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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GUEST OBSERVATION
It’s no secret that when I invest I am looking for a bargain.
In fact, I am looking for the property owner who needs to liquidate and exit from their property (either home or investment) fast and take a significant loss in the process.
But with interest rates at historic lows, this task can become a lot tougher and probably more difficult, as we look like having another interest rate drop or two.
That said, it may surprise you that even in an awesome property market, like what Sydney is experiencing right now, that 2.7% of all property sales were sold for less than what they were paid for.
And if we were to include entry and exit costs like:
<ul>
<li>Stamp Duty</li>
<li>Legals to purchase</li>
<li>Loan application fees</li>
<li>Transfer registration fees</li>
<li>Mortgage registration fees</li>
<li>Building reports</li>
<li>Pest inspection reports</li>
<li>Depreciation Schedules</li>
<li>Ongoing council rates</li>
<li>Ongoing water rates</li>
<li>Legals to sell</li>
<li>Real estate sales commissions; then this percentage would probably be more like 15%.</li>
</ul>
Now, ‘time in market’ could, and can, play in whether you make a profit on a property or not. But that said, 3.2% of those sellers who owned their properties for between 10-15 years sold for a loss. Work that one out.
I know who would be happy, those Sydney purchasers who made it into the 2.7%.
But I thought property prices never went down? Ha, try and tell that to these old owners.
Now the vast majority of property sale losses occurred for owners who only owned their property for three to five years (18.2%) and five to seven years (15.6%).
Basically from the global financial crisis (GFC), but not limited to.
Now not to pick on Sydney, but they got off the lightest. Their percentage of losses in sales were low, but the number of property transactions are high.
Nationally the numbers are scarier, with 9% of all sales making a loss for the June 2014 quarter. That’s 6,332 property owners across Australia who sold their property for a loss within that three month time frame. Units in Cairns, Queensland and Widebay, South Australia were the worst performers though, with close to 50% of sales losing money.
And backing what I have been yabbering on about for many years now, are the oversupply of units in Melbourne, with 18.3% losing money. That’s almost one in five properties sold for a loss. It’s an interesting figure given the buoyant property market there currently.
So, what’s the point in all this?
In trying to locate a deal on a property purchase, they are still there, but you need to be more diligent on your research to find these awesome deals. They are still around in ‘hot’ markets like Sydney and Melbourne but are much more prevalent in cooler markets like Adelaide or ACT.
For our recent investors though, in locations like the Gold Coast (15%), Bunbury (15%), Wyong (7.8%) Mandurah (18.9%) Armadale (6.4%) and Townsville (27%), you can be happy knowing that we have located deals for you in these small percentiles of owners who made a loss.
TODD HUNTER is buyer’s agent, director and location researcher for Sydney-based <a href="https://www.wheregroup.com.au/" target="_blank">wHeregroup</a>.
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thunter-umjjMzoT8b

Sometimes, someone else's loss can be your gain: Todd Hunter

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The Melbourne-based boutique, property fund manager, Quintessential Equity, has sold its Parramatta commercial property located at 87 Marsden Street.
The property secured $33.15 million when purchased by a private European investor represented by VennCap Real Estate.
Market sources suggested the Hilti Group bought the building on a yield in the low 8% range.
Established in mid-2010, Quintessential Equity Pty Ltd is a fully-managed property syndicate catering to wholesale investors and they acquired the property in 2011 for $20.5 million from GE Capital.
After a subsequent upgrade, it awarded the prestigious Energy Efficiency Council award for best commercial building project for 2013.
The building achieved 100% tenant occupancy with long-term leases to major government and commercial organisations including the NSW state government, the Australian Institute of Fitness, Shine Lawyers and Marsh Insurance.
The building has a net lettable area of 6,659 square metres and comprises seven levels of commercial office and two levels of secure basement parking with 79 individual car spaces.
Russell Bullen, head of property for Quintessential Equity, said the sale was managed by Colliers International and Knight Frank. 
Colliers' Gavin Bishop, John McCann and Tim Russell and Knight Frank's James Parry and Wally Scales brokered the deal.
It has been one of the most traded office blocks in Parramatta, selling seven times since 1989.
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jchancellor-FAypfDUnLy

