The proposal adds to a growing pipeline of apartment developments reshaping Kangaroo Point ahead of the 2032 Brisbane Olympic Games, with demand continuing to strengthen for new housing supply in well-connected inner-city precincts.

Mosaic has nearly sold out its under-construction <a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford by Mosaic</a>&nbsp;and <a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter</a>,&nbsp;while Pikos recently completed <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye Residences</a> nearby. Pikos is also delivering <a href="https://www.apartments.com.au/new-apartments/gaia-kangaroo-point-108-lambert-street-kangaroo-point-qld-4169">Gaia</a>, over 230 three- and four-bedroom apartments on Lambert Street.

First look: 23-storey Kangaroo Point apartment tower planned for Shafston Avenue riverfront precinct

A new 25-storey apartment tower proposed for Mercer Street would push Geelong’s western gateway skyline higher, with Morphy Birrell Property Group lodging plans for a project directly beside one of the city’s most significant heritage streetscapes.

The <a href="https://www.apartments.com.au/architects/fk-australia">FK</a>-designed development at <a href="https://www.apartments.com.au/new-apartments/65-67-mercer-street-geelong-vic-3220">65-67 Mercer Street</a> has now been referred to Victoria’s Planning Minister. The site sits opposite the Geelong rail corridor and immediately south of the heritage-listed St Peter and Paul’s Catholic Church and Ashby Hall precinct.

Rather than compete with the neighbouring ecclesiastical buildings, the proposal adopts a sculpted podium intended to reference the materiality and scale of the heritage context. Planning documents note the design draws cues from the “dark stone brick” church and surrounding masonry buildings, while the tower above transitions into a softer, curved form oriented toward Corio Bay and the Geelong waterfront.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="b797d10c-d4a6-47af-b8df-1aeaa3b382be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/public%20square.png?VersionId=QGIpcz1x1hKB6lQLl2iobyHqb6PS2Ztc" />

The development forms “Stage 5” of Morphy Birrell Property Group’s broader Mercer Street precinct strategy, following the completion of the 21-storey Miramar tower on Cavendish Street and several additional approved redevelopment stages nearby. Planning consultants Ratio said the proposal “represents an exemplary development outcome” aligned with the strategic ambitions for Central Geelong’s continued urban renewal.

The mixed-use project would replace an existing low-rise commercial building and surface parking area on the 3,320 sqm corner site. FK’s urban context report describes the proposal as a residential development comprising apartments, resident amenities, commercial space, and integrated landscaping positioned to maximise bay views and northern sunlight access.

Renders show a deeply articulated tower with curved balconies stepping above a lower masonry podium that frames a landscaped forecourt facing Mercer Street. The design intentionally preserves sightlines toward the adjacent church buildings, with the podium scaled to reinforce the heritage edge before the tower recedes upward.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="2bdca91e-66f7-4ac7-8baa-2f93bd5b564e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/geelong%20site.png?VersionId=QOhbino4ZgzKYw5dW3QE14E.2yq.Sv87" />

The planning report highlights the site’s strategic location within 400 metres of key Geelong destinations including Cunningham Pier, the Geelong Station precinct, Deakin University, and the convention centre. Bus services run directly along Mercer Street, while the Corio Bay foreshore sits around 100 metres north of the site.

The proposal arrives amid accelerating redevelopment across central Geelong, where planning policy continues to encourage higher-density housing close to transport infrastructure and the waterfront. Mercer Street in particular has emerged as a focal point for taller apartment development due to its proximity to Geelong Station, the bay, and major civic infrastructure.

Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct

Development giant&nbsp;<a href="https://www.apartments.com.au/developers/hamton">Hamton</a> and joint venture partner Hostplus have revealed the next residential stage of their $3 billion Moonee Valley Park masterplan, lodging plans for 512 more apartments within the precinct on surplus racecourse land at 110 Wilson Street, Moonee Ponds.

