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

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If you are looking to park your lazy half-a-million dollars in NSW’s Bathurst/Orange, the $500,000 still makes a large percentage of the residential market, according to property valuation firm Herron Todd White’s July residential market report.
The majority of new four-bedroom homes continue to be sold for less than this amount, although the proportion between $450,000 and $500,000 is increasing. This may be a reflection of the limited growth in incomes in the region, as they are reported to be across the Australian economy. This affects borrowing capacity which in turn determines what money is available in the market. This has more weight in the local market given that the region is not as sought after by wealthy migrants or overseas investors, except in the field of agriculture. The upside of this is a relatively stable market that has seen some increases over the past 12 months. 
“Investor activity has increased with investors chasing yields not available in Sydney, particularly as they may be able to purchase two properties for $500,000 instead of one,” the HTW report says.
If house prices are looked at in terms of years of average income, then $500,000 is a significant point above which mortgage stress is likely to be felt keenly by people on average incomes. If we consider that the median sale price for the region is between $300,000 and $400,000 then we can say that the region does not have an affordability problem. Having said that, it is unlikely to be enough for a few acres on the fringe of town. Such properties continue to enjoy strong popularity and are considered to be aspirational properties for a large percentage of the market. Such properties also benefit disproportionately from Sydney tree changers. 
Land values for well located central properties have increased more than the average if recent sales of such properties for redevelopment are used as a guide. 
“Our advice would be to find the area that has the most builders’ signs, indicating a renovation or redevelopment, and see what is available for under $500,000 in that area. Investigating Council approvals may be a more targeted approach,” conclude HTW.
Property Observer found a recent sale in the sub-$500,000 range at <a href="https://www.realestate.com.au/property-house-nsw-bathurst-122746290" target="_blank">49 Barker Circuit, Bathurst, NSW 2795</a>. This four-bedroom, two bathroom house sold for $431,000.
<div> </div>
 
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jonathanchancellor-7SQnKwU6yx

In NSW’s Bathurst/Orange, $500,000 gets you a four-bedroom home: HTW

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The KFC restaurant at Annandale, off Townsville's Bruce highway, is up for sale through Savills Retail Investments in a formal tender campaign starting late July.
The drive-through KFC restaurant adjoining the Annandale Central Shopping Centre and is directly opposite the Lavarack Army Barracks.
It has a new 10 year net lease.
Savills national director of retail investments, Peter Tyson, said it is an ideal investment opportunity for private investors and Self-Managed Superannuation Funds.
“KFC Annandale benefits greatly from close proximity to a variety of major employers and traffic generators including numerous primary and secondary schools, the James Cook University, Townsville Hospital, Annandale Shopping Centre as well as the expanding Lavarack Army Barracks, Australia’s largest military base which is located directly opposite the property,” he said.
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Townsville KFC outlet up for sale 

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Telstra has signed on to stay in its current Melbourne Headquarters on Exhibition Street following a new leasing deal struck for eleven years and five months commencing 2020.
The building, 242 Exhibition Street Melbourne, is jointly owned by Investa Commercial Property Fund (ICPF) and Investa Office Fund (IOF) with Telstra leasing over 63,372 square metres - 59,676 square metres of office space and 3,696 square metres of conference and training areas.
Building upgrades will include a including a $12.5 million lift  renewal as well as foyer and tenancy areas refurbishment.
 Investa Group Executive, Michael Cook said Telstra will remain at 242 Exhibition Street until 2031and would enable Telstra’s innovative Future Ways of Working model to be integrated well before their original expiry date.
 
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Telstra extends lease on 242 Exhibition St

