<p><a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.</p>

<p>The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.</p>

<p>Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.</p>

<p>Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.</p>

<p>The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.</p>

<p>The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments</p>

<p><img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" /></p>

<p>Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.</p>

<p>But one of the biggest components of the proposal is what sits between the buildings.</p>

<p>Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.</p>

<p>The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.</p>

<p>Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.</p>

<p>SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.</p>

<p>The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.</p>

<p>The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.</p>

<p>Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.</p>

<p><img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" /></p>

<p>SP Setia plans to deliver the development across three stages.</p>

<p>Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.</p>

<p>If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.</p>

<p>&nbsp;</p>

<p>&nbsp;</p>


Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

<p>Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.</p>

<p>Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.</p>

<p>The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.</p>

<p><img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" /></p>

<p>The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.</p>

<p>The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.</p>

<p>The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.</p>

<p><img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" /></p>

<p>The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.</p>

<p>It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.</p>

<p>Heritage has subsequently played a significant role in Cera Stribley's design.</p>

<p>The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.</p>

<p>Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.</p>

<p><img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" /></p>

<p>Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.</p>

<p>A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.</p>

<p>A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.</p>

<p>Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.</p>

<p>Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.</p>

<p>The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.</p>

<p>Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.</p>


Lowe Living unveils Middle Park apartment development

<p data-end="288" data-start="269"><strong data-end="288" data-start="269">Article summary</strong></p>

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289"><strong data-end="374" data-start="291">DVB Projects is preparing to launch its second Gold Coast apartment development</strong>, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443"><strong data-end="513" data-start="445">The 34-level tower will comprise just 49 ultra-luxury residences</strong>, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574"><strong data-end="646" data-start="576">The launch follows strong demand at DVB's nearby Sea Glass project</strong>, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718"><strong data-end="787" data-start="720">The development adds to the transformation of Old Burleigh Road</strong>, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<p data-end="1011" data-start="790"><a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.</p>

<p data-end="1296" data-start="1013">The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion</p>

<p data-end="1296" data-start="1013"><img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" /></p>

<p>The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.</p>

<p>“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;</p>

<p>“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."</p>

<p>Brown says the site itself is "exceptional."</p>

<p>"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”</p>

<p><img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." /></p>

<p>The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.</p>

<p>A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.</p>

<p>Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.</p>

<p><img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" /></p>

<p>Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.</p>

<p>“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.</p>

<p>“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.</p>

<p>“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”</p>

<p><img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" /></p>

<p>Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.</p>

<p>With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.</p>

<p>[smartcode_project_cta:default project_id=145141]</p>


DVB Projects to launch second Broadbeach apartment tower as demolition commences

<p><a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.</p>

<p>Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.</p>

<p>The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.</p>

<p>The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.</p>

<p>A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.</p>

<p><img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" /></p>

<p>The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.</p>

<p>"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.</p>

<p>"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."</p>

<p>The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."</p>

<p>Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.</p>

<p>Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.</p>

<p>The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.</p>

<p>The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.</p>


First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<p><a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;</p>

<p>Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.</p>

<p>[smartcode_project:default project_id=107520 project_image_fid=367193]</p>

<p>The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;</p>

<p>Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;</p>

<p>"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.</p>

<p>"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."</p>

<p>[smartcode_project:default project_id=107520 project_image_fid=367183]</p>

<p>Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;</p>

<p>"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;</p>

<p>Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.</p>

<p>The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;</p>

<p>[smartcode_project_cta:default project_id=107520]</p>


The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

<p>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.</p>

<p>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;</p>

<p>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.</p>

<p>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.</p>

<p>Even in the low seasons of May and June, occupancy levels reach around 40 per cent.</p>

<p><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" /></p>

<p>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</p>

<p>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.</p>

<p><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" /></p>

<p>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.<span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><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" /></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span><span><span><span><span><span><span>​</span></span></span></span></span></span></p>