Quintessential Equity sells award winning Parramatta commercial property 

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Australian retail rents are beginning to rise across the board after a prolonged lag to retail trade, with CBRE’s Q4 Australia Retail MarketView report highlighting 3.7% CBD growth in national rents in 2014, underpinned by a significant 10.7% rental hike in NSW.
Rental growth is also emerging in the regional, sub regional, neighbourhood and large format sectors according to CBRE’s head of research, Australia, Stephen McNabb, with regional face rents tipped to grow by 2.6% this year, followed by 2.8% growth in 2016.
“Expectations for rent growth are  improving across most parts of the retail sector reflecting the improved trading conditions and sales growth seen in 2014,” McNabb said.
“Retailer profit margins have fallen in the past two quarters due to rising competition and the weakening AUD but are still relatively high after a period of consolidation and cost cutting.  Retailer business confidence, whilst modest, is improved on the weak levels of 2013. Fundamentals are now more supportive of rental growth and this has driven stronger investor interest in the retail sector.”
A key driver of CBD rental growth has been the continued entrance of foreign retailers, which has led to increased demand for prime CBD space.
This was highlighted by the Q4 opening of French luxury cosmetics retailer Sephora and Uniqlo, both in Sydney’s Pitt Street, and Swedish mid-range fashion retailer COS opening its doors in Elizabeth Street Melbourne.
Click to open in new window:
<a href="/images/2015/01/21/retail-jan-21-one.jpg" target="_blank"><img src="/images/2015/01/21/retail-jan-21-one.jpg" alt=""></a>
Source: CBRE, Q4 2014.
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Retail rents finally on the rise: CBRE Research

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An undisclosed Melbourne antique dealer has purchased a 338 square metres showroom at 135 Burwood Road in Hawthorn for $1,619,000.
The deal was negotiated by Gray Johnson agent Rory White right on Christmas Eve.
The building a clear span showroom with a concrete floor has an eight metre frontage to Burwood Road and was previously occupied by bedding retailer Regal Mattress. 
The vacant possession building had been leased as a showroom at an annual rate of $76,000 plus GST and building outgoings.
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Antique dealer buys Hawthorn retail space on Christmas Eve

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The recovery in office leasing markets gathers momentum, according to JLL's latest national office stats.
The research noted CBD office markets recorded a second quarter of positive net absorption, the first time since 4Q11.
"However, a dichotomy in leasing activity between the service-orientated markets of Sydney and Melbourne and the resource-dependent markets of Perth and Brisbane exists," JLL Research advised.
The figures recorded positive net absorption of 16,200 square metres over the quarter – the first time positive net absorption has been recorded in two consecutive quarters since 4Q 2011. 
Nevertheless, the national CBD office market vacancy rate was unchanged at 12.5%, JLL’s National Director of Research, Andrew Ballantyne said.
The recovery in leasing enquiry and activity is concentrated in Sydney and Melbourne. Sydney recorded 27,700 square metres of net absorption over 4Q14 – the highest figure since 2Q10 – taking the full year net absorption figure to an above-trend 70,000 square metres. 
JLL’s Head of Office Leasing, NSW &amp; Australia, Tim O’Connor said net absorption surprised on the upside in Sydney over 2014. 
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Office leasing recovery dichotomy: JLL Research

