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>
Raine &amp; Horne has opened a Dubai office, which has direct views to the Burj Khalifa, the world’s biggest skyscraper.
“Dubai is now the logical place to do business in the Middle East, Central Asia, Africa, the Asian subcontinent and the Eastern Mediterranean due to its strategic location, tax-free living and strong economic outlook,” the Raine &amp; Horne chief executive Angus Raine said. 
“With more capital flowing back into the residential and commercial markets in the UAE’s most populous city, establishing Raine &amp; Horne Dubai makes plenty of sense.”
Raine &amp; Horne Dubai will specialise in residential, commercial and retail property sales from an office in Dubai’s mixed-use Oberoi Center, located at the entrance to the city’s principal CBD, the Bay Business district. 
It will be headed by property specialists Surender Bhojwani, and Sanjay Chimnani, who has worked in the property market in Dubai since 2004 after more than three decades in India. Prior to launching Raine &amp; Horne Dubai, Chimnani was a co-founder of a major real estate investment company, before taking a senior management role with a German fund management company. 
Premium residential space in Dubai starts from $600 a square foot, while affordable housing is available from $300 a square foot, says Chimnani.
“But unlike Sydney, for example, distances need not be big in Dubai, so you can pay $300 a square foot for space and be only 15 minutes by car from the centre of Dubai,” he said. 
“But there is still a shortage of affordable housing in Dubai, so for now, many workers live in the nearby emirate of Sharjah and commute.”  
On the commercial property front, Chimnani is convinced the prospects are very good. 
“It remains a question of supply, with more multi-nationals looking to set up shop as Dubai rebuilds its reputation as the business and tourism capital of the region,” he said.  
“There are new free zones targeting technology, media, design, banking and finance, and the healthcare sector.
“The Dubai government is promoting the city as a major hub for businesses looking to establish themselves in the Middle East and North Africa – and this links back to the emirate’s reputation for stability.”
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jchancellor-FAypfDUnLy

Raine & Horne dips toe in the sands of Dubai agency

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Twitter executive Aliza Knox is set to join the Scentre Group board.
Knox is the managing director of online sales, Asia Pacific and Latin America at Twitter, based in Singapore.
She was previously the managing director of commerce and online sales and operations for Asia Pacific at Google from 2007 to 2012.
Her other prior roles include senior vice president, commercial solutions and global product platforms at Visa International (from 2002 to 2007) and senior vice president, international wireless and global expansion Asian focus at Charles Schwab Corporation (from 1999 to 2001).
Knox held senior positions at Boston Consulting Group Pty Ltd from 1990 to 1999 and at Bankers Trust Company from 1981 to 1986.
She holds an MBA in Marketing (Honors) from New York University-Leonard N. Stern, School of Business, and a B.A., Applied Mathematics and Economics (Magna Cum Laude) from Brown University.
Scentre said it followed their view of the growing importance of technology to the business.
Sandra McPhee and Laurence Brindle have indicated that they will not seek re-election at the AGM on 7 May. 
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Twitter executive Aliza Knox joins Scentre

