Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

Joel Robinson

The Maybelle brings 27-storey parkside tower to market near North Strathfield

Melbourne developer <a href="https://www.apartments.com.au/developers/pdg-corporation">PDG</a> has unveiled its vision for the former Water Tank Site in Ivanhoe, which would see it transformed into a thriving residential neighbourhood, complete with a 2000 sqm public park.&nbsp;

Delivered in partnership with <a href="https://www.apartments.com.au/developers/development-victoria">Development Victoria</a>, the proposal would transform the prominent corner of Bell Street and Upper Heidelberg Road into a connected community comprising two residential buildings, generous public open space and shared amenities.&nbsp;

The vision includes 287 one, two and three-bedroom apartments, with a minimum of 10 per cent allocated to affordable housing, alongside a 2,000-square-metre publicly accessible park featuring a children's playground, activity lawn, indigenous planting, timber climbing logs, seating areas and a rock gathering circle.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a>, the proposal draws on the site's industrial heritage, using a robust architectural language that references the former water tank through expressive structural elements and durable, self-finished materials.&nbsp;

Extensive landscaping has been woven throughout the development, creating a living landscape that strengthens connections to nature while responding sensitively to the surrounding neighbourhood. Two residential buildings ranging from three to 12 storeys are linked by a landscaped forecourt, creating a welcoming arrival experience and improving pedestrian connections through the site.&nbsp;

Residents would also enjoy more than 1,000 square metres of communal open space, including barbecue and dining facilities, vegetable gardens, landscaped seating pavilions and a dedicated coworking space.&nbsp;

PDG Founder and Managing Director Vince Giuliano said the vision reflected an opportunity to transform one of Ivanhoe's most recognisable sites into a place that balanced housing, community and landscape.&nbsp;

"This is an opportunity to reimagine an important site and create a neighbourhood that delivers lasting benefits for Ivanhoe," Giuliano said.&nbsp;

"We're creating much more than new homes. The vision brings together affordable housing, quality architecture, meaningful public open space and shared places that encourage people to connect, while respecting the site's history and its place within the local community."&nbsp;

Development Victoria’s Executive General Manager Precincts, Niall Cunningham, said the application is an important step for the government-owned site.&nbsp;

“This is about delivering more homes in a well-connected location, along with public open space that the Ivanhoe community will benefit from for years to come,” Cunningham said.&nbsp;

PDG was selected as development partner in late 2025 following a competitive tender process.&nbsp;

A planning submission for the project is currently being progressed through the Victorian Government's Development Facilitation Program, with positive early engagement from both Banyule Council and the Department of Transport and Planning.

PDG unveils plans to transform landmark Ivanhoe Water Tank Site

Shane Wilkinson's <a href="https://www.apartments.com.au/developers/pace-development-group">Pace Development Group</a> has lodged plans for a major residential precinct on the former Presentation College site in Windsor, with an eight-building masterplan ultimately rising to 10 storeys.

The proposal at <a href="https://www.apartments.com.au/new-apartments/167-dandenong-road-windsor-vic-3181">167–187 Dandenong Road</a> spans a substantial 19,027 sqm site and is being progressed across six stages, with the first residential stages comprising 170 homes across four buildings designed by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>.

Stage Two will deliver the bulk of the initial housing, with Building A comprising 81 apartments and Building B 49 apartments, both rising to six storeys.

Stage Three will deliver a further 40 homes. The heritage Nagel Building, identified as Building C, will be converted to 12 dwellings, while a new five-storey Building D will comprise 28 apartments at the Hornby Street and Dandenong Road corner.

The 170 homes across Stages Two and Three will include a mix of one, two and three-bedroom apartments, including townhouse-style dwellings.<img alt="First look: Pace plans landscaped housing precinct on former Windsor school site" data-entity-type="file" data-entity-uuid="83c56e3e-dfb9-4e12-b172-c3f18513ec32" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_9.png?VersionId=xRcRpSZsxX.UX_NDDGcRZktw7HVrzx7u" />

&nbsp;

The longer-term masterplan points to considerably greater density across the site.

