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

Joel Robinson

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

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

PDG unveils plans to transform landmark Ivanhoe Water Tank Site

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

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

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

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

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

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

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

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

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New Zealand celebrity chef Martin Bosley will take on a role of executive head chef at a Melbourne CBD restaurant, following agreed terms on a new lease in Little Collins Street.
Bosely will head the new Imagine Lounge Bar &amp; Dining seafood speciality enterprise at the 450 square metre former Sotto Restaurant lease, located in the basement of the Causeway Hotel at 353 Little Collins Street, on a 10 year term. 
According to Savills Australia Victorian retail director, Michael Di Carl, CBD basement rents are in the order of $300 to $400 a square metre net.
Di Carlo said Bosley’s deputy of 11 years Shawn (Shamis) Roper would take the role as head chef.
He said Image Lounge represented a new venture for lessor, restaurateur Nindy Singh.
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jchancellor-FAypfDUnLy

Melbourne CBD basement rents at $300 a square metre plus

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RBA board members have warned that risks had been beginning to build in commercial property markets, including developers of residential as well as non-residential property. 
Prices in several market segments had been rising, even as vacancy rates remained high and leasing conditions weakened.
It was a second warning coming a year after it warned of office market oversupply risks.
 
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RBA again sees emerging commercial property market risks

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St Joseph's Refuge in Adelaide's Fullarton is up for sale.
The handcrafted sandstone building, on a 4,350 square metre plot, is over 100 years old, constructed circa 1900.
Currently used as a Christian church, the two storey building has around 20 separate rooms for meetings, offices or event spaces, plus bathrooms and kitchen areas, one approaching commercial size. The church congregation owns the estate.
Marketing agents Peter McMillan and Eloise McMillan of Toop &amp; Toop Hyde Park note in the property's listing that the property could be used for student or aged care accommodation, or as an educational, healthcare or religious institution, or as a particularly large family home.
They are accepting expressions of interest for the property at <a href="https://www.realestate.com.au/property-house-sa-fullarton-119235755" target="_blank">82 Wattle Street in Fullarton</a> until 8 April.
The building was established as two 30 bed dormitories with a large hall and community room, with construction beginning in late 1900. Architect E J Woods designed the premises on the plot, which previously held a jam factory. Lady Tennyson opened the facility in September of 1901.
According to a 1900 issue of Adelaide's <a href="https://www.propertyobserver.com.au/https://trove.nla.gov.au/ndp/del/article/36979270" target="_blank">The Advertiser</a>, the Catholic refuge was originally intended to shelter young expectant mothers or recent mothers who were unmarried, no matter their religion or denomination.
The <a href="https://www.samemory.sa.gov.au/site/page.cfm?u=1461&amp;c=1554" target="_blank">Adelaide Observer </a>in 1901 noted, however, that the Sisters of St Joseph's refuge also provided accommodation and care for women with criminal backgrounds and new migrants. The organisation, founded by Mother Mary MacKillop in 1963, was funded by a combination of public donations, church collections and earnings from the women themselves, some of whom worked in the laundry.
The refuge moved into the Fullarton premises after becoming too large for their previous Norwood premises. The Fullarton refuge provided room for "80 inmates and 30 babies", as well as the 10 or so sisters, according to the Adelaide Observer.
In 1963, the Daughters of Charity took over the institution, and it later became known as Louise Place.
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jrichardson-uRX5hFdKfN