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Commercial properties are mainly seen as a longer-term (at least three year) investments. And you tend to buy them for their regular, high yields; as well as for some good capital growth over time.
Even so, an investor with a little knowledge and experience can easily find properties able to be "upgraded" and then on-sold for a quick gain.
Typically, this would involve you in improving the income stream from your property; and perhaps the security of that income. Both of which would result in a boost to the property's overall appeal and value.
Your Options for a Fast Turnaround
There are a number of different ways you can achieve this.
<ol>
<li>
Undetake an Upgrade The simplest strategy would be to buy a run-down property on a short-term lease, and renovate it. More often than not, you can keep the existing tenant; and simply extend the lease on a higher rental. 
</li>
<li>
Properties are sometimes Under-let Alternatively, you might be able to find a property with a lease that does not reflect current market rental. Renegotiating that lease would lead to a higher rent, thereby boosting the value of the property. And naturally, longer leases and better-quality tenants will always make your property worth more. 
</li>
<li>
Maybe Poor Management Quite often, you will also come across some poorly managed properties.For example: A block of shops might have several vacancies, or tenants who attract little business. Changing the tenancy mix (to improve the area's appeal) tends to attract better tenants, and will also bring in higher rents. 
</li>
<li>
Watch for Emerging Trends Simply spotting opportunities within improving (or growing) neighbourhoods — such as inner-city suburbs enjoying an influx of upmarket residents — is another good short-term strategy. 
</li>
<li>
Initiate Strategic Vacancies With experience … you may even look to buy vacant buildings, "trick them up" and lease them out. But you should really engage a team of experts, to guide you with a strategy like this.Then you can decide whether you wish to hold them as long-term investment; or turn them over, to make a short-term profit. 
</li>
<li>
Perhaps a Change of Use By using a little imagination, you can easily discover ways to completely change the use of a property — by turning a warehouse into a restaurant, for example, would also serve to significantly boost of the property's rent andvalue. 
</li>
<li>
Study Market Cycles Timing the market is another viable short-term strategy. As with the share market, Commercial property can go through periods when values may not change much, followed by periods of sharp appreciation. The secret lies in knowing where you are in the current cycle.
</li>
</ol>
Bottom line: As you will have noticed, none of this is exactly rocket science. But hopefully, it provides you with the framework to perhaps think "outside the box" with some of your own acquisitions.
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chrislang-EQKojcgJPV