The proposed development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/trackside-house-110-wilson-street-moonee-ponds-vic-3039">Trackside Gardens</a>&nbsp;in the planning application, follows the <a href="https://www.apartments.com.au/news/vic/first-look-exclusive-hamton-and-hostplus-reveal-sixth-stage-of-moonee-valley-park-masterplan">recent unveiling of the sixth-stage Cox Place Precinct</a> and continues the long-running transformation of the Moonee Valley Racecourse into one of Melbourne’s largest urban renewal projects.

Positioned on the north-eastern edge of the racecourse adjacent to CityLink, Trackside Gardens will comprise three residential buildings rising between 61.8 metres and 86.4 metres within a heavily landscaped precinct shaped by Hamton’s Nature Based Cities framework.

The project forms part of the broader Moonee Valley Park redevelopment being delivered by Hamton, Hostplus and the Moonee Valley Racing Club, which is reshaping the 40-hectare racecourse site into a mixed-use neighbourhood with housing, retail, commercial space, hotels, parkland and community infrastructure.

Trackside Gardens sits separately to the recently proposed Cox Place Precinct, a five-building stage comprising around 1,100 residences, two build-to-rent buildings, two build-to-sell towers, retail, office space, and a hotel overlooking the racetrack. Together, the projects continue to accelerate housing delivery across the precinct.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="5fc1941e-52d3-41c6-abc4-0f13fe8ae5ea" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/DA%20Edits%20%281%29.png?VersionId=7qwRHq5dcvXWNot2hNOgoQhN2GIWudNK" />

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a> with landscape architecture by Tract, Trackside Gardens has been conceived as a botanical-style residential precinct prioritising canopy planting, communal green space, and vertical landscaping.

“The architectural vision for the proposed development centres around buildings in a botanical park setting that champions the important role of nature,” the planning submission states.

“The proposal incorporates principles of biophilic design, with landscape and environmentally sustainable development influencing the ultimate design response of the buildings and prioritising the ground plane to ensure a high amenity for both occupants and visitors.”&nbsp;

Trackside Gardens will deliver 512 apartments across the three buildings, alongside 518 basement car spaces and 523 bicycle spaces. Around 20 per cent affordable housing is proposed across the broader North East Precinct, equating to around 158 dwellings.&nbsp;

The affordable housing component will be concentrated within the Wilson East building, while the remaining apartments are expected to be delivered as build-to-sell residences.

Trackside Gardens has been designed around Hamton’s Nature Based Cities initiative, founded by Executive Chair Paul Hameister OAM in partnership with the University of Melbourne, Urbis, Ark Resources and Tract. The initiative promotes integrating higher-density urban development with significant biodiversity, tree canopy and landscape outcomes.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="89353449-7b3c-42fd-8fd8-8bf64a5ef80f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_4.png?VersionId=X8jRt0P2L7fIWjLhfX6gPknXToXIBeLj" />

A comprehensive landscape strategy would introduce deep soil planting, vertical greening, communal gardens, and new pedestrian links throughout the site.

Planning documents state the development is targeting a 5 Star Green Star Buildings rating, a 7.5-star average NatHERS rating, and “Exemplary” Nature Based Cities certification.&nbsp;

The proposal joins an expanding pipeline of approved and proposed buildings within Moonee Valley Park, including the recently launched Eveline apartments and the approved Grandstand North and South towers.

Hamton has increasingly focused on precinct-scale, nature-led communities across Melbourne’s middle-ring suburbs, with projects spanning Hawthorn, Kew, and Moonee Ponds.

Hampton unveils Trackside Gardens, latest stage of $3 billion Moonee Valley Park masterplan

The Paul Gedoun-led <a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Group</a> has achieved another milestone in its $1 billion transformation of Rainbow Bay on the southern Gold Coast with the completion of the company’s third project in four years, the $160 million <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a> residences.

Delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a> and designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker Architects</a>, Esprit buyers have now moved into the 94 apartments across two interconnected buildings at 217-227 Boundary Street.

The successful settlement of Esprit marks another astounding chapter in the S&amp;S story, which launched its highly successful Flow apartments three years ago and created its own ultra-luxury branded fingerprint on an area craving new luxury residences.