Fullarton, Adelaide's St Joseph's Refuge on the market

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GUEST OBSERVATION
It’s a tough environment in Australian retailing at the moment. The fact that two CEOs have left their roles mid-way through their contracts is clear evidence that our publicly quoted, traditional, Australian domiciled and single market retailers are struggling.
Australia’s high unemployment rate, more cautious shoppers who have greater choice with global and new physical entrants, is taking its toll. Not in any dramatic way, just in a grindingly constant loss of a few more shoppers and a few more dollars per store per day.
Lower prices, more choice, increasing labour and energy costs always play havoc with large, very high volume, very low profit margin companies. Retailers, airlines and courier companies all face the same issues. Lose a few customers, increase key large cost areas by a little and hey presto we’re trading dollars or making a loss.
For the avoidance of doubt, Tjeerd Jegen and <a href="https://www.smartcompany.com.au/leadership/45889-bernie-brookes-steps-down-as-myer-ceo">Bernie Brookes</a> are both very accomplished retailers. They’ve both had successful careers over a long period of time.
However, when you run a retailer that has exposure to only one country, and you are competing with larger, global store based, omni-channel and pure online retailers, you have very little wriggle room. You can’t draw on your expertise in the US or Europe, or your global buying power. You can’t balance off a poor month’s quarter in Brazil with a pleasing strong month in Spain. Your market dynamics are Australia, and that’s it. Have three poor quarters back to back and it hurts your business, your suppliers, employees and shareholders. And that’s what’s happening in Australian retail right now.
So what? Well as with our car factories, so with our retailers. We can’t compete all on our lonesome in Australia with global retailers. There will be more change in our major retailers over the coming 24 months. Changes in ownership, collaboration, sourcing and cost.
Oh and a lot of money invested in specialist retail technology in three key areas:  to lower labour costs, to improve shopper engagement and to improve online capabilities. 
I don’t know where and I don’t know when. But it is coming. Why? Because it’s already happening in Europe and the US. And that’s where our Australian retailers’ new competitors, and potential acquirers, are based.
Might be worth buying some real shares again. And being patient.
Kevin A Moore is a retail expert and the chairman of <a href="https://crossmark.com.au/">Crossmark Asia Pacific Holdings</a> and <a href="https://www.mirador.com.au/">Mirador Retail Technology</a>. He is also the founder of <a href="https://www.theroadtoretail.com/">TheRoadToRetail</a>.
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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KevinMoore-qqnNLh5v7N

Retail challenges on a small continent: Kevin Moore

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Unit owners in Queensland will have to wait until the second half of 2015 to learn the recommendations of a contentious review into strata by-laws, debt recovery and scheme termination.
Before the Queensland state election in January, <a href="https://www.goldcoastbulletin.com.au/news/queensland-state-election-2015/pollies-face-barrage-of-questions-on-body-corp-laws-as-angry-unit-owners-demand-answers/story-fnr8vz6s-1227200299598" target="_blank">unit owners vented their frustration that the timing of the review</a> – which closed for consultation on 30 January, the day before the election – meant its contents could not be made into an election issue.
The options paper called for comments on by-laws such as parking, pets in apartments, smoking on balconies and overcrowding, as well as how bodies corporate should be allowed to recover debt and terminate their schemes.
The Unit Owners Association of Queensland criticised the review for failing to consider 25-year management rights contracts awarded by developers.
Strata Community Australia president Simon Barnard warned against any knee-jerk reactions to proposals put forward in the options paper to ban unit owners from smoking on their balconies.
Over 300 submissions were received in response to the paper, a spokesperson for the Queensland Office of Fair Trading told Property Observer.
Queensland University of Technology’s Commercial and Property Law Research Centre, which was engaged by the Newman government in 2013 to conduct the review, is now considering the submissions.
It will release a report based on its analysis in the second half of 2015. The submissions will also be made public at that time, provided the submitter has not specifically requested confidentiality, the spokesperson said.
The review aims to cut red tape, regulation and property law duplication to help streamline the way Queenslanders buy, sell and manage property.
Two additional consultation papers into Queensland’s body corporate laws are under development and due for release later in the year.
The second paper will examine administrative and procedural issues including general meetings, the body corporate committee, and dispute resolution.
A third paper will consider the possibility of bringing community title schemes, which are now regulated separately from strata schemes, under the Body Corporate and Community Management Act 1997.
The body corporate review is part of a larger examination of Queensland’s property laws that QUT is conducting. In early 2014, the broader review investigated seller disclosures in Queensland and setting and adjusting lot entitlements for community title schemes. 
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zfielding-GvX3Uq9KTa

