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

<html><body><div class="cq-article-content-paras section">
Myer's Top Ryde store could be the first of as many as 20 stores earmarked for closure as part of plans to secure the 115-year-old retailer's future.
The Australian Financial Review reports Myer is planning to close its four-year-old store.
They space is tipped as set to fall to Coles or Kmart, as according to a development application with City of Ryde Council, Top Ryde City plans to replace the two-level Myer store with a supermarket, a major tenant and a "mini-major."
Myer and ​​Top Ryde City confirmed that the centre was considering a range of refurbishment options, but advised no decision had been made.
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jchancellor-FAypfDUnLy

Myer tipped to exit Top Ryde

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The Australian-listed Ruralco Holdings has lost its chief executive John Maher.
Maher has stepped down after nine years at the helm of the rural services group. 
Its chief financial officer Ruth Martin has also resigned.
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John Maher quits as Ruralco boss

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Ray White’s commercial property auctions in the March quarter of 2015 achieved an 83% clearance rate for investment auctions, according to the group’s inaugural Auction Insights report.
Ray White Commercial senior director Auctions and Investments, Richard Impiombato, said 15 of the 18 investment properties were sold for a total of $30.203 million.
There was an average of five registered bidders per property.
“Passive investment property with the ‘trifecta’ of a long lease, secure covenant and attractive location are in strong demand,” Richard Impiombato said.
Ray White Commercial took 55 properties to auction nationwide during the March quarter for an overall clearance rate of 58.18% and total sales of $52,641,000.
He said of the 32 sold properties, 15 were sold under the hammer, 10 post-auction and seven prior to auction.
Sales over the March quarter were $12 million for a residential development site at Surry Hills in Sydney and $7.3 million for an investment sale at Cranbourne in Melbourne.
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Five bidders for every Ray White Commercial investment auction

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The Australian property debate has never been as interesting, given we are on the precipice of change – and the politicians don’t like it, either. 
Take the negative gearing debate, which has been quite fast and furious of late. The catalyst for the first time was that both major parties had to declare what their positions were, and was there a slight chance of reform? Previously, when any policy topics were discussed they were usually framed with the standard “no comment”. The major difference today is that the electorate demands a more exacting policy position from the major parties. This is good debate.
This week, myself and many other property commentators were left with egg on our respective faces when the 2012/13 Australian Taxation Office figures identified that tax breaks claimed for rental properties fell from $13.8 billion in 2011/12 to $12.0 billion.
 This reduction was attributed to the fall in interest rates, although I am not so sure that was a major contributing factor. On 1 July 2012, the cash rate was 3.50% and by 30 June 2013 it had fallen to 2.75%, although we do know that the property investor surge really started to accelerate after June 30, 2013. And since then the cash rate has now fallen 0.50%, so on that basis for 2013/14 we can expect a further reduction in negative gearing tax breaks? I’m not so sure, but it’s a very weak argument, citing low interest rates, given we currently find ourselves with an historically low cash rate.
The conversation that really needs stepping up is housing affordability and finding the right balance, which for starters means building significantly more residential properties. 
Cue the NSW Government's <a href="https://strategies.planning.nsw.gov.au/Portals/0/Documents/1_Draft_Metro_Intro.pdf" target="_blank">Vision for Sydney 2031</a> which tackles how Sydney’s bulging population growth needs to be better managed, and that simply means re-zoning existing properties and replacing them with high-rise developments. 
The only problem is convincing the respective councils to adopt these policies, which is a major stumbling block given most councils within the Sydney CBD are against such developments – which explains why the NSW government wants to merge councils to break this deadlock.
For example, the plan is for Mosman council to approve approximately 6,000 new developments over the next 16 years, which works out at about 400 new properties each year. Depending on whether your local council has a strong transport infrastructure such as a train line, this could be much higher. Councils have been crying poor for years so it remains quite dumbfounding why they would resist an additional 400 new rate payers per annum in Mosman, for instance. It does not cost them anything as the developer is wearing the costs, however historically councillors are concerned about re-election, and being pro-development is not a good look in a community.
For those very reasons it makes sense why the councils should be amalgamated given Sydney’s population is well ahead of earlier predictions. It is a very hard debate to balance given the NSW government is the sole arbitrator on this decision and its Vision for Sydney 2031 clearly demonstrates how paramount new developments are, as well as the benefits courtesy of land tax and stamp duty.
If we use the Mosman example, all new developments these days are a mixture of retail on the ground floor then a few floors of commercial then residential above. The reason for this combination is that where possible there needs to be a formula that encourages a 24 hour activity to drive small businesses in the community. The commercial and retail keep the hive of activity going during the day and the residential occupants take over after work.
So if Mosman requires 400 new developments each year and each new development averages out at approximately 25 apartments then Mosman, to meet these guidelines, will need to be building approximately 16 such developments for the next 16 years.
Well you can already start seeing the Not In My Backyard protests gathering momentum, although there is very little that can be done, given this is the NSW Government mandate, and they just so happen to be the sole decision maker on this topic for conversation.
What makes this even more intriguing is whether or not the Federal government will amend the foreign ownership purchasing off-the-plan rules?
When the NSW government succeeds with this massive infrastructure drive the costs of apartments will start to decline given the markets will be faced with an over-supply which then delivers more affordable housing with lower rents for tenants.
A great plan in theory, but will it succeed?
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robertsimeon-hRNTwJyXkQ