Indicative plans show Building E accommodating around 80 dwellings across up to 10 storeys, while Building F is earmarked for around 120 dwellings and also up to 10 storeys. Building G is planned to range between four and 10 storeys, however its apartment yield is yet to be determined. That means the masterplan currently identifies at least 370 dwellings across Buildings A to F before any apartments within Building G are counted.

Across the 1.9-hectare site, that represents an indicative density of at least 194 dwellings per hectare, with the final figure to increase once the yield of Building G is established.

Pace is pursuing the project through the Victorian Government's Development Facilitation Program, with Urbis lodging a combined Section 96A planning scheme amendment and planning application on behalf of the developer, which secured the site earlier this year.

The application seeks detailed approval for Stages One, Two and Three, alongside approval of the broader masterplan framework that will guide the later residential stages. Stage One will see an existing heritage building adaptively reused for a wellness and fitness-related facility, while the broader precinct will retain several significant heritage buildings and established trees as part of the redevelopment.

A minimum 10 per cent affordable housing contribution is proposed across both the initial residential stages and the later masterplan stages, delivered through a discounted rental model.

The project comes immediately after a major change to the site's planning controls.

The site was rezoned to the Housing Choice and Transport Zone through Planning Scheme Amendment GC285, gazetted on July 22, 2026, and now sits within the inner catchment of the Windsor Station precinct under the State Government's Train and Tram Zone Activity Centres Program.

While the new controls identify large sites within the inner catchment for buildings of up to six storeys, Pace's masterplan pushes height to 10 storeys in parts of the site, with the taller buildings concentrated toward the centre and along the Sandringham railway corridor.

Lower-scale built form is proposed toward the site's more sensitive residential and heritage edges, with Buildings A and B generally stepping from three storeys at their interfaces to six storeys at upper levels.

Cera Stribley's masterplan breaks the development into a collection of separate buildings rather than a continuous built form, with landscaped spaces, new pedestrian links and a new publicly accessible road forming part of the precinct.

The planning report says the development will create new pedestrian connections to Elm Place and along the railway corridor, as well as a new publicly accessible road linking Elm Place with Dandenong Road. The proposed buildings will occupy around 54 per cent of the site, leaving a substantial portion available for landscaping, communal areas and permeable surfaces.

Urbis said the scale of the project reflected the site's strategic location close to Windsor Station, tram services and the Chapel Street Activity Centre, with the former school campus identified as a significant opportunity to increase housing supply on an underutilised inner-Melbourne site.

&nbsp;

First look: Pace plans landscaped housing precinct on former Windsor school site

<a href="https://www.apartments.com.au/developers/jl-place">JL PLACE</a>'s Veil Brighton is approaching its final months of construction, with the nine-townhouse development at 17 Rooding Street expected to complete in December 2026.

The milestone is bringing the boutique project closer to becoming a finished part of the <a href="https://www.apartments.com.au/developments/brighton-vic-3186">Brighton</a> streetscape, with much of Brighton's everyday amenity within a short walk.

Palace Cinema, Coles Supermarket and North Brighton Station are all around five minutes on foot from <a href="https://www.apartments.com.au/new-townhouses/veil-brighton-17-rooding-street-brighton-vic-3186">Veil</a>, alongside numerous cafés, restaurants and bars. The station provides a direct rail connection toward Melbourne's CBD, while Bay Street and the wider Brighton retail and dining network add to the range of services accessible without relying on a car for every trip.

"The location was fundamental to the project. Brighton is an established suburb where many buyers already have strong connections to the area and want to remain close to the people, places and amenities that form part of their everyday life," the developer said.

"Veil sits in a highly walkable part of Brighton, with a Walk Score of 90/100."