Most early purchasers have secured gains of well over $1 million since the project launched in 2021.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172129]

S&amp;S Projects Founding Director Paul Gedoun said the completion of Esprit reflects sustained demand for premium apartments in tightly held coastal locations.&nbsp; 
&nbsp;&nbsp; &nbsp; 
“Esprit has attracted buyers seeking a combination of quality design, considered amenity and a location that is becoming increasingly difficult to replicate,” said Gedoun.

“We identified some years ago that Rainbow Bay is a unique market where supply of luxury residences is limited, and we see the settlements in Esprit further underpinning this thinking - that for both owner-occupiers and investors.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172174]

A key feature of the development is ‘Club Esprit’, a 1,000sqm residents-only rooftop level combining wellness and recreation, believed to be a first for the Gold Coast, and which is fast becoming a signature of the S&amp;S brand.

Positioned to capture views across Snapper Rocks, Rainbow Bay and the Tweed River, the rooftop includes a 25-metre lap pool, gym, yoga lawn, sauna and steam facilities, ice bath, private dining spaces, outdoor cinema and landscaped areas for residents.&nbsp;

<a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a> Director Jayde Pezet, who led the sales campaign for Esprit and S&amp;S’s Flow and Awaken apartments, said the project’s performance reflects both the strength of the product and the depth of demand for premium apartments on the southern Gold Coast.&nbsp;

“In some cases, we’ve seen values double since launch, which is a clear reflection of how tightly held Rainbow Bay has become and the level of demand for well-executed projects in this market,” said Pezet.&nbsp;

“Buyers recognised early what S&amp;S Projects was delivering here, and that conviction has been rewarded as the project has progressed towards completion.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=214819]

Esprit offers a mix of two- three and four-bedroom apartments and sits within walking distance of the beachfront, cafés and local amenities, reinforcing its appeal as both a lifestyle and investment destination.

The project is the third completed by S&amp;S Projects in Rainbow Bay, following Flow Residences and Awaken Residences, which together have contributed to the suburb’s emergence as one of the Gold Coast’s most sought-after coastal pockets. &nbsp;

S&amp;S Projects is continuing its investment in the area with Radia, a $215 million development currently under construction.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172175]

Gedoun said the completion of Esprit signals continued confidence in the southern Gold Coast market.&nbsp;

“We’ve seen strong interest in well-located, high-quality apartments, particularly in areas where future development opportunities are limited."

“That’s been a key factor in the performance of Esprit and the broader Rainbow Bay market”.

[smartcode_project_cta:default project_id=102921]

Owners move in as Esprit completes at Rainbow Bay

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>
<div>The ABS Consumer Price Index figures confirmed that rental growth nationally has continued to be slow - and slowing - of late, as should generally be expected at this stage in the construction cycle. </div>
<div> </div>
<div>It's important to recognise, though, that the property market is cyclical. Always has been the case, and always must be! </div>
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<div><img src="/images/2016/08/02/8.3%20PROPERTY%20CONSTRUCTION%20CYCLE.jpg" alt=""></div>
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<div>With annual rental growth declining to +0.7 percent nationally, this was the slowest result in nominal terms since 1994. </div>
<div> </div>
<div>One of the outcomes we can expect to see in an era of low inflation and low interest rates is that things will actually decrease in value from time to time!</div>
<div> </div>
<div>Something that was of course far less likely in say the early 1980s when inflation was blazing along at 10 to 12 percent and interest rates were much, much higher (the typical home loan rate back then was an eye-watering 12 to 14 percent - yowsers). </div>
<a href="/images/2016/08/02/A1.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/02/A1.jpg" alt="">
 The plus side for property investors in this era of lower inflation is that mortgage debt has never been so cheap, with ING releasing a record low variable rate product at just 3.79 percent last week.  
<div>City by city</div>
<div> </div>
<div>The soft annual result was driven largely by sharp declines in the resources capitals. In Perth, annual rental growth declined by -5.2 percent over the year to June. </div>
<a href="/images/2016/08/02/A2.jpg" target="_blank">Click to enlarge</a>
<div class="separator"><img src="/images/2016/08/02/A2.jpg" alt=""></div>
<div class="separator"> </div>
<div>And in Darwin, annual rental growth declined to -6.4 percent. Of the smaller capital cities, Hobart and Canberra have both been somewhat soft rental markets in recent years, but both seem to have turned a bit of a corner, with rental growth in Hobart now picking up in response to tight vacancy rates. </div>
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<div><a href="/images/2016/08/02/A4.jpg" target="_blank">Click to enlarge</a></div>
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<div><img src="/images/2016/08/02/A4.jpg" alt=""></div>
 Reality check 
<div>Slow rental growth seems to cause a good deal of excitement and sometimes hyperbole in reporting, but it is worth stressing that cyclical rental markets are an integral part of the property market and construction cycles. </div>
<div> </div>
<div>Moreover, although there are many ways to present data to show it in its most unfavourable light (such as cherry picking start dates, dodgy y-axis selection, adjustments for "inflation", or simply focusing on decreasing annual growth rates) over the long term generally rents do increase in areas where there is the strongest demand for housing.</div>
<div> </div>
<div>In fact, despite what you'd think from most articles on the subject, rents are actually at all-time highs in Sydney, Melbourne, Brisbane, Adelaide, and Hobart (even if you must adjust for inflation in the case of the two largest cities). </div>
<div> </div>
<div>Historically nominal rents have rarely declined since inflation was was generally stronger, but this may change in future cycles. Plotted below are the rental CPI numbers indexed back to 1972. </div>
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<div class="separator"><img src="/images/2016/08/02/A3.jpg" alt=""></div>
 