Queensland strata law review recommendations due later this year

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The future of Clive Palmer’s Sunshine Coast dinosaur park is in doubt, with the mining magnate turned billionaire closing the doors to the Palmer Coolum Resort yesterday.
Palmer purchased the former Hyatt Regency Coolum in 2011, promising to invest $2 billion into the resort to boost tourism on the Sunshine Coast. The resort includes a golf course, an auto museum, the Palmer Grill restaurant and the infamous Palmersaurus Dinosaur Park.
The <a href="https://www.couriermail.com.au/travel/australia/clive-palmer-closes-coolum-resort-for-multimillion-dollar-refurbishment/story-fnjjv0r9-1227264985584" target="_blank">Courier Mail reports</a> the resort’s accommodation has closed, with general manager Simon Stodart announcing “an extensive overhaul” of the property will now begin.
The resort’s golf course is still open, as is the dinosaur theme park, the museum and the restaurant.
<a href="https://www.theaustralian.com.au/business/clive-palmers-dinosaur-dream-now-extinct/story-e6frg8zx-1227265344799" target="_blank">According to the Australian</a>, 40 full-time employees have lost their jobs as a result of the accommodation section of the resort closing.
The Australian also reports the resort’s former general manager, Bill Schoch, is suing Palmer in the Queensland Supreme Court after he was sacked last year.
A former employee of the resort, Peter Yates, launched a separate <a href="https://www.smartcompany.com.au/finance/43653-clive-palmer-faces-unfair-dismissal-claim-over-fat-c-taunt-ebay-and-vend-accept-bitcoins-midday-roundup" target="_blank">unfair dismissal claim against Palmer</a> in September last year.
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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ekeating-PWvazjYE25

Clive Palmer’s Coolum Resort closes

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Dear Margaret,
I was considering buying a two bedroom, two bathroom apartment off the plan in Newstand, Brisbane for about $650,000.  
However, there are mixed opinions about supply and demand there. Some says it is already oversupply, while others say say there is a shortage.
Do you think this is a worthwhile investment?
Regards, 
Ming
Hi Ming,
It would seem that at the moment most property investors want someone to simply tell them if they should buy a property they have seen, or not, or even just tell them where and what to buy. In asking such a question, it assumes that all investment properties are right for all investors, and nothing could be further from the truth.
Property investing is actually a very personalised thing, and what is right for one investor, may not be right for another.  While some properties simply should not be purchased at all, and some areas will never deliver anything in terms of growth, when it comes to buying property in what is thought to be an area which may have potential, there are a number of things to consider:
<ul>
<li>Risk</li>
</ul>
All property types will carry different levels of risk to each other and each investor should consider whether their own risk profile matches the level of risk each property type presents to them. 
For example, a serviced apartment in a tourist destination would be considered to carry a lot more risk than a three bed house in the Brisbane suburbs. Further, that serviced apartment would present a lower risk to a person with a large portfolio of properties, and plenty of personal cash flow than it would to the one who has a tight personal budget, and a complete reliance on that property delivering weekly income, and growing. 
The investor with the large portfolio can afford for it not to work out, while the other investor might have their entire financial future changed by just this one property if it works out badly.
<ul>
<li>Cash Flow</li>
</ul>
Some properties deliver better cash flow than others, and some investors can withstand higher levels of negative cash flow than others can.
The cash flow of any property you buy must be one which you have established you can manage – and you must build in a margin for lower than expected cash flows to cover times when vacancies may be higher than anticipated.
<ul>
<li>Capital Growth</li>
</ul>
The investor with the large portfolio can afford it if one or two properties stagnate and do not grow, while the newer investor, particularly if they have low equity in their own home, must have a property with more assurance of growth.  While there are no guarantees of growth anywhere, it’s commonly known that some areas have characteristics which assure at least some growth over time (like suburbs of a capital city) while others may experience fabulous growth, or none at all (or even a loss, such as in some mining towns).
And so, in direct answer to your question, while Newstead definitely possesses characteristics which demonstrate that it has what it takes to grow and deliver a decent cash flow, there are concerns over the short term supply factor.
In the event that the developments keep being approved, the supply will grow faster than the demand, and, in the short-term at least, prices may stagnate.  Given the strong fundamentals of the area, this oversupply will eventually work its way out, but no one can tell you with any certainty when this will happen – and so you must determine the level of risk that this presents, to you.
Kind regards,
Margaret
Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
Please not that due to the number of requests, Margaret may not be able to answer every question.
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mlomas-KC9MUPZ6Ca

Ask Margaret: Will buying off the plan in Brisbane be a worthwhile investment?