<p>The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;</p>

<p>Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.</p>

<p>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;</p>

<p>Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.</p>


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

<html><body>
<p>It’s only a matter of time before Melbourne overtakes Sydney as the price growth leader in capital city Australia.</p>
<p>Pretty much everyone now accepts that Sydney is subsiding, as every available statistic confirms what Hotspotting research has been telling us all year – that Sydney activity peaked late in 2014 and has been on a slow fade right throughout 2015.</p>
<p>Melbourne, however, continues to rise.</p>
<p>In the latest price data from CoreLogic, up to the end of October, the annual price growth gap between Sydney and Melbourne has closed considerably. In the past three months, Melbourne’s home value index has increased 3.1%, easily the biggest among the capital cities, while Sydney’s rose only 1.5%.</p>
<p>In annual terms, Sydney is up 15.6% and Melbourne 12.8%. In a month or two, those positions will be reversed.</p>
<p>The reason Sydney is still above Melbourne at the moment, despite Sydney fading while Melbourne is rising, is that the price data is many months behind the game.<span style="line-height: 1.3em;"> </span></p>
<p>On ABC TV yesterday business commentator Alan Kohler displayed a graph which suggested a correlation between auction clearance rates and median price movements, but with a time lag of several months in the reaction of prices.</p>
<p>(Kohler, incidentally, made the mistake of placing great emphasis on the monthly movement in the city price indexes – he should know that month-to-month changes in statistics are often meaningless aberrations. Many of the monthly movements are contradicted by the quarterly changes, which are far more significant.)</p>
<p>It’s taken quite a long time for Sydney prices to respond to the slowdown in activity, but history shows this is quite normal. It also shows that median prices are rather a blunt instrument for measuring the state of markets. Sales volumes are far more revealing and can put you ahead of the game in terms of likely price movements.</p>
<p>The latest sales data shows that Melbourne has been rising steadily throughout this calendar year, quite the opposite to Sydney.<span style="line-height: 1.3em;"> </span></p>
<p>Each quarter has shown an uptick in sales activity, with the greatest momentum occurring away from the millionaire suburbs close to the CBD. This may explain why Melbourne clearance rates are dropping at a time when overall sales activity is rising and the overall city median is rising – the busiest markets are those less likely to use auctions.</p>
<p>There are still plenty of strong middle market areas – notably the municipalities of Whitehorse (Box Hill, Nunuwading, Blackburn), Monash (Oakleigh, Mt Waverley, Clayton) and Knox (Wantirna, Boronia, Bayswater) – but the greatest momentum is now the outer ring precincts. Locations likely to attract first time buyers and others on smaller budgets are really pumping in Melbourne.<span style="line-height: 1.3em;"> </span></p>
<p>The LGAs of Whittlesea (Epping, Thomastown, Mill Park) and Hume (Sunbury, Roxborough Park, Gladstone Park) in the north of the metropolitan area are among the market leaders on activity.</p>
<p>In the far south-east, the Casey LGA (Cranbourne, Doveton, Endeavour Hills) has numerous strong markets, while Brimbank (Sunshine, Deer Park, Cairnlea) in the western suburbs is being greatly boosted by infrastructure spending and urban renewal projects.</p>
<p>Wyndham City LGA in the south-west has surged. In Point Cook, for example, sales numbers in the past six quarters have been 289, 313, 350, 396, 395 and 420. Other suburbs in this LGA, such as Werribee, Hoppers Crossing and Wyndham Vale, have similar patterns.</p>
<p>When sales volumes surge like that, prices follow – with a time lag.</p>
<p> </p>
<p><em>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></em></p>
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When sales volumes surge, prices follow: Terry Ryder on Melbourne's outer ring