<div>Naturally enough city-wide figures mask diverging underlying trends. After taking a bit of a look around Sydney last week - see <a href="https://petewargent.blogspot.com.au/2016/07/traffic-traps-and-infrastructure-gaps" target="_blank">here</a> - I'm fairly sure that off-the-plan unit rents are struggling in the Parramatta LGA, for example. </div>
<div> </div>
<div>On the other hand, if you excitedly confronted renters in Manly with a 'good news story' about weak rents you'd likely be met with a hollow laugh.</div>
<div> </div>
<div>Another point worth acknowledging is that due to the compounding effect, small increases in rent in the short term tend to stack up to become very large increases over time. </div>
<a href="/images/2016/08/02/a5.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/02/a5.jpg" alt="">
 
<div>While I've personally been a fan of the idea of "rent-vesting" - renting and investing in multiple properties - I've also often furrowed a brow when media articles suggest that young folk should just forget buying a home and rent instead. This might have worked if reporters were good at timing market cycles and people were good at saving, but generally speaking they haven't been, and they aren't. </div>
<div> </div>
<div>Ultimately home ownership is an effective means of forced saving, and should form an important part of a retirement plan. </div>
<div>
 The wrap
</div>
<div> </div>
<div>Broadly as expected, rental growth remains sluggish. Looking at the pipeline of properties under construction this seems dynamic appears likely to continue for the next couple of years at the capital city level. </div>
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PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
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pwargent-M4siyDbqQY

Rental market cyclically sluggish: Pete Wargent

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A securely leased apartment block at Frankston in Melbourne's popular south-eastern bayside suburb has price expectation in the high $1 millions.
Available through Savills Australia, the <a href="https://www.realcommercial.com.au/property-retail-vic-frankston-502049122" target="_blank">Park Street property</a> sits directly opposite Beauty Park and is a short walk to shops, schools and public transport.
It comprises a two level residential building, with eight one bedroom units in good condition and undercover parking on a 788 sqm site.
Savills' agents Julian Heatherich and James Lockwood say that the property is fully leased, with the exception of one unit which has been refurbished.
It has a potential, fully leased, income of $80,920.
Julian said the property would suit investors and developers with multiple options to fully refurbish, value-add or redevelop.
"The property will appeal to both investors and developers looking to value-add or redevelop subject to council approval," he said. 
"It is currently fully let, with the exception of one unit due to refurbishment, with an excellent leasing history and is situated in a fantastic location within walking distance of all essential amenities."
James highlighted the properties key investment attributes.
<ul>
<li>The location in a bayside precinct within walking distance of the beach, transport and shops;</li>
<li>The secure lease profile;</li>
<li>The solid building in very good condition; </li>
<li>The generous 788 square metre site;</li>
<li>The exceptional add-value potential; and,</li>
<li>The potential for redevelopment (STCA).</li>
</ul>
"This is a great opportunity for an investor and/or developer with the option of either maintaining an investment with a proven income stream, or a value-add redevelopment with the advantage of ongoing income in the planning stages," James said.
"Properties of this calibre and versatility in bayside locations are highly sought after by tenants and investors alike." 
The property will be sold by Expressions of Interest closing, Tuesday, August 23 at 12pm.
 