Seven ways to add value to a commercial property fast: Chris Lang

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In June 2012, Smart Property Investment published a list of 20 inner-city suburbs where apartments were available for a "steal".
Each of the 20 suburbs were located within five kilometres of a capital CBD. One in four units in each suburb had to sell for $300,000 or less.
The magazine teamed up with an expert panel: Domain Group senior economist Andrew Wilson, SQM Research managing director Louis Christopher and RP Data senior research analyst Cameron Kusher. Together, they selected the suburbs, grouped them by states and ranked them on their potential for capital growth over five years.
A lot has happened since June 2012. Melbourne's apartment boom has continued to dizzying heights, Hobart had a surprisingly strong start to 2015, and Perth's price recovery in the wake of the mining boom has been more modest than some had hoped.
We're now halfway through the five year time horizon set out by the experts in June 2012, so Property Observer takes a look at how the inner city steals are performing. The updated median price and gross yield figures are taken from CoreLogic RP Data, as of the end of 2014. The vacancy rate figures are taken from SQM Research.
<h3>Hobart</h3>
Hobart's unit prices haven't fared so well in the last year – in fact, they've gone down in value, with Corelogic RP Data recording a 5.7% decrease in prices in the year to March. Of all the expert's Tasmanian picks, North Hobart has performed the best, with a median unit price of $375,000 at the end of 2014 compared to $312,000 in June 2012.
#20: <a href="/news">South Hobart, Tasmania</a>
Then:
<ul>
<li>Median price: $290,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 4.4%</li>
</ul>
Now:
<ul>
<li>Median price: $297,500</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2%</li>
</ul>
#19 <a href="/news">Sandy Bay, Tasmania</a>
Then:
<ul>
<li>Median price: $377,500</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 5.1%</li>
</ul>
Now:
<ul>
<li>Median price: $378,500</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 2.2%</li>
</ul>
#18 <a href="/news">West Hobart, Tasmania</a>
Then:
<ul>
<li>Median price: $330,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 3.9%</li>
</ul>
Now:
<ul>
<li>Median price: $317,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2.1%</li>
</ul>
#17 <a href="/news">North Hobart, Tasmania</a>
Then:
<ul>
<li>Median price: $312,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 3.9%</li>
</ul>
Now:
<ul>
<li>Median price: $375,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2.1%</li>
</ul>
#16 <a href="/news">New Town, Tasmania</a>
Then:
<ul>
<li>Median price: $270,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2.4%</li>
</ul>
Now:
<ul>
<li>Median price: $240,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.2%</li>
</ul>
<h3>Melbourne</h3>
Melbourne's inner city units have received a lot of press in the last two years, due to a particularly pronounced spike in approvals, and construction. The new crop of apartment towers has lead many to ask if the city has an <a href="/news/vic/exclusive-does-melbourne-have-an-oversupply-problem">oversupply problem</a>, and may soon see a <a href="/expert-insights/buying/price-correction-looming-in-wake-of-melbourne-apartment-boom-bis-shrapnel">price correction</a>.
As the suburbs of choice for many student renters, the inner city steals spotlighted all displayed seasonal spikes in vacancy rates around the summer holiday period.
#15 <a href="/news">Melbourne, Victoria</a>
Then:
<ul>
<li>Median price: $379,500</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 4.6%</li>
</ul>
Now:
<ul>
<li>Median price: $445,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 3.5%</li>
</ul>
#14 <a href="/news">Carlton, Victoria</a>
Then:
<ul>
<li>Median price: $297,500</li>
<li>Gross rental yield: 7%</li>
<li>Vacancy rate: 0.9%</li>
</ul>
Now:
<ul>
<li>Median price: $290,000</li>
<li>Gross rental yield: 7%</li>
<li>Vacancy rate: 2.9%</li>
</ul>
#13 <a href="/news">North Melbourne, Victoria</a>
Then:
<ul>
<li>Median price: $390,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.9%</li>
</ul>
Now:
<ul>
<li>Median price: $495,000</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 1.6%</li>