Lots of positives from discussing negative policies: Robert Simeon

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The former Treasury secretary Martin Parkinson, in his first interview since leaving his job in December, says there isn't and never was a fiscal crisis.
He described the damagingly simple focus on budget surpluses and deficits as a fixation.
"Australia has fantastic opportunities in front of it, the shift of economic weight towards our region, the technological changes, if we grasp them," he told the Australian Financial Review's Laura Tingle.
"How do we go about grasping it? Well first of all, we've got to get our house in order. That means we've got to get our fiscal situation sorted out.
"It's not a crisis, it's never been a crisis. The last thing you'd want to do is start racing back to surplus in the next couple of years: the economy is growing below trend and will continue to do so."
He warned as long as Australia fails to get its budgetary house in order, it remains vulnerable to another shock like the global financial crisis.
"We could get hit at any point with another external shock. If we start from where our debt position is, it won't take very long for us to end up with debt levels that are dramatically higher than we've experienced in modern Australia," he said, adding Ireland's debt position "wasn't a lot different from Australia's" before the GFC.
"I don't envisage we will have to do that, but situations can change and change quickly, so that is why you want to err on the side of caution – get the place to a stronger fiscal position. You don't panic and try to do it in the next couple of years, but over a sustained period. At the moment we are looking at a decade of deficits."
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There is no budget crisis: Martin Parkinson

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The Singapore-based Chinese-backed investment vehicle, Bright Ruby has bought the Sydney Hilton Hotel on George Street for $442 million.
Bright Ruby already owns two Sydney office towers, 10 Barrack Street and 231 Elizabeth Street.
Hilton will continue to manage this property, subject to a 50-year management agreement, the company said of the 579-room hotel on George Street. 
Hilton Worldwide chief executive Christopher Nassetta said the company had taken advantage of "attractive pricing".
It was sold at a multiple of 15 times adjusted earnings, before interest, taxes, depreciation and amortisation, on a yield of about 6% through JLL Hotels &amp; Hospitality Group Australasia chief, Craig Collins.
Bright Ruby’s founding Du family are from the Chinese coastal province Shandong.
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Sydney Hilton Hotel sells to Singaporean Bright Ruby