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j.ballantyne1990-6AQqhLzZaK

Bayside Frankston apartment block close to the beach for sale

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GUEST OBSERVER
Pop-up shops may have started as a way to derive temporary rent from opportunistic tenants. But today the concept is a permanent fixture in many retail management strategies.
Demand for pop-up spaces from retailers is strong, given the lower risk and minimal capital required compared with a standard lease. 
For new or incubator retailers, the appeal is obvious: minimising costs is important for any business starting out.
Established retailers are increasingly using pop-up stores to test new concepts and experiment with new approaches.
But what about the benefits to landlords?
Pop-ups have always been around as temporary income generators for vacant tenancies. The rationale was that income, albeit short term, and activation is better than a hoarding that screams unwanted space.
This strategy was predicated by the ultimate objective of securing a long term tenant.
However, given demand for these spaces, select centres can actually dedicate a high value space to a pop-up or revolving retail concept instead of looking for a permanent tenant.
It’s a valid strategy if all the pieces fit. When executed well, pop-ups can drive a sense of urgency in purchasing behaviour and inject life into the centre. 
Pop-up retailers that build brand buzz take care of the marketing leg work and can amplify the centre’s reach. Short term sales can be more productive and monthly rentals above market, even with some downtime.
Of course there are challenges, including high labour intensity to curate, downtime risk and the valuation impact of not having a permanent lease in place.
The key to success is in the execution. First, the tenancy must be appealing. A pop-up is no solution for a plagued tenancy.
It should use flexible, movable fixtures that can be stored, with clever signage solutions that can be changed cost effectively. A flexible lighting solution is essential.
Landlords could consider partnering with someone who can curate the space in line with guiding principles. Urban market operators often have ties to incubator retailers.
A branding concept could be considered for the space, with engaging marketing helping to fill the space during downtime, giving people a reason to use it.
It’s also important to see the commitment through. If a landlord commits to a pop-up or revolving retail concept for a tenancy, they must frequently swap the offer. If a particular retailer is performing well, convert them to a permanent deal elsewhere in the centre, as was the case with Doughnut Time at Central Park Mall in Sydney.
Doughnut Time launched to the Sydney market via a 15sqm pop up at Central Park and, having successfully tested the market and delivered very strong sales, has now been converted to a high value 400 sqm permanent tenancy.
The new Doughnut Time tenancy will also showcase Alfredo’s, another new brand to the Sydney market. Alfredo’s is a hip pizza concept out of Brisbane by Doughnut Time founder Damien Griffiths. 
The new tenancy, incorporating the two strong concepts, will be open by October 2016. It’s a prime example of the flow-on benefits of a well-executed pop-up retail strategy.
Pop-ups can add real value to a retail centre and provide for a better customer experience. If you can accept or mitigate the challenges, then the concept of a permanent revolving retail tenancy can be an exciting and profitable one. 
Felicity Armstrong is retail asset manager, Frasers Property Australia and can be contacted <a href="https://www.frasersproperty.com.au" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Pop-up and revolving retail: here to stay