</ul>
<h3>Adelaide</h3>
The experts picked seven Adelaide suburbs for their list in 2012. They aren't the only ones that believe in the South Australian capital's potential: in July last year, observer Terry Ryder wrote that Adelaide was a "standout market". The city's unit prices increased by 2.6% in the year to March, according to CoreLogic RP Data.
#12 <a href="/news">Rose Park, South Australia</a>
Then:
<ul>
<li>Median price: $460,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.1%</li>
</ul>
Now:
<ul>
<li>Median price: $447,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.7%</li>
</ul>
#11 <a href="/news">Keswick, South Australia</a>
Then:
<ul>
<li>Median price: $240,000</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 1.0%</li>
</ul>
Now:
<ul>
<li>Median price: $202,500 (last recorded)</li>
<li>Gross rental yield: 7%</li>
<li>Vacancy rate: 1.8%</li>
</ul>
#10 <a href="/news">Ashford, South Australia</a>
Then:
<ul>
<li>Median price: $291,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 7.0%</li>
</ul>
Now:
<ul>
<li>Median price: $294,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.8%</li>
</ul>
#9 <a href="/news">Kent Town, South Australia</a>
Then:
<ul>
<li>Median price: $505,000</li>
<li>Gross rental yield: 3%</li>
<li>Vacancy rate: 1.1%</li>
</ul>
Now:
<ul>
<li>Median price: $600,000</li>
<li>Gross rental yield: 3%</li>
<li>Vacancy rate: 1.7%</li>
</ul>
#8 <a href="/news">Wayville, South Australia</a>
Then:
<ul>
<li>Median price: $312,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.8%</li>
</ul>
Now:
<ul>
<li>Median price: $608,500</li>
<li>Gross rental yield: 3%</li>
<li>Vacancy rate: 1.9%</li>
</ul>
#7 <a href="/news">Goodwood, South Australia</a>
Then:
<ul>
<li>Median price: $337,500</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 0.9%</li>
</ul>
Now:
<ul>
<li>Median price: $388,000</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 1.9%</li>
</ul>
#6 <a href="/news">Mile End, South Australia</a>
Then:
<ul>
<li>Median price: $390,000</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 0.8%</li>
</ul>
Now:
<ul>
<li>Median price: $395,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.9%</li>
</ul>
<h3>Sydney</h3>
Only one Sydney suburb made the inner city steals list, which makes sense given Sydney prices stand head and shoulders above the other capital cities. Just like the rest of Sydney, Ultimo has recorded strong growth in recent years – the median price of units at the end of 2014 is $63,500, or 15%, higher than it was in June 2012.
#5 <a href="/news">Ultimo, New South Wales</a>
Then:
<ul>
<li>Median price: $414,500</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 1.3%</li>
</ul>
Now:
<ul>
<li>Median price: $478,000</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 1.4%</li>
</ul>
<h3>Perth</h3>
Perth's inner city suburbs topped the list, with four picks. While the Kusher, Christopher and Wilson unanimously agreed that Perth's suburbs should rank highest, the results so far are mixed. Trendy Mount Lawley's end of 2014 median unit price is 16% higher than the June 2012's (with a similar result in North Perth). But in West Leederville, the median unit price is down, from $482,500 to $369,000, with the vacancy rate up from 0.9% to 2.4%.
#4 <a href="/news">West Leederville, Western Australia</a>
Then:
<ul>
<li>Median price: $482,500</li>
<li>Gross rental yield: 3%</li>
<li>Vacancy rate: 0.9%</li>
</ul>
Now:
<ul>
<li>Median price: $369,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2.4%</li>
</ul>
#3 <a href="/news">North Perth, Western Australia</a>
Then:
<ul>
<li>Median price: $385,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.6%</li>
</ul>
Now:
<ul>
<li>Median price: $452,500</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2%</li>
</ul>
#2 <a href="/news">Mount Lawley, Western Australia</a>
Then:
<ul>
<li>Median price: $382,500</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.4%</li>
</ul>
Now:
<ul>
<li>Median price: $445,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 4.5%</li>
</ul>
#1 <a href="/news">Highgate, Western Australia</a>
Then:
<ul>
<li>Median price: $365,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.3%</li>
</ul>
Now:
<ul>
<li>Median price: $412,500</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 3.2%</li>
</ul>
</body></html>