For buyers looking to right-size within Bayside, that level of walkability adds to the appeal of a more manageable way of living. Everyday shopping, dining, entertainment and public transport can be accessed without relying on the car for every trip, while residents remain connected to the places and routines that make Brighton familiar. It allows buyers to simplify day-to-day life without giving up the convenience, amenity and connections they already value.

[smartcode_project:default project_id=7877 project_image_fid=355754]

As completion approaches, the architecture, landscaping and material palette are progressively becoming visible on site, giving prospective purchasers a clearer view of the finished development beyond its plans and renders.

Veil comprises nine townhouses, predominantly three-bedroom homes with between 2.5 and 3.5 bathrooms, two car spaces and, depending on the residence, study areas and private outdoor space. Selected homes include a bedroom on the ground floor.

Veil occupies a middle ground between detached housing and apartment living, retaining private gardens, storage and secure parking within a more manageable residential format.

<a href="https://www.apartments.com.au/architects/schmidt-pang-architects">Schmidt &amp; Pang</a> designed the architecture around natural light, ventilation, privacy and practical use of space. From Rooding Street, the façade has been composed to read as a cohesive residential building rather than nine individual townhouses, with landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick Landscape Architects</a> integrated throughout the site.

Inside, natural stone, oak flooring, integrated joinery and brushed nickel finishes establish a restrained material palette, while kitchens include Miele appliances and substantial storage such as pantries. Walk-in robes and dedicated study spaces have also been incorporated across the collection.

[smartcode_project:default project_id=7877 project_image_fid=355852]

The project team said the planning of the homes has been informed by how the spaces function for both daily routines and larger gatherings.

"Our new homes owners at Veil have enjoyed the attention to detail in creating efficient layouts that use every space well. Hosting Christmas lunch and large family gatherings is an ease when care is taken to consider how people really live and entertain."

Private landscaped gardens extend the living spaces outdoors, while secure basement parking and bicycle parking are provided below. The homes have also been designed to achieve a 7-star energy rating, supported by double glazing, high-quality insulation, natural ventilation, LED lighting, water tanks and water-efficient fittings. Each residence is backed by a 10-year building guarantee.

Veil is being built by <a href="https://www.apartments.com.au/builders/jeniton">Jeniton</a>.&nbsp;Limited-time stamp duty savings are also currently available on selected purchases at Veil, adding another consideration as the project moves toward completion.

[smartcode_project_cta:default project_id=7877]

Veil Brighton nears completion in one of the suburb's most walkable pockets

<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a> has recorded 134 sales worth just over $400 million in two months of pre-release activity at The Riversdale, as the developer brings its $750 million South Brisbane riverfront project to the broader market.

The sales represent more than 60 per cent of the project's 213 apartments, with Mosaic reporting the majority of purchasers have been local owner-occupiers and downsizers.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale</a> will rise 39 storeys from its north-facing site at 91 Montague Road, delivering a mix of two, three and four-bedroom apartments alongside a collection of Mosaic's premium Masterpiece Series Sky Homes.

[smartcode_project:default project_id=151614 project_image_fid=371872]

The early buyer response comes ahead of the wider evolution of the northern end of Montague Road, where The Riversdale will be one of the first major residential projects delivered within an emerging riverfront precinct.

Directly adjoining the development is a planned 7.1-hectare mixed-use precinct, set to introduce new residences, parkland and public realm along the river's edge. The Riversdale's position directly on the Brisbane River gives it a relationship with the waterfront that Mosaic says cannot be replicated by future buildings within the precinct.

The site is also the result of a years-long pursuit by Mosaic. The developer first earmarked the <a href="https://www.apartments.com.au/developments/south-brisbane-qld-4101">South Brisbane</a> property in 2018, reflecting what Founder and Managing Director Brook Monahan has described as a deliberately patient approach to acquiring development sites.

[smartcode_project:default project_id=151614 project_image_fid=372083]

"We aren't opportunistic," Monahan previously told Apartments.com.au.

"Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau Proberts</a>, The Riversdale has been shaped around the qualities of the riverfront site, with apartments oriented to capture northern light and uninterrupted Brisbane River views.