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When it comes to developing, we have all heard about the Development Application (DA) and the Construction Certificate (CC), but how and what exactly is involved with each council approval? 
It is important to understand this process before you start developing.    
The DA and CC are two very different approvals. If you find a DA approved site but the CC has not yet been issued, then you should understand that there is still a lot of work to do before you can start to build.
Development Application (DA)
The DA is a request for permission to carry out proposed development. It also categorises the developments as requiring consent, developments not requiring consent (Complying Development, CDC) and prohibited development.  
A development application is required for the following reasons:
<ul>
<li>- Construction of new building or structure, including swimming pools, outbuildings,   retaining wall, jetties, etc </li>
<li>- Add or alter an existing building or structure </li>
<li>- Demolish a building or structure </li>
<li>- Display an advertising sign </li>
<li>- Change the use of an existing building or land </li>
<li>- Carry out excavation, earthworks or adding fill </li>
<li>- Development on or near a heritage listed item </li>
<li>- Development within a heritage conservation area </li>
<li>- Subdivide land or strata subdivide a building</li>
</ul>
A development application must consist of at least:
<ul>
<li>- Completed application form and fees. </li>
<li>- Copies of Site Plans indicating location of the proposed development on the land. </li>
<li>- Copies of Plan/Drawings of the proposed development indicating elevations heights. </li>
<li>- Other supporting documents (if required) </li>
</ul>
 Construction Certificate (CC)
A Construction Certificate is required after the DA Consent is issued and before any building work is carried out.  You can apply for a Construction Certificate only if you have prepared detailed plans, specifications or engineering details.  And importantly, if all the council and other service fees and charges have been paid.  This is where some first time developers may get caught out when buying a DA approved site.  It’s very important to understand the Conditions of the DA Consent and how they will impact the development.
The Construction Certificate certifies that relevant matters are adhered to, this includes:
<ul>
<li>- the construction plans and specification comply with the relevant standards (ie Building   Code of Australia);</li>
<li>- the construction plans and specifications are consistent with the development consent;   and </li>
<li>- all conditions of the development consent requiring compliance prior to the issue of a   construction certificate are finalised.</li>
</ul>
Note: The CC is not required for complying development, where building details are covered by a Complying Development Certificate (CDC).
If you are unsure of the planning process, then use a qualified planning consultant or development project manager.  
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a><a href="https://www.propertybloom.com.au">.</a>
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Understanding the planning process: Jo Chivers

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An office tower in Hong Kong’s Kowloon district has been snapped up by Chinese conglomerate Cheung Kei Group for HK$4.5 billion ($776 million).
The en-bloc sale of East Tower and East Villa of One HarbourGate Hong Kong was through Savills, which follows the record transaction last year of the West Tower.
Savills CEO of Greater China, Raymond Lee, said the real estate firm was delighted to be chosen as the consultant for Cheung Kei Group in their headquarters search in Hong Kong.
He added that Wheelock Properties's avant-garde design and architecture of office buildings in Hong Kong has attracted many potential investors and buyers.
The 18 Hung Luen Road property comprises a 15-storey, 23,500 sqm office tower and a two storey, 2400 sqm retail villa.
Savills Australia CEO Paul Craig said the sale demonstrated the investor demand for office property in strong locations.
"We have seen a similar level of demand for Australian commercial property from new international groups as our reputation as a safe haven for investors continues to grow with record levels of transactions over the last three years,’’ Craig said.
In the eight months since November, Savills Hong Kong office has concluded three major deals totalling more than HK$14.1 billion including the sale of West Tower of One HarbourGate (HK$5.85 billion), East Tower of One HarbourGate (HK$4.5 billion) and NWS Kwai Chung Logistics Centre (HK$3.75 billion).
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Hong Kong office tower sold via Savills for $776 million