jrichardson-uRX5hFdKfN

Looking back on 2012's "inner city steals"

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Unique Estate’s Nicolette van Wijngaarden has listed Karbeethong Lodge on the shores of Mallacoota inlet in Victoria’s East Gippsland.
The coastal guesthouse dates from 1903 but began with guests in the 1920s.
The holding boasts fruit trees, a cottage garden and access to a jetty.
<a href="https://uniqueestates.com.au/listings/residential_sale-278785-mallacoota/" target="_blank">Offers over $1.8 million</a> are being sought. 
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Mallacoota's Karbeethong Lodge listed for sale

<html><body>
GUEST OBSERVATION
The Australian Bureau of Statistics has just released its annual update on regional population growth. The combined growth of Australia’s capital cities of 1.9% for the year ending 30 June 2014 is above the national growth rate of 1.6%. I’ve analysed the data of Australia’s 550 local government authorities to find the population hotspots.
<img src="/images/2015/04/07/Aust_PopulationGrowth_2013-14.JPG" alt="">
At a greater capital city level, Perth continues its status as Australia’s fastest growing city with a growth rate of 2.2%. Perth recently became Australia’s fourth city with a population in excess of 2 million people.
Melbourne and Darwin both had growth rates of 2.2%, ahead of Sydney (1.8%) and Brisbane (1.7%). Canberra (1.2%), Adelaide (1.0%) and Hobart (0.6%) continue their trend of being Australia’s slowest growing capital cities.
Of more interest is some of the data at local government level. The fastest growing population in Australia last year was the shire of Serpentine-Jarrahdale, at the southern urban footprint of Perth. With a population of 22,698 its rate of growth for the year was 6.2% - more than three times the national average.
The south-west Sydney shire of Camden was a close second with a growth rate for the year of 6.1%.
Casting our eyes across the nation revealed these other population hotspots:
<ul>
<li>The regional standout was Busselton, in the far south of Western Australia with a growth rate 3.7%, followed closely by the central Queensland industrial powerhouse of Gladstone with 3.5%; 
</li>
<li>The famous Western Australia wine region of Augusta-Margaret River experienced a 3.4% population growth (twice the Australian average) while the gas city of Karratha in the state’s north grew by 2.9% over the year; 
</li>
<li>While South Australia’s total population growth was only 1%, regional towns Gawler (2.8%) and Mount Barker (2.1%) produced surprising results; 
</li>
<li>A thirst for higher density living in Sydney drove population growth in Botany Bay (3.4%), Canada Bay (3.0%), Strathfield and Parramatta (both 2.9%); 
</li>
<li>Regional New South Wales towns of Yass Valley (2.3%) and Maitland (2.2%) were well above the national average; 
</li>
<li>Victoria’s population growth numbers is consistent with its urban sprawl strategy. Wyndham (outer-south-west 5.6%), Whittlesea (outer-north 4.4%), Melton (outer-west 4.0%), and Cardinia (south-east 3.6%) all produced big numbers. 
</li>
<li>The historic goldfields town of Ballarat with a population of 100,000 produced 1.7% growth; 
</li>
<li>In Queensland, Somerset (3.0%), Scenic Rim / Beaudesert (2.9%), and Ipswich (2.8%) were strong. The population of Australia’s single biggest local government, Brisbane City Council, grew by 1.5%</li>
</ul>
Simon Pressley is managing director of Propertyology, a REIA Hall Of fame Inductee, property market analyst, accredited property investment adviser, and buyer’s agent.
 <a href="https://www.propertyology.com.au/more-than-a-buyers-agent/" target="_blank">Propertyology works exclusively with property investors</a> to purchase properties in strategically chosen locations all over Australia.
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spressley-sBoeMhannA

Australia's population hotspots: Simon Pressley

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A working Paddington garage has been sold for $1.2 million. It sold to a neighbour.
The almost 100 year old building was once the fire station, complete with horses and water-laden carts.
Three generations of auto mechanics later took the reins, the Goodyer marketing advised.
The hillside 1a Ormond Street property has the potential to match the adjoining three and four-storey Paddington home.
There is a heritage listed 1917 facade.
It has a 5.8 metre wide by 12.6 metre deep footprint. Owner Les Rechnitzer was selling up after 17 years. The <a href="/news">Paddington</a> house price median sits at around sub-$1.6 million after a slight dip, according to CoreLogic RP Data.
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Paddington garage sells at $1.2 million