Generous floorplans and expansive balconies extend the living spaces towards the river, while natural materials and a restrained interior palette have been selected with longevity in mind.

[smartcode_project:default project_id=151614 project_image_fid=371890]

Residents will have access to a level of amenity more commonly associated with world-class hotels and private members' clubs, with almost 3,000 sqm dedicated to wellness, connection, recreation and everyday convenience.

At ground level is a business lounge, private meeting rooms and dedicated workspaces. Mid-tower is a wellness sanctuary featuring magnesium hot and cold plunge pools, sauna, steam room, infrared therapy facilities, a Pilates and yoga studio, and a commercial-grade gymnasium.

Crowning The Riversdale is a rooftop featuring a 35-metre swimming pool with lap lane and spa, outdoor dining and seating terraces, firepit lounges and views of the city, river and Mount Coot-tha.

A private members' club-inspired retreat offers private dining rooms, a whisky lounge, media rooms and immersive entertainment experiences. Completing the amenity offering are two hotel-style guest suites and a resident-exclusive electric vehicle fleet and car-share program.

[smartcode_project:default project_id=151614 project_image_fid=371877]

The Riversdale sits at the northern end of Montague Road between South Bank and West End, around 1.3 kilometres from the Brisbane CBD, providing access to the city's major cultural, dining and recreation precincts.

It becomes Mosaic's largest Brisbane project to date and adds to a pipeline already under construction across the city.

In Brisbane, the developer is currently delivering The Bedford and The Carter at Kangaroo Point, both of which are approaching sell-out, with a further four projects being delivered on the Gold Coast. Mosaic has completed more than $2 billion in projects since 2012 and has a further development pipeline exceeding $2 billion across South East Queensland.

Early works are underway at The Riversdale, which will be delivered by Mosaic's in-house construction division. Completion is anticipated in late 2029, with remaining apartments priced from $1.98 million.

[smartcode_project_cta:default project_id=151614]

Mosaic records more than $400m in two months at South Brisbane's The Riversdale

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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Forget about the folks - asset wealthy part pensioners - passing down the holiday home. 
Treasurer Joe Hockey's 2015 proposed pension change will ensure that elderly parents will have to liquidate the longtime family holiday home to afford to live under any new asset test regime targeted at existing pensioners facing the end of their entitlement.
However couples approaching retirement - and aware of the rules in advance - will possibly compromise on their superannuation voluntary contributions - or sell one of the two $400,000 investment properties - and instead push the funds towards buying an untaxed, un-counted bigger, better home that can be beneficially sold later in retirement.
Without the pension, the immediate likelihood after any January 2017 implementation is that it will be no longer feasible for the grandparents to hold onto the beach house - perhaps initially at least putting it in the 2017 Christmas holiday rental pool to raise some funds to pay the rates and put food on the table.
Social Services Minister Scott Morrison has flagged proposed changes to the pension assets test saying that 91,000 current part pensioners will no longer qualify for the pension and a further 235,000 will have their part pension reduced.
If the legislation is passed, the government will reduce the maximum value of assets to qualify for a part pension, which for couples is currently up to $1.15 million plus the family home.
For couples who own their own home, the asset threshold will be reduced to $823,000.
For single home-owners, the assets test cut-out will be $547,000, down from $775,500.
It is currently suggested people who lose their pension are set to keep the Commonwealth Seniors Health Card which provides access to concessional medicines, but lose their Pensioner Concession Card which secures discounts at the state level on rates, transport and utilities.
Over-55s hold 58% per cent of Australia’s wealth. But the majority is locked up in the family home.
News Ltd papers reported Scott Morrison had only kind words for those retirees who will lose access to the pension.
"My first word to the 91,000 is to thank them for providing for their own retirement," he told reporters in Sydney on Thursday.
"Those affected by these changes have assets, and by drawing down on those assets to those modest amounts they will be in a position to maintain their incomes."
The proposal presents anxiety for the over-50s population, currently 7 million and expected to double by 2050.
Through paid employment, volunteering and care-giving roles, older Australians are estimated to contribute $90 billion a year to the economy and community, the National Seniors Australia recently reported.
The family home, often the most valuable asset Australians own, both materially and emotionally, will remain outside the age pension means test under the proposal.
But the 2015 budget has yet to emerge as providing any solution for older Australians who require age-appropriate housing, which can be secured by rightsizing.
Infact quite the reverse is now the logical prospect in the lead up to the 2017 implementation given the principle place of residence remains sacrosanct in government policy.
"An innovative approach is required to enable seniors to access their equity wealth and downsize without the additional risks and disincentives of reverse mortgages, and without the fear of a negative impact on their Age Pension," National Seniors Australia seek.
The former Labor government’s Housing Help for Seniors pilot scheme, announced in the 2013-14 budget, was deemed a step in the right direction, however, the restrictions on the use of the excess sale funds and requirement to have lived in the home for 25 years, restricted its usefulness to older Australians. 
“A significant number of older Australians will be adversely impacted, so it is critical that clear information and access to advice are a priority so they can consider their position and the adjustments they may need to undertake,” the National Seniors Australia chief executive Michael O’Neill said.=
“These changes will cause anxiety, particularly for those older Australians who have been in receipt of a part pension.”
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jchancellor-FAypfDUnLy