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<div>Earlier this year I wrote about the extent to which Chinese investment in Australian real estate has mushroomed over the past few years.</div>
<div> </div>
<div>Unfortunately the Foreign Investment Review Board is not due to release its 2015 Annual Report for some time, and furthermore not all states release full disclosure of foreign land ownership.</div>
<div> </div>
<div>One state which does so is Queensland, and indeed its Annual Report for the 2015 financial year was released only this week.</div>
<div> </div>
<div>The Foreign Ownership of Land Register (which requires disclose of the ownership of freehold or leasehold land) provided further evidence that Chinese investment in Queensland has absolutely exploded, with the value of annual acqusitions soaring by more than 170 per cent in the space of only two financial years from $323 million to $873 million. </div>
<div> </div>
<div>This accounted for a greater value of investment than all five of the other major countries disclosed combined.</div>
<div> </div>
<div><a href="/images/2015/11/QLD.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div><img src="/images/2015/11/QLD.jpg" alt=""></div>
<div> </div>
<div>
<div><strong><span style="text-decoration: underline;">Urban focus</span></strong></div>
<div> </div>
<div>The data shows that while British interests continue to own the greatest land <em><strong>area</strong></em> in Queensland, Chinese investors have been very much focussed on the acquisition of urban land, in particular locations in Brisbane and on the Gold Coast.</div>
<div> </div>
<div>Indeed, Chinese investors accounted for a thunderous 63 per cent of foreign interest land acquisitions on the Gold Coast in 2014-15.</div>
<div> </div>
<div>Meanwhile, foreign interest land acquisitions in Brisbane for the financial year were overwhelmingly mopped up by investors from China (37 per cent), Singapore (33 per cent), and Hong Kong (8 per cent).</div>
<div> </div>
<div>The value of foreign land acquisitions in the financial year away from Brisbane and the Gold Coast was considerably lower.</div>
<div> </div>
<div><a href="/images/2015/11/QLD2.jpg" target="_blank">Click enlarge</a></div>
<div> </div>
<div><img src="/images/2015/11/QLD2.jpg" alt=""></div>
<div> </div>
<div><span>The interest of Chinese investors in Australian property is set to scale unprecedented heights in 2016, but the impacts of this are not always well understood.</span></div>
<div><span> </span></div>
<div>
<p><span><em>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>.</em><br></span></p>
<p><em>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>.</em></p>
</div>
</div>
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Chinese investment in Queensland explodes: Pete Wargent

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<p><span>There were 2,493 auctions held across the combined capital cities this week, with a preliminary auction clearance rate of 63.3%, the second lowest clearance rate for the year. </span></p>
<p><span>Last week, a clearance rate of 64.9% across 3,143 capital city auctions was recorded. At the same time last year, auction volumes were lower than this week, with 2,033 properties taken to auction, however the clearance rate was stronger (68.1%). Clearance rates have been consistently trending lower, albeit on higher volumes, since April this year. The number of auctions being held so far across the Spring season is approximately 20% higher than what was recorded over the same period a year ago.</span></p>
<p><a href="/images/2015/11/20151102-Capital-City.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/11/20151102-Capital-City.jpg" alt="" width="665" height="498"></span></p>
<p> </p>
<p><span><strong>Melbourne’s</strong> clearance rate fell further this week, down to 65.4%, the second week in a row where the clearance rate has been below 70% after slipping to 69.7% last week. Auction volumes have also fallen in the lead up to Melbourne Cup, with 611 auctions held over the week, compared to 1,690 over the previous week. At the same time last year, the clearance rate was 69.6% across 220 auctions. Looking at Melbourne’s sub-regions, the North East region was the best performer in terms of clearance rates, with a 74.6% success rate across 72 auctions, followed by the Inner South region, where 72.9% of the 52 auctions sold.</span></p>
<p><a href="/images/2015/11/20151102-Melbourne.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/11/20151102-Melbourne.jpg" alt="" width="729" height="491"></span></p>
<p> </p>
<p><span>In </span><strong>Sydney</strong><span>, 1,361 auctions were held this week, up from 1,024 over the previous week. The preliminary clearance rate of 63.5 per cent has increased from a low 61.3 per cent last week; however it is significantly lower than this time last year, when a clearance rate of 75.6 per cent was recorded across 1,259 auctions. Looking at the sub-regions of Sydney, the City and Inner South region recorded the strongest clearance rate of 73.9 per cent across 119 auctions, while the Eastern Suburbs had the highest volume of auctions (206).</span></p>
<p><a href="/images/2015/11/20151102-Sydney.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2015/11/20151102-Sydney.jpg" alt="" width="740" height="501"></p>
<p> </p>
<p><span>The preliminary clearance rate in </span><strong>Brisbane</strong><span> this week was 58.2 per cent, up from 48.8 per cent over the previous week. Auction volumes were lower this week with 186 auctions held, down from 223 last week. Meanwhile, across the </span><strong>Gold Coast</strong><span>, 51 per cent of the 49 reported auctions were successful.</span></p>
<p><a href="/images/2015/11/20151102-Brisbane.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/11/20151102-Brisbane.jpg" alt="" width="752" height="500"></span></p>
<p><span> </span></p>
<p><span><span>A total of 146 </span><strong>Adelaide</strong><span> homes were taken to auction this week, with a preliminary clearance rate of 58.1 per cent across 117 results. Last week, Adelaide was the strongest performer of all capital cities in terms of the clearance rate, recording a 70.3 per cent success rate across 91 reported auctions.</span></span></p>
<p> </p>
<p><a href="/images/2015/11/20151102-Adelaide.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2015/11/20151102-Adelaide.jpg" alt="" width="802" height="545"></p>
<p><strong>Perth’s</strong> clearance rate of 55.6 per cent across 49 auctions is up from the previous week, when 33 auctions were held and a clearance rate of 25.9 per cent was recorded.  Over the same week last year, the clearance rate was a lower 40 per cent, and 40 auctions were held.</p>
<p>Across <strong>Canberra</strong> a total of 130 auctions were held this week, the highest volumes have been all year, compared to 58 last week and 89 at the same time last year. Canberra’s preliminary clearance rate of 68.7 per cent is higher than it was the previous week (63.3 per cent).</p>
<p>In <strong>Tasmania</strong>, 6 auctions were reported to CoreLogic RP Data with 2 sales. Last week, 9 auctions were reported with 4 sales.</p>
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Combined capital city clearance rate below 65% for second week: CoreLogic RP Data's Shana Miller