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Approaching the halfway mark of the year with record low interest rates and consumer confidence back sees the market remaining strong with increases in values through several sectors of the market, including the real estate market in NSW's Coffs Harbour, say valuation firm Herron Todd White in their July 2016 residential market report.
Buyers in the $500,000 bracket can expect to purchase good quality five to 20 year old 3- or 4-bedroom, 2- or 3- bathroom homes on varying size sites located within two to three kilometres of the Coffs Harbour CBD and local beaches.
Standard new project style 4-bedroom, 2-bathroom homes range between $450,000 and $550,000 in the smaller central Coffs estates and southern suburbs of Bonville and Boambee East.
The more modern upmarket estate known as The Lakes at North Boambee Valley (two kilometres from the CBD) starts at around $500,000 for new 4-bedroom, 2-bathroom homes.
"If you are after more bang for your $500,000, the older established areas south of Coffs Harbour at Boambee East and Toormina will get you a five to 30 year old larger better quality 4- to 5-bedroom home with double garage and pool," says HTW.
Traditionally, these areas are of a more modest standard with values in the $300,000 to $450,000 range. These areas are well located close to the Pacific Highway for access north and south and are also located within two to three kilometres of the popular Sawtell Beach and shopping precinct. The major shopping centre at Centro Tormina is underpinned with K-Mart, Woolworths and Coles. Schools include primary and public high schools plus nearby St Josephs College and Southern Cross University.
The older homes within the northern beaches suburbs of Korora, Sapphire Beach, Moonee Beach and Emerald Beach have always been solid investments in the $500,000 to $600,000 bracket which buys 20 to 30 year old properties of good size located close to beaches and not far from major facilities in Coffs Harbour.
One area to watch is the beach side township of Woolgoolga, 30 kilometres north of Coffs Harbour. A traditionally strong agricultural area with good infrastructure, the recent bypass upgrade of the Pacific Highway and opening of Woolworths shopping centre only adds to the appeal.
Look to the southern side of Woolgoolga at Sandy Beach for the cheap beachside properties. Price points are generally under $450,000 for one to 30 year old homes of modest construction, with esplanade position properties going between $500,000 and $650,000. This area is still under developed with easy access to Woolgoolga and Coffs Harbour. The recent purchase of a large beachside development site will see substantial future residential development taking place which will lead to better infrastructure.
The Coffs Coast locality saw little capital growth over the GFC period, however the past 12 to 18 months has seen the market bottom and the start of the recovery.
"Traditionally we have not experienced the high levels of capital growth of the major cites due to the fairly low economic base within the region. Limited job opportunities does put a cap on the growth experienced in the mid to upper price brackets, while the majority of growth is centred under the $500,000 mark," HTW concludes.
As an example of recent affordable sales, Property Observer found a three-bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-coffs+harbour-122873066" target="_blank">15 Sunnyside Cl, Coffs Harbour, NSW 2450</a> (above) which traded hands for $365,000. To put things in perspective, the median house price in Coffs Harbour was $425,000, according to CoreLogic 
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Coffs Harbour promises quality homes in $500,000 range: HTW

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<div id="post-body-7578333087738143264" class="post-body entry-content">
<div>A strong +1.6 percent increase in job advertisements in June saw year-on-year vacancies rise very strongly by +11 percent to a total of 169,600, according to the Department of Employment.</div>
</div>
<div class="post-body entry-content"> </div>
<div class="post-body entry-content"><a href="/images/2016/07/21/Job%20Abs2.jpg" target="_blank">Click to enlarge</a></div>
<div class="post-body entry-content">
<img src="/images/2016/07/21/Job%20Abs2.jpg" alt=""> <div>Source: Department of Employment</div>
 <div>Total vacancies are now at their highest level in four years, which bodes well for jobs growth picking up. </div>
 <div class="separator"><a href="/images/2016/07/21/Internet%20Job%20Ads.jpg" target="_blank">Click to enlarge</a></div>
<div class="separator"><img src="/images/2016/07/21/Internet%20Job%20Ads.jpg" alt=""></div>
<div> </div>
<div>Since the peak of the mining boom June 2012, the share of total vacancies located in Western Australia has declined from 15.6 percent to 7.8 percent. </div>
 <div>On the other hand there has been a huge surge in vacancies in New South Wales over the past three years, up by 37.4 percent in trend terms to a massive 91,400 (a record boom). </div>
<div> </div>
<div>Over the past year the percentage growth in vacancies has also been very strong in Victoria, Queensland, South Australia, Tasmania, and the ACT. </div>
 <div class="separator"><a href="/images/2016/07/21/Job%20Ads4.jpg" target="_blank">Click to enlarge</a></div>
<div class="separator"><img src="/images/2016/07/21/Job%20Ads4.jpg" alt=""></div>
<div> </div>
<div>In trend terms all eight occupation groups are strengthening, and over the year job advertisements were up in 33 of the 37 recorded regions. </div>
<div> </div>
<div>The decreases were seen in northern Queensland, Perth, and western Tasmania.</div>
<div> </div>
<div><a href="/images/2016/07/21/Job%20ads5.jpg" target="_blank">Click to enlarge</a></div>
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<div><img src="/images/2016/07/21/Job%20ads5.jpg" alt=""></div>
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 <div>The index has its weaknesses, particularly since it doesn't differentiate between full time and part time gigs.</div>
 Nevertheless, all in all, this looks pretty good for jobs growth in the second half of 2016.</div>
<div class="post-body entry-content"> </div>
<div class="post-body entry-content">
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>.
<div> </div>
</div>
<div class="post-footer"> </div>
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Job ads up to a four-year high: Pete Wargent