Upsizing homes before retirement - and forget passing down the holiday shack: Joe Hockey's 2015 budget pension implications

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Mother's Day always makes me reflect not just on my beautiful family but also on where I'm at on my property investment and business journey.
You see I started investing when I was pregnant with my first son and launched Property Bloom, my development project management business just after he was born.
He's turning fourteen this year and my youngest will be eight soon. setting up an investment portfolio, running a family and a business has been my labour of love during this time and I've had a good time with it. 
Slowly over time I've been teaching my sons little things about saving and investing. My goal is for them to each buy their first property when they turn eighteen. I've set up a savings account for them both that will hopefully contain enough for a deposit by then. I guess I'll probably have to guarantee their loan but I'm looking forward to helping them choose their first property very carefully as it will need to have high cash flow as I assume they won't be earning too much at eighteen - but they will be earning. The part time jobs I had as a kid gave me some great experience and good foundations of responsibility.
Planning for this first investment will be one of the legacies that I leave them. Can you imagine buying your first property at eighteen?  I wish I had of, imagine its value now?  I can almost hear them say when they turn thirty..."I'm so glad mum taught us to start our property portfolio at such a young age."  Well that's what I'm hoping they'll say anyway.
Out of interest, I asked my eldest son to write down five things he thought about me as a mother; I said it can be good, bad or ugly. This is what he wrote: "reliable, loyal, loving, funny and smart (in that order)"
I notice he left out anything to do with cooking (there's a good reason)!  I'm pretty pleased with that list I think.  He elaborated a little by saying "mum you are all these things because I see you work hard and you do so much for us. Also, you have to be reliable as you are looking after your client's property developments!"  well that's true.  I asked him if I really was funny? and he said ''yes but only sometimes".
That pretty much does me for a Mother's Day present then, those five words make my heart sing.
Happy Mother's Day to all the mums out there, I hope you get showered with loving words too (the odd bunch of flowers won't go astray either!).
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
 