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The wealth merits of moving from pricey Sydney to regional NSW was evident in a recent Onthehouse.com.au survey.
The survery looked at the number of million dollar properties in each state or territory’s metro and regional areas.
The findings showed that NSW was the wealthiest state when it comes to residential property, with 23.4% of dwellings in the metropolitian suburbs valued at over $1 million in 2014.
However, the number of million dollar properties in the state’s regional market was only 0.6%, meaning NSW had the highest disparity between metro and regional districts.
<img src="https://static.console.com.au.s3.amazonaws.com/Invstor%20Centre/Million-Dollar%20Properties%20Table%201.jpg" alt="" width="250" height="429">
Source: Onthehouse.com.au
John Edwards noted Victoria ranked as the second wealthiest state, with 12.4% of its metro properties being valued over $1 million, with a higher 0.7% in regional Victoria.
This was followed by metro WA (9.9%) and the ACT (4.9%).
The wealthiest regional market was the NT, where 1.4% of properties were found to be valued over the $1 million mark.
This compares to its metro market where 3.7% of properties were valued at $1 million or more.
John Edwards, the consulting analyst for Onthehouse.com.au, said SA was the least expensive state overall in Australia, with 2.0% and 0.1% of properties in the metro and regional markets respectively valued above $1 million.
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NSW the highest disparity between city and regional $1 million properties: Onthehouse

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I recently <a href="https://petewargent.blogspot.com.au/2015/02/australia-23750000" target="_blank">looked here</a> at how Australia's population increased from just 15 million in 1981 to more than 23.75 million today.
If you look closely you will see that the rate of population growth began to accelerate through the mining boom.
<img src="https://2.bp.blogspot.com/-jsW8asScJ4s/VOL4RMMnsHI/AAAAAAAATKc/MZxB5ny-jcY/s640/ABS%2BPOPULATION.jpg">
Last week saw the Treasury release of the fourth <a href="https://petewargent.blogspot.com.au/2015/03/aussie-investing-until-2055" target="_blank">Intergenerational Report</a> ("IGR") which showed Australia's population as being projected to increase to just shy of 40 million over the next four decades.
<img src="https://3.bp.blogspot.com/-ORinnuJ7Hb0/VPjv5nNgWKI/AAAAAAAATls/9jzrEwmTBqc/s1600/Population%2Bto%2B39.7%2Bmillion.jpg">
However, as <a href="https://petewargent.blogspot.com.au/2015/03/aussie-investing-until-2055" target="_blank">I wrote in this blog post last week</a>, the report seemed to be based upon a number of dubious assumptions and the projections in my opinion seemed far too low.
Why these projections are too low
In the absence of immigration, as life expectancies increases Australia would be set to be characterised by a problematic ageing population.
By 2055, life expectancy at birth is projected to be more than 95 years for men and more than 96 years for women, while there are projected to be approximately 40,000 people aged over 100, which is a huge increase.
A greater proportion of the population will also be aged 65 and over and the number of Aussies in this age group is projected to more than double by 2055 compared with today.
Given this it seems most unusual that the projections used in the IGR were based upon net overseas migration gently sliding all the way back down to just 0.5% per annum as a%age of the population over time.
<img src="https://2.bp.blogspot.com/-EClWzBrl3Y0/VPjv4nvcz0I/AAAAAAAATlU/ZMeLvqgctv4/s1600/Net%2B%2Boverseas%2Bmigration%2Bto%2Bfall.jpg">
Trend is up 
Successive IGRs have seen assumptions around net overseas migration increase.
In the 2002 report, the long-term net overseas migration assumption was just 90,000 persons per, by the 2007 report the assumption was 110,000, and by the 2010 report, the assumption was up to 180,000.
For the central scenario presented in the 2015 Intergenerational Report net overseas migration has been assumed to be 215,000 per annum from FY2019.
This takes the population projections for 2050 to be some 1.9 million higher than the 35 million figure which prompted the original "<a href="https://petewargent.blogspot.com.au/2015/03/the-debate-is-over-big-australia-won" target="_blank">Big Australia</a>" debate.
And this figure for net overseas migration is expected to stay at a constant 215,000 for the full 40 years considered by the IGR, which is unrealistically low.
There is also a case to be made for the forecast fertility rates being stunted too with birth rates declining as parenthood was potentially postponed by some during the financial crisis, but let's assume here that these projections prove to be accurate.
Well below forecasts
It is my contention that the Treasury and government know full well that its net overseas migration estimates are far too low.
After all the Department of Immigration's <a href="https://www.immi.gov.au/media/publications/statistics/immigration-update/nom-sep-2014.pdf" target="_blank">own forecasts as at Q3 2014</a> showed net overseas migration accelerating to 256,900 by as soon as 2018!
So much for a constant figure of 215,000 then!
On that basis it appears extremely unlikely that net overseas migration will be capped at 215,000 in perpetuity from FY2019 onwards.
This is particularly so in light of the remainder of the IGR, which effectively tells us that:
<ul>
<li>lower immigration would lead to slower economic growth</li>
<li>lower immigration would lead to an ageing population</li>
<li>lower immigration would lead to lower participation rates and adverse consequences on the tax take</li>
</ul>
With these viewpoints so deeply entrenched in the IGR, it seems highly illogical for net overseas migration to be capped or steadily reduced over time in%age terms as assumed in the report.
 Softly softly...
Why then wouldn't the Treasury document include more realistic forecasts in the IGR?
Presumably because no government would be keen to release a report showing an explosion in the Australian population lest this be unpopular.
It is rather a classic case of politicians saying one thing while doing another.
Towards 143 million
You'll note that I didn't make any projections or estimates of my own. For one thing, forecasting population is a fool's errand given the number of parameters involved and unknown variables.
However, models and simulations can be built be demographers - for example, see <a href="https://theconversation.com/population-growth-could-go-far-beyond-igr-projections-38490" target="_blank">this article here</a> at The Conversation which discusses many of these same points in a more intelligent fashion.
Of course, Australia can't continue to import immigrants forever and continue to reap the same benefits, for the younger immigrants won't stay young forever.
The demographic <a href="https://www.demographic-research.org/volumes/vol26/14/26-14.pdf" target="_blank">research</a> suggests that after 43 years the benefits of immigration would begin to diminish and the employment-to-population ratio would fall into decline.
But 43 years is a long time in the future.
Forecasts could be wildly low
The research also shows that if net immigration and fertility were to continue indefinitely at the IGR's assumed annual levels of 215,000 and 1.9 births per woman respectively - and the current life expectancy were to prevail - then over the very long run Australia’s population would grow over the very long run to an enormous 143 million.
While looking so far into the future is pure conjecture, it seems overwhelmingly likely that the forecast population of just under 40 million by 2055 is much too low.
Immigration will continue rising simply because the economic benefits will prove irresistible to successive governments of the future, just as has been the case over the past 15 years.
It is of course incredibly difficult to model given the variables in fertility rates, life expectancies, age of immigrants and so on, if the rate over net overseas migration in Australia remains close to 1% per annum (instead of declining back to 0.5% per annum as per the IGR). then the 40 year population projections will miss wildly on the low side.
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.
His book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is out now.
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pwargent-M4siyDbqQY