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There’s a growing body of research data pointing investors towards the regions.
A recent CoreLogic report, which compiled a Top 50 list of locations where the value of home sales had grown the most over 12 months, found that 46 of the Top 50 were regional locations.
Other recent research highlighted the New South Wales regional areas where price growth is now greater than Sydney’s.
And a report from Brisbane researcher Simon Pressley has predicted that retiring baby boomers will boost regional markets by seeking out towns and cities that offer attractive affordability and good services.
In addition, a State Government report has highlighted regional cities in Victoria where major population growth is expected over the next 15 years.
All that – and a lot more that’s out there in the way of compelling data – is significant because a lot of the simplistic price information and commentary that’s published tells investors that the capital cities are always better than the regions for capital growth. 
This is usually generalised data which produces a single growth figure for the cities and a single growth figure for the regions. It’s quite misleading, because the regional sample includes myriad negative markets (such as resources-impacted towns and drought-affected areas) which drag down the regional average. 
That generalised figure doesn’t really tell us anything useful and shouldn’t dissuade investors from considering regional areas – which offer plenty including lower prices and higher yields.
Residex data suggests that Melbourne price growth has averaged 6.9 percent per year over the past decade and regional Victoria only 4.7 percent – but does that matter if you can find a regional centre growing at 8 percent a year?
Right now, the most active and buoyant market in Victoria is not in Melbourne – it's the regional city of Geelong just outside the capital.
A new report on future population growth provides a few clues as to where investors might look for growth in Victoria. Geelong is one of the key places highlighted, alongside Bendigo and Ballarat. 
I see all three regional centres as places worthy of consideration by investors. They all offer economic strength and diversity, affordable housing and good transport links to Melbourne, particularly since the completion of the Regional Rail Link. 
And, according to the Department of Environment, Land, Water and Planning, all three cities can look forward to strong population growth. 
The Victoria in Future report forecasts that the City of Greater Bendigo will grow 30 percent in the next 15 years, assuming current demographic, economic and social trends continue. 
According to the report, Bendigo can expect its population to grow from 110,000 in 2016 to 145,000 in 2031.
ABS figures show this will be the continuation of a trend, with the population rising from 93,000 in 2005 to 108,500 at June last year.
Greater Bendigo, Ballarat and Greater Geelong combined are expected to provide half of all regional growth to 2031. 
But the municipality likely to see the most dramatic increase is Mitchell Shire, which is forecast to more than double its population from 40,000 in 2016 to 81,500 in 2031. 
This will make it the fastest-growing area and the municipality with the second-largest growth in regional Victoria behind Greater Geelong. Mitchell Shire is a little north of Melbourne and includes towns such as Kilmore, Seymour, Broadford and Wallan.
Another LGA getting spill-over growth north of Melbourne is Macedon Ranges, which can expect its population to grow 25 percent over the next 15 years. Macedon Ranges towns have experienced major increases in median prices in the past 12 months, including 20 percent in Gisborne, 14 percent in Riddells Creek and 25 percent in Macedon.
It's further evidence that there is major capital growth to be found in the regions, if you look behind the generalised data.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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Most active property market in Victoria is not in Melbourne: Terry Ryder

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Development work totalling $74 million has begun on the Shellharbour Workers Club south of Sydney to renovate the existing clubhouse and build new facilities which include a hotel and fitness centre.
Design firm The Buchan Group developed the masterplan to guide development over the next 20 years.
<img src="/images/2016/07/20/Screen%20Shot%202016-07-20%20at%202.31.26%20PM.png" alt="">
Slated for development is a childcare centre ($4.7m), hotel ($32m), aquatic and fitness centres ($8m), function centre ($4m), commercial and medical facilities ($10m) and associated multi-deck car parking facilities ($15m).  
Refurbishments to the existing club include a new VIP gaming area, auditorium, billiards and sports bars. 
Buchan implemented a rolling three-year furniture, fittings and equipment audit and refurbishment program for the clubhouse, as well as a 10-year expansion strategy for its gaming, and food and beverage offering.
<img src="/images/2016/07/20/Screen%20Shot%202016-07-20%20at%202.32.27%20PM.png" alt="">
Liam Kelly, senior associate, The Buchan Group said the current program of works, combined with the development masterplan, would ensure the Club met the needs of a rapidly growing population.
“The Shellharbour Workers Club is an institution in the area and a leader in providing club facilities and services to members and guests,” he said.
“It has remained at the forefront of local club culture through a tradition of innovation, forward thinking and a focus on what a club can be to its community. 
“This masterplan and the works that follow will ensure the club continues to be a key provider of leisure, social and entertainment facilities in the region.
<img src="/images/2016/07/20/Screen%20Shot%202016-07-20%20at%202.33.17%20PM.png" alt="">
 “From our perspective, we’ve enjoyed a close and productive working relationship with the club as we have channelled their passion and commitment into a masterplan that provides a solid future for the club and delivers significant new facilities to the local community.
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Buchan masterplan guides Shellharbour Workers Club development