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<p><span>Sydney residents are set to welcome a new H&amp;M store to the middle of the CBD. The well-flagged homeware store opening has been the talk of the city in recent weeks.</span></p>
<p><span>The Swedish fashion giants, whose previous closest store to Sydney was located 21km north of the city's centre, is now set to open their doors to the masses in The Strand Arcade located on Pitt Street from October 31.</span></p>
<p><span>Following other European fashion chains such as Zara and Topshop into Australia, H&amp;M launched it's first store in Melbourne, finding home in the heritage-listed Melbourne GPO building in October 2014.</span></p>
<p><span>H&amp;M have included the H&amp;M Home section in the new store, until now it had only been available at Melbourne’s GPO. The store spans 5,000 square metres and is H&amp;M's seventh property in Australia. The store will also stock mens and womenswear, children's clothing and sporting attire.</span></p>
<p><span>The business is already eyeing further locations in Perth, Adelaide and Brisbane, <em>Fairfax Media</em> reports.</span></p>
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Swedish fashion giants H&M open in Sydney CBD with homewares

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<div>Delving into the detail behind the Consumer Price Index figures for the third quarter reveals that annual rental price growth in Australia is now tracking at its lowest level since June 1995, with rents up nationally by just +1.5% over the year to September 2015.</div>
<div> </div>
<div>The data series captured at the capital city level shows the cylical nature of property prices and rents.</div>
<div> </div>
<div>The national level figures show the marked contrast beteween rental price inflation in periods when investors and housing starts were knocked out of the market (1985-1987) and those where investors have flooded the market with rentals and construction has boomed (2012-date).</div>
<div> </div>
<div><a href="/images/2015/10/30/Rents1.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2015/10/30/Rents1.jpg" alt=""></div>
<div> </div>
<div>
<span>Naturally significant variances are evident across the capital cities.</span><br><br><div>Annual rental growth remained steady in Sydney (+2.5 per cent), but was softer in Melbourne (+2.2 per cent) and Brisbane (+1.1 per cent), while Perth has now slipped into negative territory on this series (-1.6 per cent) after a big run-up through the resources boom. </div>
<div> </div>
<div><a href="/images/2015/10/30/Rents4.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2015/10/30/Rents4.jpg" alt=""></div>
<div> </div>
<div><span>Looking at the annualised data reveals the softening trend, particularly in Perth.</span></div>
<div><span> </span></div>
<div><a href="/images/2015/10/30/Rents2.jpg" target="_blank"><span>Click to enlarge</span></a></div>
<div><span><img src="/images/2015/10/30/Rents2.jpg" alt=""></span></div>
<div> </div>
<div> </div>
<div>
<span>In the smaller capital cities, Hobart appears likely to play host to a level of rental growth over the year ahead with </span>vacancy rates in the Tasmanian capital having tightened sharply<span>.</span><br><br><span>On the other hand Darwin has the </span>opposite problem<span> and has now sunk into negative territory, joining Canberra where annual rents have been negative since the first quarter of calendar year 2014.</span>
</div>
<div><span> </span></div>
<div><span>Click to enlarge</span></div>
<div><span><img src="/images/2015/10/30/Rents3.jpg" alt=""></span></div>
<div> </div>
<div> </div>
<div><span>Finally, a look at rental growth across 5 and 10 year time periods by capital city shows how the resources capitals enjoyed the bulk of rental growth until the end of the resources boom.</span></div>
<div><span> </span></div>
<div><a href="/images/2015/10/30/Rents5.jpg" target="_blank"><span>Click to enlarge</span></a></div>
<div><span><img src="/images/2015/10/30/Rents5.jpg" alt=""></span></div>
<div> </div>
<div> </div>
<div>
<p><span><em>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>.</em><br></span></p>
<p><em>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>.</em></p>
</div>
</div>
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Rental inflation soft: Pete Wargent