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Hudson Investment Group Limited has appointment Alan Beasley as its managing director.
Beasley is a former vice president of Bankers Trust Australia for 13 years and more recently served Goldman Sachs Australia, Massachusetts Investment Advisors, and BNP Paribas as country head and managing director of the Asset Management businesses.
Hudson Investment Group Limited (HGL) is engaged in investment, management and development of commercial properties in Australia.
HGL manages and develops properties in Australia, including a factory and office complex at Warnervale and a Sydney car park owned by Hudson Property Trust (HGL’s 100% subsidiary).
The Warnervale 44.5 hectare site on the NSW Central Coast is partially leased to Bunnings Group Limited.
The company’s commercial car park located at Hudson House, 131 Macquarie Street in Sydney’s CBD is a prime asset catering for nearby hotels, including the Intercontinental Hotel, Sofitel Wentworth and Sir Stamford), Conservatorium of Music and Medical and Dental centres. 
The car park is managed by Secure Parking Pty Ltd. 
It also processes and distributes attapulgite based products and also manufactures specality absorbent products for waste water application, explores coal tenements and involved in resource projects through Hudson Resources.
Juliana Tan has advised the company of her resignation as a director, but will provide advisory services to the company.
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Juliana Tan previously worked for PriceWaterhouse Coopers as a Chartered Accountant. She has been with the company since 2003. 
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Last September Hudson Investment Group reported net loss of $11 million for the half-year ended 30 June 2014.
Revenue from ordinary activities were $6.83 million, up 1.44% annually. 
Late last year Hudson Investment Group advised that it will implement a share purchase plan offering eligible shareholders the opportunity to purchase shares in HGL without brokerage or other related charges. The offer price is 4 cents per share, rounded up to the nearest one tenth of one cent.
It was in the early 2000s when John Farey became executive chairman of Hudson Investment Group.
Bruce McLeod was another past managing director.
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Hudson Investment appoint Alan Beasley as managing director

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The national commercial and industrial security fencing contractor Fencewright Pty Ltd have taken up a tenancy in a refurbished industrial facility at Geebung in Brisbane’s north.
The company’s new Queensland headquarters will be at 21 Kingtel Place, Geebung.
Fencewright has taken out a three plus three year lease at a gross rental at $130,000 per annum.
The lease was negotiated by Paul Anderson and Dan Costello of Ray White Industrial Milton.
FenceWright was established in Perth four years ago.
FenceWright moved on the lease listing within 48 hours of Ray White Industrial Milton listing it for lease.
The 2,000 square metre holding comes with a refurbished building area of 1,150 square metres, including a 1,000 square metre warehouse and a 150 square metre office/showroom space.
FenceWright managing director Matthew Sivewright said they had been searching for several months.
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Industrial lease in Geebung for Fencewright

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AMP Capital has announced the retirement of its longest serving fund manager, Louise Joslin.
The fund manager of the AMP Capital Diversified Property Fund (ADPF) will retire mid-2015 after a 34-year career in the property industry including 20 years at AMP Capital. 
It is anticipated Joslin will work with her successor to effect a seamless transition.
Joining in 1995, Joslin’s time with AMP Capital includes nine years as fund manager of the flagship Australian Core Property Portfolio and in late 2014 she was integral to the acquisition of $4 billion of assets by ADPF and a successful capital raising by the Fund. 
She is a former director and NSW president of the Property Council of Australia. She was in the late 1980s a Raine and Horne Commercial associate director. 
One of the largest, unlisted property funds in the country, ADPF has total assets of $4 billion with 18 assets aross the Australian office, retail and industrial property sectors, as well as units in the AMP Capital Shopping Centre Fund and AMP Capital Wholesale Office Fund. 
This includes the newly-developed Macquarie Centre in Sydney, Pacific Fair on Queensland’s Gold Coast, which is currently undergoing significant re-development, and potential developments at Garden City Booragoon in Western Australia and Quay Quarter Sydney.
Last year AMP Capital announced the retirement of another one of the longest-serving members of its leadership team: the director and chief investment officer, property, Andrew Bird.
Andrew Bird will retire this year after a 37-year career in the property industry in the UK and Asia Pacific. He has been responsible for AMP Capital’s property investment and management business since 2004. Mr Bird will be replaced by Adam Tindall, who has been promoted from his current role of Chief Operating Officer, Property.
 