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Stockland’s residential deposits are running at the highest levels in five years with the developer saying it is well placed to achieve full year lot settlements at the upper end of its 5,000-6,000 expectations.
There was "strong momentum" going into FY16, its chief executive Mark Steinert said, adding Stockland was on track to achieve 7.0 – 7.5% earnings per share (EPS) growth in FY15, tightening previous guidance, on presenting its quarter three stock market update.
There were 1,427 net deposits for the quarter, the strongest year to date result in over five years, with third quarter results impacted by moderation in Queensland though confidence re-emerging following the Queensland election.
Stockland reported Victorian market conditions remain robust while reduced net deposits were achieved in NSW due to limited Sydney releases and settlements delayed pending the delivery of trunk infrastructure.
The successful summer sales campaign drove WA volumes, where market conditions continue to moderate.
“We continue to be disciplined in implementing our strategy to grow returns and this has seen us achieve another positive quarter across all areas of our business,” Steinert said.
Expanded customer reach and continuing positive market conditions sees Stockland on track to settle at the upper end of its 5,000 to 6,000 lots through the cycle target range in FY15 with strong momentum going into FY16.
“Our focus on creating thriving communities that enhance the wellbeing of our customers continues to drive high satisfaction," Steinert said.
"A recent survey of residents in our masterplanned communities revealed that our customers have a personal wellbeing score well above the Australian average.”
Stockland has acquired around 4,000 new lots during the quarter, including residential lots and apartment sites.
The Group’s other core businesses also continued to perform well, with Retirement Living and Logistics and Business Parks making good progress implementing their growth strategies.
The Retirement Living business is on track to deliver an increase in sales in FY15, with the $160 million Cardinal Freeman redevelopment in Ashfield, Sydney, underway with the first stage of 28 apartments, due for completion in April 2016, already 65% reserved.
Construction of stage two has now commenced.
Stockland has reported strong retail sales during the third quarter, with comparable specialty sales showing the strongest growth since 2009.
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Queensland election boosts confidence (and the bottom line): Stockland

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Recently I've had to really think about my future. Due to a change in my personal circumstances I had to sit down and review my life's road trip plan to retirement.
The road trip I had been on, whilst full of many great things, also had some very bumpy bits and even a few dangerous conditions. Despite this, along the way I'd been able to build up a portfolio of five investment properties.
During this time, I've project managed over eighty property developments for our clients.
I watched a TV program tonight that was talking about the shortfall in rental properties and it touched on the big 'negative gearing' angle that seems to be featuring a lot in the press lately.  It struck me that it seems to be looked upon that only 'the rich' can own rental property.  Of course, this is not the case.
I reckon it is hard workers and those who want to take a bit of a risk that gets to own property. Nobody is going to drop an investment property into your lap. You need to go after it.
Many of Australia's property investors earn less than $80,000. My 29 year old step-daughter owns three properties now and she's been earning less than $50,000 for some time. She bought her properties in the past five years and went after affordable, older style apartments where the rent almost covered the outgoings.
When you work so hard to buy property you don't want to let it go. My belief is that property is a long-term investment due to the high entry costs such as stamp duty, loan set up and maintenance costs and legal fees.
Yet regrettably I had to sell one of my babies!  No not one of my sons, but one of my properties. This decision did not come lightly but it made financial sense to do so.  Luckily it had more than doubled in value over the past 10 years.
Then I read somewhere that only about 8% of Australians own one investment property. This story went on to say that less than 1% owned three or more investment properties. Whilst this helped me to feel a bit better about having to sell one of mine, I was astounded by these statistics.
Then I thought about what a client of mine had said to me when he was assessing a dual occupancy project: "You know Jo, when I look at the gross yield we can get from a duplex project and combine it with the depreciation benefits I'll get from building two, new properties, this type of development will help me move forward as it will be cash flow positive for me".
I think that's it in a nutshell.  If you invest in property that is not going to drain your cash flow, you can keep buying.  But you also need the mindset to do this multiple times.  What may hold some investors back is buying a property that is too negatively geared.  I'm all for letting the government help us pay off our properties, but you need to understand what you can and can't afford in terms of cash flow.  Perhaps one or two negatively geared properties is OK depending on your income, but more than that, you'll need to look for better cash flow so you can keep buying. With negatively geared property, you rely on the capital growth in the future to pay yourself back.
When we look for development sites, we focus on finding those that will create a nice amount of equity in addition to producing a strong yield and depreciation benefits.  Our clients end up with two properties putting them above the 8% of Aussies owning just one.
A typical dual occupancy project costs less than an older style two bedroom unit in Sydney yet will create equity and great cash flow, by the time construction is completed.
Of course a triplex development will put you into the 1% of Aussies owning three or more investments.
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