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Louis Christopher, the managing director of SQM Research, has upgraded his forecast Sydney house price growth to a probable 11% to 15% for 2015.
There were previously 8% to 12% price growth expectations for Sydney.
But he puts the current surge in some perspective, noting it was not happening elsewhere in the country. 
He maintains that despite all the hype, Sydney prices are still more affordable than at the peak of the last boom.
"Back in December 2003, on our valuation, the market was 55% over fair market value," Christopher told the AFR's Robert Harley.
"Today it is 25% over fair value.
"So it is over valued, but not to the magnitude it was in 2003," he says.
In a position paper entitled, The National Housing Bubble That Isn't, Christopher argued: 
"Let me tell you it’s wrong to take a broad-brush stroke on the housing market when all the evidence suggests there is no national housing bubble currently in existence.
"Sure, you could make the claim that Sydney property is overvalued and in bubble territory.
"Perhaps you could make the claim that parts of Melbourne are also experiencing a strong run up in prices as well.
"However, please try telling residents of Adelaide that they are in the midst of a property bubble when prices have been almost stagnant for the past 12 months. Prices haven't done much better in Brisbane, Hobart or Canberra for that matter. 
"Or the Gold Coast and Sunshine Coast which have recently bottomed out after a housing price crash. "There are also literally hundreds of other smaller townships and residences dotted around the country which have not experienced capital growth in a very long time and are running at discounts to incomes.
"These localities are influenced by local factors.
"No matter how cheap mortgages are, prices in these localities will still rise and fall, largely as a result of the fortunes of their local economies."
He presented a table from the Australian Bureau of Statistics that showed one and 10-year annualised results for most cities which he wrote appeared "rather benign".
<img src="/images/2015/04/02/sqm%20april%202%20one.png" alt="">
He does not rule out that there won’t get a housing bubble in future.
"Our forecasting modelling does suggest that the current low rates and low Australian dollar will be increasingly stimulatory to at least the Melbourne and Brisbane markets on top of the already booming Sydney market," said Christopher.
<img src="/images/2015/04/02/sqm%20april%202%20two.png" alt="">
Source: <a href="https://mail.privatemedia.com.au/owa/14.3.224.2/scripts/premium/redir.aspx?SURL=si9mxRlYo-925eHFwMaV6v6j2mhx4EDoA_-M8dPEXj8EDlvZAzrSCGgAdAB0AHAAOgAvAC8AcwBxAG0AcgBlAHMAZQBhAHIAYwBoAC4AdQBzADUALgBsAGkAcwB0AC0AbQBhAG4AYQBnAGUAMQAuAGMAbwBtAC8AdAByAGEAYwBrAC8AYwBsAGkAYwBrAD8AdQA9ADkAYgBhAGQAYgBkADgANwAwAGEAZABkAGIANABhAGYANwAyADIAMAA2AGMAMgBlAGIAJgBpAGQAPQBkADMAYgBlADEAMgA4ADQAZAA2ACYAZQA9ADAAYQBhAGIAOQA2AGQAYwA1ADQA&amp;URL=http%3a%2f%2fsqmresearch.us5.list-manage1.com%2ftrack%2fclick%3fu%3d9badbd870addb4af72206c2eb%26id%3dd3be1284d6%26e%3d0aab96dc54" target="_blank">2015 Housing Boom and Bust Report</a> The above table covers SQM's forecasts for 2015 made back in September.
"For the record, given the interest rate cut we have had and the fall in the Australian dollar, we now believe our ‘Scenario Two’ forecasts are increasingly in play over the base case ‘Scenario One’ forecasts.
"And on those numbers, Melbourne and Brisbane house prices could take off, particularly later in the year."  "In Sydney itself, I recognise the market is trading in overvalued territory.
"If our forecasts are right for this year, the market will move to a point which would suggest it is 40% overvalued.
"That would be the second highest point we will have reached since the 1980s." <a href="https://mail.privatemedia.com.au/owa/14.3.224.2/scripts/premium/redir.aspx?SURL=h8JfaAFIDGnokiBxMQxjhX-CjhJW9JcIt_cAljfrhO0EDlvZAzrSCGgAdAB0AHAAOgAvAC8AcwBxAG0AcgBlAHMAZQBhAHIAYwBoAC4AdQBzADUALgBsAGkAcwB0AC0AbQBhAG4AYQBnAGUALgBjAG8AbQAvAHQAcgBhAGMAawAvAGMAbABpAGMAawA_AHUAPQA5AGIAYQBkAGIAZAA4ADcAMABhAGQAZABiADQAYQBmADcAMgAyADAANgBjADIAZQBiACYAaQBkAD0AMgA1ADIANABhAGUAYwA1ADgAYwAmAGUAPQAwAGEAYQBiADkANgBkAGMANQA0AA..&amp;URL=http%3a%2f%2fsqmresearch.us5.list-manage.com%2ftrack%2fclick%3fu%3d9badbd870addb4af72206c2eb%26id%3d2524aec58c%26e%3d0aab96dc54" target="_blank"></a><img src="/images/2015/04/02/sqm%20april%202%20three.png" alt="">
Louis Christopher points out that there are some very logical reasons "which are not in any way associated with cheap mortgages".
"Sydney has, for example, strong population growth," he said.
"The city expanded by an estimated 90,000 people last year.
"With this population increase the city has still been underbuilding even while building approvals have picked up.
"NSW has a strong state economy and the future is looking good on infrastructure spending, presuming the 'poles and wires' sell-off goes through state parliament.
"Sydney unemployment is lower than the national average."
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Sydney price growth to be even stronger than forecast: SQM Research