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GUEST OBSERVER
The Deloitte Access Economics “Investment Monitor” provides a detailed snapshot of Australia’s investment project pipeline. The database contains details on 1,073 projects valued at $20mn or more, as at June 2016. Here we provide an update of the key results.
Note, the full value of a project is included in the investment pipeline until the project is either completed or deleted. This differs from official estimates of the existing “work pipeline”, which is the value of work yet to be done on a project currently under construction.
The Investment Monitor estimates the total project pipeline to be $822bn at present. That is a $42bn increase on March, reversing declines over the second half of 2015, to be $2bn higher than a year ago.
<a href="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.24.38%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.24.38%20PM.png" alt="">
Significantly, the value of definite projects (those either under construction or committed) rose by $49bn to $431bn, to be $11bn above a year ago but $37bn below the peak of three years earlier.
Potential projects (either under consideration or possible) are valued at $391bn, some $10bn lower than a year ago.
As we have highlighted previously, the project flow is changing course on a stream of new public transport initiatives. That was the clear theme in the latest update.
In June, $39bn of the $49bn increase in total definite projects was explained by public transport initiatives. Following the round of annual state budgets, there are now 29 public transport projects at the committed stage, with a combined value of $44bn, up from 19 with a value of $5bn in March. The transport &amp; storage investment pipeline in total is $231bn, dominated by the public sector, $190bn.
<a href="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.26.09%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.26.09%20PM.png" alt="">
The oil and gas sector accounted for the remaining $10bn increase in definite projects in June, most of which was a $7.6bn cost blow-out on the Inpex Ichthys gas field project to $45bn. Phase 2 of the Greater Western Flank project in the Pilbra WA, valued at $2bn, entered the database in June, at the committed stage, with a 2016 H2 start date.
The mining project pipeline, totalling $382bn, of which $202nd is at the definite stage, will thin considerably when the 5 remaining mega gas projects, with a combined value of $172bn, are completed over 2016 and 2017, with potential slippage into 2018.
The non-mining investment pipeline (excluding transport and ex the $44bn NBN), is $165bn, unchanged over the past two years. Of that, $80bn are definite projects, up $2.4bn on mid-2015. Notably, the investment pipeline of accommodation projects, with the low AUD boosting tourism, is valued at $23bn and while that is unchanged on a year ago there has been some transition to the definite stage, up $3bn over the year to be $5.6bn.
<a href="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.27.11%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.27.11%20PM.png" alt="">
Mining projects
The mining sector project pipeline is valued at $382bn currently, a $22bn partial rebound on March but still $22bn lower than a year earlier and well below the $478bn peak at end 2012. (Note, mining-related projects can be included in other sectors, e.g. transport &amp; storage.)
The 5 mega gas projects under construction are together worth $172bn. By LNG projects: Gorgon, $61bn, which moved to the start-up phase in the first half of 2016, is to be fully completed by late 2016; Origin’s Australia Pacific LNG $25bn project, Qld, second production train is expected to start production in Q4 2016; Wheatstone, $29bn LNG project in the Pilbara WA, start- up has been delayed to mid-2017; Prelude, $12bn floating LNG platform, Kimberley WA, 2017 start-up potentially delayed to 2018; and Ichthys $45bn project, NT, second half of 2017.
As to oil and gas projects currently under construction, while the combined full project value is $179bn, the pipeline of work outstanding is $35bn, as estimated by the ABS (for March).
Excluding the 5 mega gas projects, the mining project pipeline is: $210bn in total, of which $30bn is definite, $94bn is under consideration and $86bn is possible. The commodity price slump over recent years raises doubts as to how many of these potential projects will proceed near-term.
<a href="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.28.19%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.28.19%20PM.png" alt="">
Transport &amp; storage, public projects
Transport projects in the public sector was a key mover in the June quarter, following the recent round of annual state budgets. Notably, the state government’s have found the capacity to lift public investment, a much needed development.
Transport &amp; storage projects in total are valued at $231bn in June, dominated by the public sector, at $190bn. Looking back over recent years, the public transport investment pipeline initially rebounded in 2013; moved higher in 2014; marked time in 2015; and jumped in June 2016, up $24bn on three months ago. By stage, the public transport pipeline is: $51bn under construction (unchanged from 3 months ago); $44bn committed (+$39bn); $62bn under consideration (–$2bn); and $33bn possible (–$12.5bn).
<a href="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.29.57%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.29.57%20PM.png" alt="">
Relative to a year ago, the definite projects pipeline is up $44bn, with gains by state of: NSW, +$17bn to $51bn; Victoria, +$15bn to $21bn; Qld, +$7bn to $13bn; WA, +$2bn to $6bn; and SA, +$2.5bn to $2.7bn. Of note, advancing to the definite stage were: in NSW: Sydney Metro stage 2, $12bn; Pacific Highway upgrade Woolgoolga to Ballina, $4.4bn; in Victoria: CityLink upgrade, $1.3bn; Melbourne Metro, $11bn; Dandenong Rail Corridor, $1.6bn; in Qld: new generation rollingstock &amp; Wulkuraka maintenance centre, $4.4bn; Toowoomba second range crossing, $1.6bn; in WA: Forrestfield Airport Rail Link, $2bn; NorthLink WA, $1.1bn; and in SA: five road projects, with a combined value of $2.5bn.
<a href="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.31.03%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.31.03%20PM.png" alt="">
Public transport projects under consideration are: in NSW, $23bn, including a second tunnel under Sydney harbour, $10.4bn + $4.5bn; Western Sydney light rail, $2.9bn; and Western Sydney airport, $2.5bn; in Victoria, $13bn, including $5.5bn North-Esat (missing) link; and $5.5bn, Western Distributor; in Qld, $9bn, incl’ Brisbane underground train/bus terminal, $5bn; in WA, $5bn, including Perth Freight Link, $1.9bn and Perth light rail, $1.9bn; and there is also the $10bn Melbourne to Brisbane inland rail link.
<a href="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.31.10%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/08/01/Screen%20Shot%202016-08-01%20at%201.31.10%20PM.png" alt="">
 Andrew Hanlan is senior economist for Westpac and can be contacted <a href="https://www.westpac.com.au" target="_blank">here</a>. 
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Public transport initiatives lift Australia's investment project pipeline