Hard work will allow you to grow your property portfolio: Jo Chivers

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The hailstorm that hit Sydney recently damaged several warehouses, with CBRE estimating that more than 150,000 square metres of warehouse space is now urgently needed.
Vacancy rates are likely to decline, Peter Blade, director of industrial property at CBRE tipped.
The Australian Financial Review reported companies such as Costco, Linfox, Hitachi Transport, Beiersdorf Australia, Hyundai's Mobis, and Metcash are all in a race to find accommodation.
Hitachi Transport had only moved into its state of the art brand new premises, comprising about 17,000 square metres, last week and was now likely to have to relocate into an older building.
The largest affected was Metcash, whose 82,853 square metre distribution centre at Huntingwood sustained significant damage. Costco's property at Huntingwood Drive is also out of action.
Landlords affected include Goodman Group and Australand Property Group. However most of the damage will be covered by insurance. Peter Blade forecasts rents for medium-sized buildings to rise from about $110-$115 to above $115 in the medium-term.
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Hailstorm dents Sydney industrial warehouse availability 

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Melbourne couple Deanne and Darren Jolly have won The Block Triple Threat. In a battle of the buyer's agents, Nicole Jacobs beat out fellow Block judge Frank Valentic to secure the winning townhouse for $2.29 million.
The returning couple's renovation at <a href="/expert-insights/building/darren-and-dees-renovation-tipped-to-top-the-block-and-sell-for-more-than-1-6-million">4/27 Darling Street (pictured above)</a> sold for almost $835,000 over reserve at last night's South Yarra auction, which was televised tonight.
With a reserve price of $1,455,000 (once taking into account various prizes), the couple take home $935,000, thanks to the $100,000 prize they receive as the team with the highest price over reserve.
In second place were Josh and Charlotte. Their townhouse, <a href="/expert-insights/building/the-block-triple-threat-units-listed-and-auction-date-revealed">1/27 Darling Street</a> sold for $2.2 million, $810,000 above the $1.39 million reserve.
Tonight's results were likely a relief for The Block producers as well as Deanne and Darren, after The Block Glasshouse's <a href="/expert-insights/building/smashing-win-for-simon-and-shannon-in-the-block-glasshouse-auctions-results">disappointing results</a>. Last year, Dee and Darren took home just $10,000 after months of work, as did Carlene and Michael.
Queenslanders and audience favourites Jess and Ayden, often considered the underdogs this season, sold their renovation at <a href="https://www.realestate.com.au/property-townhouse-vic-south+yarra-119448343" target="_blank">3/27 Darling Street</a> in South Yarra for $2 million, $665,000 above their reserve price of $1,335,000.
Josh and Charlotte's apartment was auctioned by returning auctioneer <a href="/expert-insights/building/david-wood-of-hockingstuart-to-auction-charlotte-and-joshs-the-block-triple-threat-apartment">David Wood of Hockingstuart Albert Park</a>. It seemed that auctioneers with Block success experience were a good bet for contestants – Deanne and Darren's win marks the fourth Block win for auctioneer Damien Cooley. Cooley has now appeared on seven Block series.
Tim and Anastasia, renowned for their storm offs during the season, took home $755,000 after selling Unit 2 of 27 Darling Street for $2,175,000, with a reserve price of $1.42 million.
The final results and reserves: 
<ol>
<li>Deanne and Darren 4/27 Darling Street Price: $2.29 million Reserve: $1,455,000 Winnings: $835,000 plus $100,000 prize 
</li>
<li>Charlotte and Josh 1/27 Darling Street Price: $2.2 million Reserve: $1.39 million Winnings: $810,000 
</li>
<li>Tim and Anastasia 2/27 Darling Street Price: $2,175,000 Reserve: $1.42 million Winnings: $755,000 
</li>
<li>Jess and Ayden 3/27 Darling Street Price: $2 million Reserve: $1,335,000 Winnings: $665,000</li>