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My last Saturday was spent by securing development sites in a new land release, then meeting with a potential new client, followed by working on the lolly stall at my son's school fete and then finally casting my vote.
In New South Wales, we had a state election and the Liberals won.
I was happy with this result. Now they say never to discuss politics or religion at a party, but there's no mention of what to include in a blog.  Look, I'm not very politically minded and I know there are great things that other parties stand for. I was interested to see a party by the name of No Land Tax, that tickled my fancy and I believe they got a fair whack of votes. But I have to say, when the Libs are in it usually means that some big infrastructure funding will take place.
And this is what I'm most interested in.
Infrastructure spend is music to the ears of property developers and investors. It means money will be ploughed into the local communities. The benefits of large infrastructure projects such as road upgrades or new hospitals, means local employment is boosted and workers are attracted to the area, boosting rental demand. These workers spend money and so we see a flow on effect into retail sales as the works are undertaken.
For example, in Maitland City, one of the locations in the Lower Hunter Region that Property Bloom develops in, there was a nice list of government spending confirmed. These planned infrastructure investments were confirmed after the election and include a $7 million investment in a the New England Highway upgrade, one public school will receive a $5 million upgrade and another $1 million; Maitland PCYC will receive $1 million expansion to support youth activities. There will also be $25 million spent on planning for the new Maitland hospital and $3.8 million for a new ambulance station.
These announcements are all good indicators that the city is dynamic and there are solid plans for future growth. It may also indicate that it's a good place to buy or build an investment property. Of course you need to do your due diligence to ensure you are investing in the right suburbs that will enjoy the impact of these works and where there is good demand for rental properties, but that's not a hard thing to do.
When the Sydney market is over inflated, it seems like a no brainer to turn to these large regional cities as an affordable alternative.
When this kind of money is invested into a community it has a trickledown effect. It builds business confidence and encourages other investment spending.
So after Saturday, this city is celebrating the good news. So are our clients who have invested and developed property in the area. We are happy that we've completed a number of development projects in this location and have just been notified of some new development opportunities.
Wishing you all a happy and safe Easter break.
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

Why the NSW Liberals win is good news for property developers and investors: Jo Chivers

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Melbourne’s metropolitan office market has kicked off 2015 strongly.
It followed yet another record year of sales totalling more than $1 billion, according to Colliers International. 
The Colliers International’s latest Metropolitan Office Research &amp; Forecast Report, Dial for Demand: Enquiry for Metro Assets on the Rise, found last year was a record in terms of calendar year sales volumes in the Melbourne metro office market, with just under $1.1 billion worth of sales recorded. 
“To put this in perspective, this figure is slightly above total sales volumes for 2012 and 2013 combined,” Peter Bremner, Colliers International national director of investment sales, said.
He noted suburban office sales above $5 million skyrocketed to an all-time high of $1,053,000,000 in 2014.
It was a substantial jump on the $607 million worth of metropolitan assets sold during 2013, which was also a record high at the time.
<img src="/images/2015/04/01/coll-ap-1.jpg" alt="">
Source: Colliers International
Their records show there were 52 individual transactions above $5 million last year, compared to 38 in 2013.
Buyer activity was especially prevalent in the city fringe region, where 41 percent of the 53 deals occurred, followed by the outer east region were 23% of sales occurred. Over 55% of assets were sold to private investors, however in value terms, these investors accounted for 35% of total sales volumes.
Sales by Colliers International in 2014 included:
<ul>
<li>850 Whitehorse Road in Box Hill, sold for $12.85 million to a local developer for residential redevelopment;</li>
<li>1 Palmerston Crescent in South Melbourne, sold for $14.35 million to a Malaysian investor;</li>
<li>187 Todd Road in Port Melbourne, sold on behalf of Challenger, to Podco, for $26.25 million;</li>
<li>200 Victoria Street in Carlton, sold off-market for $42.3 million to Australian Unity;</li>
<li>Botannica 8 at 576 Swan Street in Richmond, sold for $46.5 million to 360 Capital.</li>
</ul>
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