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<p><span style="line-height: 1.3em;">One of the first things Property Bloom looks at when starting our design work on a development project is not the style of dwellings we'll build or what materials we'll use...it's something a lot less glamorous but vitally important.</span></p>
<p>We look at how to maximise the site area. As part of this, the boring old retaining wall comes into play.</p>
<p> When we assess a site we need to consider if the site will need retaining - most do - even the sites will very little fall will need some retaining after the site is cut - so we need to think about where the retaining walls will be built and the costs associated with building them.</p>
<p>In a perfect world, it would be great to build a retaining wall right on the boundary and share the cost with your neighbour (if their site needs retaining too). In new land estates we can easily negotiate this with our neighbours, however we need to consider more than getting the best result for both our clients and their neighbours.</p>
<p>We need to check with our local council to see  if they have specific requirements around  retaining walls. One council we work with insists retaining walls, footings and their associated drainage be located wholly within the subject property boundaries by a whole whopping metre. This can take up valuable space, but at least we know what we have to do. Other council's are not so clear and it's here we like to try and push the boundaries so to speak, to use all space to our advantage.</p>
<p>If a retaining wall is built on a shared boundary, council may request an easement be set up.  This is not such a big deal but something that needs to be considered.  Our  surveyor is our go to guy in these situations.</p>
<p>We look at the style of retaining wall to use. If we are on a strict budget, then we'll go with timber retaining walls. If we are tight on space and want a nicer finish, then we'll use concrete block retaining which can be purchased in different colours and doesn't need as much width as a timber retaining wall.</p>
<p>Of course, if you need to build a high retaining wall, generally over one meter, then it may need to be engineered. This means an engineer needs to design the wall and you'll have to submit the plans as part of your Development Application.</p>
<p>The best time to build a retaining wall is after the site is cut but before the slabs are laid. This gives the contractors the best access and means this work is taken care of early in the build phase.</p>
<p>I recently had a dispute with someone about whose responsibility it was to pay for an upgrade to a  retaining wall. It can be a grey area. In this case, there was an existing, old retaining wall situated wholly inside this person's side boundary.  They had knocked down the original cottage and built a new house and their land levels had changed as a result.  The properties were on a hill. Many years ago, their back yard had been retained and filled so it was level. The house on the lower side had been built to the natural contours of the land and their back yard fell to the rear.</p>
<p>After the people on the high side finished their new house build, the old retaining wall needed upgrading as it was made of stone blocks and their soil filtered through each time it rained, plus the existing wall was not high enough now works had been completed. In addition, there was more retaining required to the entire side boundary due to the change of levels during construction.</p>
<p>The responsibility for the erection of retaining walls rests with the person who <span style="text-decoration: underline;">excavates or fills</span> their land. It is not up to an adjoining landowner to contribute to the costs of a retaining wall, unless the wall is a common wall to support both cut and fill, for the benefit of both properties, on the common boundary.</p>
<p>To me this was cut and dry - their yard had been retained and filled at some stage (before these owners). They argued that the lower property had at one stage been cut (it hadn't but how do you prove this?).  The situation ended in a difference of opinions and a compromise was made by one party. It could have got ugly but at the end of the day, the additional cost was $500 and we put it down to an investment in future neighbour relations and hoped the neighbour appreciated this.</p>
<p>Works on common boundaries can be tricky business and communication is key but at the end of the day, if your development is going to benefit from a particular style or position of a retaining wall, then it may be easier to include it in the costs of the project and move on, after all the time saved on negotiating disputes can be put to better use.</p>
<p> </p>
<p><em>Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.</em></p>
<p> </p>
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Pushing the boundaries: Jo Chivers