</ol>
The Block claims this season it has given away the biggest prize ever awarded in television history, surpassing the $2.4 million amassed by contestants in The Block Fans v Faves.
After the reserves were announced, the auction order was determined. After some predictable quarreling, which saw Deanne and Darren insist they wouldn't go first. Host Scott Cam had to resort to pulling names out of a hat to determine the order.
Tim and Anastasia chose the first position, Jess and Ayden went second. Deanne and Darren went third, with Josh and Charlotte the final team to auction their apartment.
Proceedings began with Tim and Anastasia's unit, marketed by Doug Doyle and Russell Cambridge of Biggin &amp; Scott Richmond. Buyer's agent Jacobs began proceedings strong with a $1.5 million bid, battling it out with Valentic. A new bidder entered at $1.87 million, with Jacobs and Valentic continuing to bid, often at $10,000 or $20,000 increments. The third bidder wasn't seen again, as the price surpassed $2 million. Jacobs secured the apartment for $2,175,000. The result gave Tim and Anastasia a $755,000 profit, about $75,000 for each week of work they put in on The Block. 
Their earnings were well over the $636,000 profit taken home by Steve and Chantelle on <a href="/news/substance-over-style-as-chantelle-and-steve-win-the-block-2014-fans-v-faves">The Block: Fans v Faves</a>.
Jess and Ayden's auction was second. Their townhouse, number 3, was marketed by Adam Joske and Joel Ser of Gary Peer &amp; Associates, Caufield North. Stuart Benson auctioned the apartment. Jacobs again started bdiding off strong at $1.7 million, with Valentic quickly coming back with $1.8 million. A third bidder entered at $1.95 million. Valentic secured the apartment for a client at $2 million.
Third up was Darren and Deanne's renovation, auctioned by Cooley and marketed by Andrew McCann and Carla Fetter of Jellis Craig. Bidding began at $1.9 million, quickly reaching $2.1 million. Valentic and Jacobs, along with a third bidder. Jacob held the property at $2.22 million, with Frank consulting a client over the phone pushing the price up by $5,000 increments. Jacob responded with a $2.25 million bid. Valentic resorted to a $1,000 bid.
Jacobs finally knocked Valentic out with a $2.29 million bid, with Deanne and Darren securing the $835,000 profit, making them the winners of the biggest prize ever awarded in The Block.
Finally, Josh and Charlotte's townhouse went under the hammer. Unit 1 was sold through Wood with Mark Konishi and Georgia Whitford of hockingstuart South Yarra. Bidding yet again started strong at $1.8 million. Jacobs, Valentic and two other bidders were engaged, with Valentic and a bidder at the back of the room, who appeared to be Chris Barrett of Marshall White, going back and forth. Barrett secured the townhouse for $2.2 million, giving Josh and Charlotte a $810,000 profit.
The results were largely predicted, with buyer's agents Greville Pabst and Frank Valentic, who served with Nicole Jacobs on the buyer's agents jury this season, both tipping that Deanne and Darren's apartment would attract the highest price.
Before the auctions, Frank Valentic said that "Darren and Dea's fans will see a hotly contested auction for one of the biggest apartments and the only backyard on The Block." Similarly, price prediction website realAs tipped that the Jolly's renovation would <a href="/expert-insights/building/darren-and-dees-renovation-tipped-to-top-the-block-and-sell-for-more-than-1-6-million">sell for the highest sum</a>, expecting a $1,654,000 price tag.
The results show was watched by just over 2 million in the five major capital cities.
Although another season of The Block is now over, it's probably not the last you'll see of The Block Triple Threat's faces. While Deanne denies she's set for the Real Housewives of Melbourne, Ayden and Jess will return to our screens on spin-off show Reno Rumble, while serial Block bidder and now judge Valentic may have a role on another production.
<img src="/images/2015/04/29/Picture%2065.png" alt="">
 {mijopolls 108}
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