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Frasers Property Australia (formerly Australand) has formally opened its eco-friendly industrial building at Yatala Central, located between Brisbane and the Gold Coast, with glass bottle-making giant Owens-Illinois (O-I)  being the first tenant to move in.
The facility has been rated 6 Star Green Star by the Green Building Council of Australia, making it Queensland’s first industrial building to be rated such, said a media release.
The 39 hectare Yatala Central estate is located on the corner of Pearson and Peachey Roads in Yatala. 
Sustainability features of the new building includeLED lighting throughout, solar PV system to generate renewable energy on site, 100% water recycling, less waste generation and fibre cement warehouse slabs among others.
O-I has leased a 6.75 hectare site comprising 30,000 sqm warehouse and 400 sqm office space over one level at Yatala Central. It will supply recyclable glass containers to Australian food and beverage companies. It also has the option to expand into the warehouse next to the site and add an additional 5,000 sq m.
O-I Australia general manager Jonathan Marshall said, “Opening this new six-star facility is a further commitment from our business to sustainable operations in Australia. We were pleased to partner with Frasers Property who facilitated the project to achieve top rating for the facility.”
O-I’s Yatala facility will help it service the Australian east coast and the company expects to move up to four million bottles through the facility daily. 
Troy Whalan, general manager New Business, Queensland for Frasers Property Australia, said, “Yatala Central provided the perfect platform to reduce our carbon footprint and launch the first 6 Star Green Star industrial facility in Queensland.
Yatala Central is connected by one of Queensland’s major arterials – the M1 motorway.
“Yatala is one of the fastest growing industrial precincts in Australia and has attracted several well-known brands including Carlton and United Breweries, ALDI, Woolworths, Caterpillar, Visy and VIP Pet Foods. The Yatala market is experiencing increased pre-lease enquiry. We expect to announce several new tenants within the next few months,” said Whalan.
Frasers Property has developed over 17 hectares in Yatala Central and is awaiting council approval for the remaining 22 hectares which will be released to the market mid 2017.
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prateek24-ezbwHMbNAk

Queensland’s first 6 Star Green Star industrial building opens for business in Yatala