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jochivers-wq5Bp59R5a

Five words that made my Mother's Day: Jo Chivers

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It appears media reports that billionaire Tony Fung has purchased the Sheraton Mirage Gold Coast for $160 million are premature.
“Pearls Australasia, owner of Sheraton Mirage Resort and Spa Gold Coast, has not confirmed the sale of the resort and continues to consider perspective owners via sales agency, McVay Real Estate, as reported today in the media,” came the ensuing media statement.
“An announcement will be made by the owning company once a sale agreement has been settled in full."
“The recently refurbished Sheraton Mirage Resort and Spa has been managed as a Sheraton branded resort for 27 years, and a long term management contract is in place with Starwood Hotels and Resorts Asia Pacific Pty Ltd to operate the resort as a Sheraton into the future,” <a href="https://www.hotelmanagement.com.au/2015/05/06/exclusive-owner-denies-sheraton-mirage-gold-coast-sale/" target="_blank">the statement to website hotelmanagement.com.au said</a>.
The Australian said Fung revealed to the publication “his vision to develop the five-star beachfront Sheraton Mirage and Marina Mirage into an integrated casino resort precinct”.
Fung is also busy proposing to develop the Aquis Great Barrier Reef casino resort near Cairns.
Pearls Australasia had been expected to fetch around double the $62.5 million the company paid for the property in 2009.
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Sheraton Mirage Gold Coast sale mystery

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Sydney’s property market is continuing along a stellar growth path, with auction clearance results surpassing 90% and dwelling values increasing 13.9% since March last year*. With the growth rate not showing signs of slowing, experts are warning of another property bubble. Is this the case?  
Sydney’s market is certainly very bullish. Capital growth is strong and buying and selling activity has exceeded expectations. While most commentators expected the market to ease to steadier levels in 2015, to around 5-7% growth, the market is continuing to defy our predictions. We are now in unchartered territory but this is nowhere near a bubble. Instead, Sydney is evolving into a new market where conditions are unpredictable, competition is high, and the pool of affordable housing is drying up.
Despite strong sales, a worrying trend in this new market is a lack of owner-occupier housing. The vast majority of buyers are now investors and fewer buyers are moving into a new home. Property purchases are not following a linear path as they did in previous generations and the new generation of buyers are struggling to compete. Investors are also buying with a long-term view, with many planning on leasing their property for 10 to 15 years or more.
Sydney is also facing a serious housing undersupply. By 2031, Sydney’s metropolitan population is expected to grow to almost 6 million people; the total number of homes needed to meet this projected demand is 2,338,100**. While building up has been one solution, foreign investors are snapping up Sydney developments in droves and in bulk, reducing stock for local buyers. Many of these properties, are also ideal for first home buyers.
Is now the time to buy, or should you wait for prices to cool? Here are 7 tips.
1. Don’t second-guess the market
In an unpredictable market, trying to pinpoint the ideal time to buy where the odds are in your favour is a difficult game. You may never know. I see buyers stall on their decisions by trying to second-guess. If you find a property you can afford that fits your needs, deciding to wait for a better option or a drop in price means you may miss out on a good opportunity.
2. First impressions aren’t always the last 
Don’t disregard a property because it doesn’t fit the aesthetic you had in mind. While properties built in the past 15 years may require less maintenance, older properties often feature double-brick walls and more spacious living and sleeping areas compared to properties built more recently. If the property you admire does require renovation, scale up the costs as a buffer to cover you when planning your budget.
3. Broaden your search 
To enter the market, you may need to consider suburbs that might not be your first or second preference. Sydney has a number of suburbs on the cusp of regeneration that offer great value such as Roseberry, Botany, Mascot, Rockdale, Baulkham Hills, and Penrith. By keeping your suburb search pool too slim, you risk cutting yourself off from other opportunities. Your ideal home might be a few suburbs away from your ideal suburb.
4. Focus on the bigger picture
Base your decisions on your property goals. Are you looking to climb the property ladder? If so, your first or second purchase is unlikely to be your last. Use your purchase as an opportunity to earn capital gains and release the equity to put toward your next purchase. The new market is not linear, so be prepared to go on a journey as you progress. I also recommend buying with a business rather than emotional mindset.
5. Get on the list 
If you’re looking to buy within a new development, I recommend doing your homework to stay a step ahead. Call local councils in areas where you would consider buying to identify any new residential plans. Ask to be on their mailing list for any updates and news. Many real estate agencies also have relationships with developers, so use them as a source of information to stay on the pulse.
6. Avoid stretching your budget 
Sydney’s market is significantly competitive and this is pushing up prices. Know your limit. Property is an expensive life investment. If you find yourself going beyond your limit to afford an increase in the asking price, knowing where to draw the line is an important life skill. Be responsible, make wise choices and seek guidance from a financial advisor.
7. Keep the faith 
If the search has been arduous and you’ve given up hope, you may find yourself developing a resentful attitude towards the market. Don’t succumb. Many buyers go through this phase at some stage in the property life cycle. If things aren’t working out, consider taking a step back to reassess and readjust your strategy. Taking some time away from the market may help you gather perspective before you make your next move.
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douglasdriscoll-EkfdEjJSsC