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<p><span>Fitness group Functional 45 (F45) Training, whose workout style helped Hugh Jackman shape up for his Wolverine role, has opened another Gold Coast gymnasium at Southport.</span></p>
<p><span>F45 has leased 254 square metres on the ground floor of the Gold Coast TAFE Building at 28/30 Scarborough Street.</span></p>
<p><span>The lease is five plus five years at a gross rental of $63,000 per annum.</span></p>
<p><span>Started in Australia, F45 is the brainchild of Sydney trainer to the stars Luke Istomin and focuses on high intensity workouts. </span></p>
<p><span>The leasing agent was Adam Grbcic of Ray White Commercial on behalf of the Queensland government.</span></p>
<p><span>“This is ideal space for F45 as it is located in the Southport CBD and offers access to the Light Rail and TAFE parking,” Grbcic said.</span></p>
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F45 opens new workout centre in Gold Coast

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<p><span>A potential development site on the Nepean Highway at Frankston on Melbourne’s south-eastern bayside is going under the hammer on November 11.</span></p>
<p><span>It is expected to fetch around $1 million.</span></p>
<p><span>The site at 360 and 360A Nepean Highway comprises a 1,114 square metre block of land, zoned Commercial 1. It will be sold as a vacant possession.</span></p>
<p><span>The two, semi-detached, single-level buildings on the site have previously been used as medical consulting rooms and car parking.</span></p>
<p><span>The site is suitable for a variety of uses subject to council approval. It is within walking distance to the Frankston city centre.</span></p>
<p><span>The listing agents are Teska Carson’s Matthew Feld and Michael Taylor.</span></p>
<p><span>"Frankston has become one of Melbourne’s premier satellite cities with a mix of industrial, residential and commercial development, including modern lifestyle and entertainment facilities, which has underpinned rising property values and contributed to strong capital growth," said Taylor.</span></p>
<p><span>"This site, which also benefits from its proximity to the beach, would suit owner-occupation. However, further development, subject to council approval, to maximise its potential, via the flexible zoning regime, would seem to be its most efficient use."</span></p>
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Frankston site likely to fetch $1 million at auction

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<p><span>Southbank is emerging as one of Melbourne’s most sought after office tenancy localities.</span></p>
<p><span>Australian education and training provider Real Institute recently leased a whole floor office, spread over 1,300 square metres, at level 3, 4 Riverside Quay.</span></p>
<p><span>The tenant has committed to a three-year term.</span></p>
<p><span>CBRE’s Anthony Park negotiated the deal for Cargill Australia, while Jay Pavey from Leon Baxter acted for Real Institute.</span></p>
<p><span>Real Institute moved to Southbank because of its prime location, easy access to lifestyle amenities and transport linkages, Park said.</span></p>
<p><span>“The Southbank precinct is currently benefiting from significant residential and commercial growth, with a number of businesses including Real Institute and PWC committing to spaces in the area,” he said.</span></p>
<p><span>“The limited A-grade space currently available along St Kilda Road is prompting tenants to consider other city fringe locations, such as Southbank."</span></p>
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Melbourne's Southbank attracting commercial tenants away from St Kilda Road

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<p><span>Auto service company Ultra Tune has leased a warehouse/office complex at Eagle Farm in Brisbane’s TradeCoast precinct for its latest Queensland service centre.</span></p>
<p><span>The warehouse at B/109 Links Avenue, Eagle Farm has a building area of nearly 709 square metres with commercial grade offices over two levels.</span></p>
<p><span>Australian-owned Ultra Tune, which has more than 270 franchise outlets, has taken out a 5+5 year lease at a net rental of $56,720 per annum. </span></p>
<p><span>The agents were Paul Anderson and Dan Costello of Ray White. </span></p>
<p><span>The location is minutes to the Brisbane airport precinct, the CBD and sea ports, said Costello.</span></p>
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