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A Shell service station in Adelaide's Edwardstown has exchanged hands in a $5.75 million off-market deal.
The Edwardstown Shells/Coles Express at 1112 South Road was sold with a new 10-year lease with three five-year options to Viva Energy Australia.
The service station sits on a 2,430 sqm site and is located in Adelaide’s main north-south transit corridor.
CBRE’s Will Brown and Ben Heritage brokered the sale on behalf of developer Emmett Property via a private treaty.
A yield of 5.7 percent underscored the property’s strong tenancy profile, said Brown.
“This sale highlights the strong demand currently in the market for single-tenant leased investments,” he said.
The property offers a commencing net income of $328,000 per annum.
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jonathanchancellor-7SQnKwU6yx

Shell service station in Adelaide fetches $5.75 million

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A vacant office building with development potential in inner city Melbourne will go under the hammer with price expectations of $5-$6 million on August 12.
Located at 168 Peel Street, Windsor, the two-level, 1,387 sqm property is expected to spark much interest from owner-occupiers and developers.
The listing agents are Colliers International’s Peter Bremner, Jeremy Gruzewski and Louise Dana, along with CBRE’s Josh Rutman, Tom Tuxworth and David Minty.
“It features an attractive red brick façade, high ceilings, great natural light from dual street frontages and the benefit of being positioned within one of Melbourne’s most thriving inner city suburban hubs," said Gruzewski.
The property was offered with two feasibility schemes by Plus Architecture, each based upon the potential for a nine-storey development in line with advice from town planners Hansen Partnership.
The first scheme has been prepared on the basis of delivering 17 large-scale apartments whilst the second scheme yields 61 two-bedroom apartments.
The property is close to the CBD and public transport.
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Vacant office building in Melbourne's Windsor set for auction

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Builder Pellicano has sold a 21,275 square metre vacant landholding in Melbourne’s Ravenhall to capitalise on the demand from owner-occupiers looking to gain a foothold in growth areas.
The sale price was not disclosed.
The 100 Riding Boundary Road site is located in Orbis Business Park, one of west Melbourne’s industrial/commercial precincts. 
Orbis Business Park is a 70 hectare master-planned business community, with freeway exposure and facilities, including childcare and two cafes. 
Todd Grima and Harry Kalaitzis of CBRE negotiated the sale to a local owner occupier who plans to develop a purpose-built 6,000 sqm office, warehouse and cold storage facility at the site.
“This new facility will take up approximately half of the site, with further plans to develop 12 small industrial office warehouses on the remaining land which will soon be offered to the market for lease,” said Grima.
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Pellicano sells 21,000 sqm industrial site in Melbourne's Ravenhall 

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An office/warehouse in Queensland’s Logan City is up for sale through Raine &amp; Horne for an expected price tag of $635,000.
The <a href="https://www.rhcommercial.com.au/properties/12-126-compton-road-woodridge-4114-queensland" target="_blank">12/126 Compton Road, Woodridge 4114</a> property comprises a building area of 390 sqm with the warehouse on 158 sqm and an 84sqm ground floor office. There is also an 88 sqm approved load bearing mezzanine storage area.
The unit has its own amenities and kitchenette. 
The property is close to M1 motorway, Logan and Kingston Roads.
The listing agents are Raine &amp; Horne’s Andrew Honeybone and Brent Robson.
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Warehouse on sale in Queensland's Logan City via Raine & Horne

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Armstrong World Industries is moving into a new industrial estate in western Sydney’s Greystanes. 
The vinyl-flooring products maker recently signed a new lease for Unit 4, 1 Basalt Road in the new Quarry development for 3,778 sqm space at a rental rate of $120 per sqm. The new building is nearly double the size of its previous location, according to Knight Frank’s Ryan Carey, who brokered the deal.
The recently completed Quarry at Greystanes is managed by DEXUS Property Group.
The Quarry at Greystanes is only 15-20 minutes from Armstrong’s previous address, meaning minimal disruption to staff.
“Armstrong’s move is part of a growing trend, as we’re seeing more and more companies moving out older buildings in the inner or central west in search of newer, more efficient premises,” Carey said.
Armstrong will join a number of firms at Quarry at Greystanes such as Toshiba, Reece, Roche, Blackwoods, Yusen, UPS and Makita. 
Quarry has direct access to the M4 and M7 motorways, and apart from its modern facilities, features rain water harvesting/recycling and solar hot water.
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