 
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Fund manager Louise Joslin retiring from AMP Capital

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Business outlook on profitability has hit a 23-year low for the December quarter, but Small Business Minister Bruce Billson says there are plenty of positive “green shoots” to give the small business community confidence in 2015.
The latest Australian Chamber of Commerce and Industry Survey of Investor Confidence shows businesses had a <a href="https://www.smartcompany.com.au/growth/economy/44757-aussies-tipped-to-spend-30-billion-in-december-but-it-s-not-all-holiday-cheer-the-three-biggest-problems-facing-retailers-this-christmas" target="_blank">tough Christmas period</a> and have a gloomy outlook for the year ahead.
The survey’s 641 respondents, mainly from the construction and manufacturing industries, said conditions in their own businesses had fallen further into negative territory, from 49.5 to 48.6 over the December quarter. Sales and profits indicators also dipped for the quarter.
Outlook on profitability hit its lowest level in 23 years, drastically falling from 44.4 to 41.7 in the December quarter.  The profitability index has remained in negative territory since the global financial crisis, but has tumbled steeply over the last two quarters.
Businesses’ expectations for their own prospects are also on a downward slide, with respondents saying they are pessimistic about the prospects for broader economic growth and the general investment climate.
ACCI chief executive Kate Carnell used the results to call on the federal government to act.
"We need the government, and the Parliament to act to restore business confidence by fixing the budget and undertaking productivity-enhancing structural reforms,” Carnell said in a statement.
Billson said this morning Carnell’s comments point to the need for Parliament to be more constructive and collaborative around budget repair.
“I think you’ll find the political climate quite unsettled for the business community,” says Billson.
And Billson blames Labor’s “negativity” for the downturn in confidence.
“Labor has returned to type as a party of protest. Bill Shorten has proved he is a purveyor of pessimism. They are creating uncertainty and undermining the surefootedness that the business community needs,” Billson says.
“This [survey] is a wake-up call to the Labor opposition. There is too much at stake to be playing short-term populism.”
Billson urges the small business community to look at several economic “green shoots”, including rising job numbers, <a href="https://www.smartcompany.com.au/growth/economy/45291-australia-japan-fta-comes-into-effect-today-what-it-will-mean-for-your-business" target="_blank">recent trade agreements</a> and retail trade figures for Christmas.
“The survey also highlights that many businesses are faring better than anticipated,” says Billson.
“Focusing exclusively on the negative suffocates news that, I certainly feel, adds to optimism about the new year,” he says.
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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Business confidence lowest in 23 years