Sydney battles along strong: Douglas Driscoll

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International retailer Muji has announced it will open its first flagship store in Sydney on May 14.
<a href="https://www.facebook.com/muji.au" target="_blank">The homewares store </a>will be at The Galeries.
The Japanese emporium has more than 600 outlets worldwide, plus two stores in Melbourne, including Chadstone Shopping Centre. 
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Muji to open flagship Sydney store

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Federation Centres (FDC) announced its update for the quarter ended 31 March 2015 delivering net operating income up 3.6% for the nine months to March 2015 compared to the prior corresponding period. 
The leasing spread was maintained at 3.2%, in line with the half year result, with 585 transactions completed for the nine month period. 
Annual sales growth for the year to 31 March 2015 was 1.0%, with specialty retailers recording annual sales growth of 2.3%. 
The occupancy rate was 99.4%.
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Federation Centres chief Steven Sewell noted ongoing strength in the specialties category. 
 
<img src="/images/2015/05/06/Picture%2020.png" alt="">
Source: FDC 
There was also an improvement in the Discount Department Stores and Department Stores categories, compared with their December 2014 annual sales performance. 
Mini Majors performed well, although sales moderated as new entrants in this category saw sales stabilise after buoyant initial trading.
Redevelopments at Warriewood Square in New South Wales and Halls Head in Western Australia are progressing well and initial works have commenced for the second stage of the redevelopment at Colonnades in South Australia. 
Approval for redevelopment plans for Mandurah Forum was also recently received. 
<img src="/images/2015/05/06/Picture%2021.png" alt="">
Source: FDC 
The first stage of the Cranbourne Park redevelopment opened on time and fully leased during the quarter.
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The previously announced sales of Woodlands in Queensland and Mildura and Warrnambool in Victoria all settled during the quarter.
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Specialities retail strength reported by Federation Centres 

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The former site of the Cabramatta Fire Station has sold at auction for $2.1 million to a local Asian investor, the Lu Group.  
The 613 square metre site sits on Cabramatta Road West attracted strong interest from developers and investors.
It was sold by Colliers agent Harry Bui with a floor Space Ratio (FSR) of  1.5:1 with maximum height limit of 10 metres. 
Harry Bui advised 15 buyers attended the auction for Fire and Rescue NSW.
With a B4 Mixed Use zoning under the Fairfield LEP 2013, the site may be developed for retail, commercial and residential use.
The district's first Fire Brigade was established elsewhere at Cabramatta in January 1928 as Brigade Number 49 on Railway Parade.
The station was also known as Cabramatta-Canley Vale with the first permanent staff were appointed to the station in 1955. 
Cabramatta Fire Station was incorporated into the Sydney Fire Department in 1959. 
A new station was established in 1969 on West Cabramatta Road.
In 2000, Cabramatta Fire Station was located at 259 Cabramatta Road in West Cabramatta.
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 Former Cabramatta fire station sells for $2.1 million