Big Australia to give way to Huge Australia: Pete Wargent

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The NSW Treasurer Andrew Constance says the Labor Opposition's home buyers stamp duty relief policy was merely reheating a failed Labor government stamp duty policy.
“The Stamp Duty Deferral Scheme is just that – a deferral – which will have to be paid back as a $561 first home buyer tax every month,” Constance said.
“Under Labor’s plan, new home buyers who purchase a $750,000 home and defer paying $29,240 in stamp duty will then be slugged every month, when they can least afford it.”
Labor’s Stamp Duty Deferral Scheme was originally introduced in the mid-1990s, then scrapped by former NSW Labor Treasurer Michael Egan because it was becoming a financial burden on those entering the housing market.
Egan told Parliament in his 1998 Budget Speech: ”The current option of deferring stamp duty… is not working. Only 25 per cent of first-time buyers are taking it, it is more costly to them than the discount option, and many who do take it find that they are creating a later financial trap, with almost 48 per cent of them in arrears.”
“Those who fail to learn from history are bound to re-live it,” Constance said.
“Under Labor’s plan, first home buyers will pay two mortgages instead of one."
The Baird government has first time buyers has receiving a $15,000 grant on new homes worth up to $750,000, with stamp duty exemptions and discounts available for new builds valued between $550,000 and $650,000,” Mr Constance said.
NSW Labor leader Luke Foley told 2GB broadcaster Alan Jones that Sydney needs more land release.
"Part of the answer is supply," said Foley.
"Sydney will have 5.9 million people by 2031, so we need greenfield and infill housing supply."
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