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Combined capital city home values have increased substantially since the financial crisis in 2008 however, this is largely being driven by Sydney and Melbourne with value growth muted in most other capital cities.
As the financial crisis hit in 2007/08, Australia’s combined capital city housing markets experienced a -6.1% decline in home values between March and December 2008.  Due to aggressive interest rate cuts by the Reserve Bank (RBA) and the introduction of the boost to the First Home Owners Grant, further home value declines were averted.  In fact, home values began to rise across two cycles; from December 2008 and in June 2016, 7.5 years later, combined capital city home values are now 54.9 percent higher.
The first chart highlights the increases in home values over the past 7.5 years.  What is immediately noticeable is that the increases have been all about Sydney (87.9 percent) and Melbourne (71.8 percent).  In fact, most other capital cities have recorded growth which is around or below the rate of inflation.
<div>
<h3>Total change in capital city dwelling values December 2008 to June 2016</h3>
<a href="/images/2016/07/19/2016-07-15--image1.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/19/2016-07-15--image1.jpg" alt="">
From December 2008, combined capital city home values increased until October 2010, rising by 21.8 percent. 
Official interest rates were first increased coming out of the financial crisis in October 2009, rising by 175 basis points to November 2010.  The boost to the First Home Buyers Grant was partially removed in September 2009 and completely removed after December 31 2010.  These combined factors saw the rate of value growth slow, followed by a decline in dwelling values. 
The second chart highlights that from December 2008 to October 2010 dwelling values rose in all cities with Sydney, Melbourne and Darwin the standouts.  Despite very low interest rates, Brisbane, Adelaide, Perth and Hobart recorded little value growth over this period.
<h3>Total change in capital city dwelling values December 2008 to October 2010</h3>
<a href="/images/2016/07/19/2016-07-15--image2.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/19/2016-07-15--image2.jpg" alt="">
Between October 2010 and May 2012 as stimulus was removed from the housing market, combined capital city home values fell by -7.4 percent.  Darwin, Melbourne and Brisbane recorded the largest falls over the period.  Looking back at this period it is clear that low interest rates and first home buyer incentives stimulated the market and, as they were removed, demand was shown to be fragile. 
In October 2010, official interest rates were recorded at 4.75 percent and by May 2012 they had fallen by 100 basis points to 3.75 percent.
<h3>Total change in capital city dwelling values October 2010  to May 2012</h3>
<a href="/images/2016/07/19/2016-07-15--image3.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/19/2016-07-15--image3.jpg" alt="">
From May 2012 to June 2016, combined capital city home values have increased by 37.3 percent while official interest rates fell by 200 basis points to 1.75 percent.  Although home values have increased over the period, Sydney and Melbourne have recorded a substantially higher rate of value growth than all other capital cities. 
<h3>Total change in capital city dwelling values May 2012 to June 2016</h3>
<a href="/images/2016/07/19/2016-07-15--image4.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/19/2016-07-15--image4.jpg" alt="">
The data indicates that since the financial crisis the capital city housing market could be described as being extremely interest rate sensitive.  Digging deeper into the data shows that in reality it is only Sydney and Melbourne that have really responded to the stimulus of low interest rates.  The relative strength of the Sydney and Melbourne economies and the much greater employment growth has clearly assisted drive housing values higher in these cities.
Until the economic performance improves outside of Sydney and Melbourne it seems unlikely that sustainable growth will return in these areas despite the extremely low interest rates which are set to potentially move even lower over the coming months.  For Sydney and Melbourne although affordability is increasingly becoming stretched home owners have experienced a substantial increase in equity. 
With historically weak rental markets and record low yields it will be interesting to see if investors and upgraders in the two largest capital cities continue to show a thirst for housing in these cities given the growth phase has now been running for more than four years.
Cameron Kusher is research analyst for CoreLogic RP Data. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
 
</div>
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