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The latest research from Norwest Cityscope shows a substantial decrease in the total value of sales over the last quarter.
For the three months to April 2015, there were 35 sales at a total value of $64.6 million, compared to 38 sales at a total value of $148.1 million for the three months to January 2015.
However, the most recent quarter shows an appreciable increase to the quarter ending October 2014, when there were 35 sales at a total value of $15.2 million.
The figures for the year ending April 2015, of 146 sales at a total value of $247.6 million, represent a considerable increase on those for the year ending April 2014, when there was a total of 142 sales at a total value of $128.3 million.
Significant properties for sale in the April 2015 update of Norwest Cityscope include:
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<li>Part of Hills Corporate Centre, 15 Brookhollow Avenue, Baulkham Hills, a two-storey office building with warehouse space, available through Coutts Industrial Real Estate; and</li>
<li>An office/warehouse unit of 1,384 sqm with parking for 32 vehicles at 18 Lexington Drive, Bella Vista, at an asking price of $3.65 million through Norwest Commercial and Industrial.</li>
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Significant leasing opportunities in Norwest Cityscope include:
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<li>Century Estate, a group of commercial and industrial buildings on a 54,390-sqm site with parking for over 500 vehicles at 2 Solent Circuit, Baulkham Hills, which has up to 3,120 sqm of office space available through Norwest Commercial and Industrial;</li>
<li>The aforementioned Norwest Quay, which has up to 2,640 sqm of office space available through Colliers International Sydney West and Norwest Commercial and Industrial; and</li>
<li>Norwest C3, a group of three four-storey office buildings with a net lettable area of 15,099 sqm and parking for 682 cars at 3 Columbia Court, Baulkham Hills, which has office space of 450 to 2,200 sqm available through Norwest Commercial and Industrial and CastleCorp Real Estate (pictured above).</li>
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Notable sales recorded in the April 2015 update of Norwest Cityscope include:
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<li>Norwest Quay, a four-storey office building with a net lettable area of 10,836 sqm and basement parking for 427 vehicles at 21 Solent Circuit, Baulkham Hills, which sold for $38,915,306;</li>
<li>A 16,000-sqm site of vacant land at 26 – 28 Norbrik Drive, Bella Vista, which sold for $5,202,344; and</li>
<li>The 8,170-sqm site of the Quest Serviced Apartments development at 24 Norbrik Drive, Bella Vista, which sold for $3,550,000.</li>
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Norwest, Sydney commercial property insights: CoreLogic RP Data Citiscope

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The Salvo Property Group has paid $6.28 million for a Southbank residential development site.
The<a href="https://www.realcommercial.com.au/property-land+development-vic-southbank-501442827"> 39-51 Hancock Street</a> property is a vacant 632 square metre block on the corner of Clarendon and Hancock Streets abutting the Westgate Freeway.  
Savills’ Nick Peden and Clinton Baxter, who brokered the deal, said the property was originally acquired by VicRoads in the 1970s for construction of the Westgate Freeway.
It was positioned within the Capital City Zone which permits and promotes higher density development up to 100 metres (or 33 levels) in height. 
The Salvo Property Group has a reputation of creating affordable luxury.
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Salvo buy Southbank site through Savills

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The Torrens Building, one of Adelaide's most notable surviving purpose-built Government office buildings, has been listed for sale.
Completed in 1881, it was the largest public building of its period and one of the largest buildings in the city.
It was used continuously for Government Offices for over a century, with notable occupants including the Registrar-General.
The building is regarded as the best remaining example of Renaissance Palladian style architecture in Adelaide, set on the eastern side of Victoria Square.
It is among a raft of buildings the State Government has signalled will be put up for sale.
The InDaily website noted others included “the State Administration Centre, Education Building, Wakefield House, Torrens Building, 12 Victoria Place, vacant land known as Hemmings Place and 24 Flinders Street”.
A boom in land speculation and a haphazard grant system resulted in the loss of over 75% of the 40,000 land grants issued in the colony of South Australia in the early 1800s so to resolve the deficiencies of the common law and deeds registration system, Robert Torrens, a member of the colony's House of Assembly, proposed a new title system in 1858, and it was quickly adopted.
The Torrens title system was based on a central registry of all the land in the jurisdiction of South Australia, embodied in the Real Property Act 1886 (SA). 
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