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GUEST OBSERVATION
With all the chatter about beautiful office design, it would be easy to assume workplaces have come a long way from the days of the cubicle farm. But recent research has shown this may not actually be the case.
In spite of increasing <a href="https://www.theaustralian.com.au/business/the-deal-magazine/gpt-nab-and-macquarie-make-hot-desking-cool-again/story-e6frgabx-1227125767954" target="_blank">images</a> of attractive workplaces from many large Australian companies, many of today’s workplaces are <a href="https://www.abc.net.au/catalyst/stories/4112857.htm?site=%28none%29&amp;topic=%28none%29&amp;listaction=unsubscribe">not well designed</a>. Poor workplace design leads to increased conflict and stress, which reduces performance and leads to employees resigning.
Workspace is the second largest overhead for most organisations and can <a href="https://www.tandfonline.com/doi/abs/10.1080/096132199369615#.VHa_pleUcdI">influence productivity</a> by up to 20%. This is why organisations are increasingly exploring ways of using the environment to support performance and innovation.
To accommodate changes in work and the changing needs of workers, the corporate world has seen a significant shift to activity based working or “free addressing”.
Activity based working allows organisations to save on their accommodation costs, fitting in <a href="https://www.afr.com/f/free/national/professional_services/kpmg_to_trial_activity_based_working_Bd5StvXbxlGX0DFCCMhkuO">up to 20% more people</a> in the building by designing workplaces where employees have no fixed desk. The concept arose in part in response to the increased desire by organisations for collaboration and networking among employees, and secondly to the increasingly mobile and virtual nature of work.
Initial research however, has indicated growing concern. A 2013 <a href="https://www.gensler.com/uploads/documents/2013_US_Workplace_Survey_07_15_2013.pdf">global study</a> by Gensler found that as few as one in four workers report working in an optimal workplace environment, and more than half report being disturbed by others when trying to focus.
Employees report being constantly interrupted, distracted by noise, and not having enough space. Cortisol tests conducted on employees have shown stress levels in quiet private spaces at around half those in noisy open areas.  
Difficult to focus
<a href="https://www.gensler.com/uploads/documents/2013_US_Workplace_Survey_07_15_2013.pdf" target="_blank">Research</a> on knowledge workers has shown an increase in the time needed for focused individual work, with the time required for collaborative work decreasing. The concept of the activity-based workplace may be actually producing counter-productive results.
When people can’t focus, the <a href="https://www.gensler.com/uploads/documents/2013_US_Workplace_Survey_07_15_2013.pdf" target="_blank">research</a> indicates, they are less effective at learning, building relationships and at collaborating.
In many new offices based around the concept of activity based working, employees are using boxes and posters and plants, pretty much anything they can find, to try and create a space where they can actually get work done.
A recent <a href="https://www.cbre.com/o/international/AssetLibrary/Genesis%20Report_Exec%20Summary_1029.pdf" target="_blank">study of 5,500 office workers</a> globally by commercial real estate company CBRE showing that the ability to think and concentrate was important for workers of all ages; millennials and baby boomers want the same thing.
Innovation remains a top priority for organisations, and yet changes in workplace design may be negatively affecting innovation potential.
The clean desk policy required by activity based working, means that workers need to remove all of their work and belongings at the end of each day. <a href="https://www.forbes.com/sites/davidburkus/2014/05/23/when-to-say-yes-to-the-messy-desk/" target="_blank">Studies</a> have shown that messy desks can increase creative thinking and serendipitous discoveries.
What <a href="https://www.griffith.edu.au/business-government/griffith-business-school/departments/department-employment-relations-human-resources/hdr-students/elizabeth-sander" target="_blank">research to date</a> does demonstrate is that the design of a workplace needs to accommodate not only the type of work that needs to get done there, but also the individual needs of the people who are completing that work.
There is an increasing focus on objective measurement within the workplace, examining issues such as stress and productivity using physiological and neuroscience tests.
Results have shown employees can be significantly stressed with detrimental effects on both well-being and performance, though they may not report feeling stressed in self-report research.
More work to do
The importance of a well-designed workplace to support connection is as important as ever. A recent Harvard Business Review <a href="https://www.propertyobserver.com.au/https://hbr.org/2014/10/workspaces-that-move-people/ar/1" target="_blank">article</a> reported research that showed digital communication does not replace face-to-face interaction and that remote teams do not perform as well as those co-located.
It is somewhat surprising to realise we actually haven’t worked out how to design offices that make a positive difference to performance for all types of individuals and types of work.
We do know that subtle cues in our environment can cause us to be different versions of ourselves, more innovative, more outgoing, more <a href="https://www.jll.com.au/australia/en-au/Documents/jll-au-activity-based-working-2012.pdf" target="_blank">collaborative</a> for example, but we haven’t understood exactly how the workplace needs to be designed to achieve this.
Emerging theories of <a href="https://www.propertyobserver.com.au/https://www.emeraldinsight.com/doi/abs/10.1108/14725960510630489" target="_blank">integrative workplace design</a> should help us understand how to design workplaces that not only allow employees to perform better and make them feel better, but that could fundamentally change the experience of what it means to be at work.
<img src="https://counter.theconversation.edu.au/content/33677/count.gif" alt="The Conversation" width="1" height="1">Libby Sander is a PhD candidate, Founder Future of Work Project, Speaker, Author at Griffith University.
This article was originally published on <a href="https://theconversation.com">The Conversation</a>.
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