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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Restaurants in Potts Point have been caught in the fallout of liquor laws aimed at late night Kings Cross night spots.
The restaurants failed to tally the amount, in millilitres, sold each hour and submitted quarterly.
The special licence conditions were introduced last year for venues serving alcohol in the Kings Cross entertainment precinct, following community concerns about alcohol-fuelled violence.
They are now being reviewed a year into its operation.
Of the strikes incurred under the special conditions, 11 have been for restaurants, cafes and small bars that failed to provide alcohol sales data, the Office of Liquor, Gaming and Racing's report shows. 10 were in Potts Point.
Under the tough licensing conditions, all venues in the precinct licensed to trade after 8pm are required to report their alcohol sales every night between 8pm and 5am across eight categories, including light and full-strength beer, spirits and energy drinks. 
Kings Cross Liquor Accord chief Doug Grand, noting many small restaurants lacked the technology to automatically record their sales data, has asked the Office of Liquor, Gaming and Racing to exempt small venues with no history of violence from the requirements.
Mai Train, whose popular Potts Point Vietnamese restaurant Bay Bua has received one strike, said the reporting requirements were confusing and time-consuming. 
"Nobody gets drunk in a Vietnamese restaurant," she told Fairfax Media.
Another venue pinged under the new rules was Panhandlebar, a 52-seat cafe and wine bar established by Stephen Marks who said ordinarily his annual licence fee would be $400, but having incurred a strike, it could potentially rise to $5400. 
The NSW Small Business Commissioner Robyn Hobbs said she would meet with affected business owners next week, following a request from independent Sydney MP Alex Greenwich.
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jchancellor-FAypfDUnLy

Restaurants caught in Kings Cross liquor laws fallout

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Aspen Group has acquired the Four Lanterns Estate, a residential manufactured housing estate located in Leppington in south-west Sydney.
The $7.4 million purchase - Aspen Group’s first accommodation property acquisition in the Sydney metropolitan area - reflects an initial yield of 7.6%.
Located within the Leppington Town Centre, the freehold property is 800 metres from the new Leppington railway station.
Significant infrastructure is currently being installed in the surrounding area, including the upgrade of the Camden Valley Way to a four lane divided carriageway.
Four Lanterns Estate has been established for over 40 years, with 102 existing residential sites, with a 100% occupancy level. It is marketed as an alternative, affordable option for the over 50s, a low-maintenance lifestyle in your own brand-new manufactured home.
"There is development potential to increase the number of residential sites subject to council approval," said Clem Salwin, the Aspen chief executive officer. 
The 3.9 hectare property has recently been rezoned to R3 Medium Density residential.
Aspen Group has also secured a first right of refusal to acquire an adjacent 2.5 hectare site.
Situated 40 kilometres from Sydney, and <a href="https://www.fourlanterns.com.au/index" target="_blank">originally the Red Mill Caravan Park</a>, the Estate has been a family-owned small residential park since 1971.
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Aspen Group pay $7.4 million for Four Lanterns Estate, Leppington

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The flood of international retailers coming to Australia is set to continue apace, according to a report released today by Deloitte.
Deloitte’s 2015 Global Powers of Retailing Report identifies 37 of the world’s top 250 retailers now operating in Australia, an increase from 30 last year.
These include new entrants in 2014 such as H&amp;M, Fast Retailing (Uniqlo), Forever 21 and <a href="https://www.smartcompany.com.au/technology/social-media/44933-the-final-c-ntdown-sephora-s-spelling-stuff-up-and-three-other-social-media-lessons-from-2014" target="_blank">Sephora</a> which have all established bricks and mortar stores alongside their online presence.
“With a weakening Australian dollar and ever increasing competitive pressures, we expect to see further interest by overseas retailers in the Australian retail market,” David White, Deloitte Australia partner and retail industry leader said in a statement accompanying the report.
“As major global players continue to enter the Australian market, and existing global retailers expand their store footprint, Australian retailers across all segments will continue to face significant challenges and increased competition.  “The ability to innovate, drive improved processes and to connect with the consumer will be critical in order to remain competitive.”
White says in 2015 a number of major international retailers are either expected to, or having formally announced, their intentions to set up shop in Australia. “British retail giants Marks &amp; Spencer are rumoured to be interested in the Australian market, whilst the likes of <a href="https://www.smartcompany.com.au/growth/44658-us-furniture-giant-to-open-first-australian-store-in-december">Ashley Furniture</a>, one of the US’s largest furniture retailers, has already announced that they are setting up operations here,” White said.
But David Gordon, retail expert at Lowe Lippman, told SmartCompany while many international retailers find Australia attractive it can also be a tough market for them.
“Most of the big name retailers that have come here have had phenomenal launches and a strong initial period but then we have seen a reduction in their sales thereafter,” he says.
“Once the excitement of the new brand wears down, they then need to compete on a like for like basis, and that is not as simple as it seems.”
Gordon says Australia has specific requirements and tastes and an operational environment with high occupancy and wage costs makes the profit model very different to overseas and requires some local expertise. 
“The market here, like any mature market, requires innovation because of the multitude of local private companies in this space. It also requires constant hands on attention and often these large multinationals cannot give this consistently due to other priorities and due to distance,” he says.
“Highly branded overseas operators coming into Australia may sound frightening to local brands but they often do not have a lasting impact.” 
The Deloitte report identifies five major retail trends for 2015, which are shaped by the disruptive changes currently impacting the marketplace:
<ol>
<li>
Travel retailing Redefining notions of customer base and transforming the role airport retail plays in a company’s strategy. Around 15% of the global population travel each year, spending the equivalent of a trillion US dollars in the process 
</li>
<li>
Mobile retailing This is a rapidly growing business segment that is expected to approach US$640 billion in annual global sales within just a few years. Wearables will offer new opportunities to engage consumers and payments via mobile are of growing importance. 
</li>
<li>
Faster retailing Speed to market, speed to response and speed to deliver are all key. Millennials prefer fast response times and immediate gratification and successful retailers will cater to that through services such as same day delivery. 
</li>
<li>
Experience retailing Taking shopping and adding entertainment, emotion, deeper engagement, and sometimes even an entire environment. 
</li>
<li>
Innovative retailing Responding to market disruption with disruptive creativity of its own. This can involve continued blurring of sectors such as supermarkets acting as banks.
</li>
</ol>
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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cwaters-YrtBR88nBe

Global retail invasion set to continue: The five major retail trends to shape 2015

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<div>
Queensland House, a six-storey building on The Strand in central London, has been listed for sale by the Queensland government.
</div>
It is the office of the Queensland Agent General Ken Smith and his staff.
News Ltd papers suggest property agents tip up to $38 million for the 1980s office building.
<a href="https://www.allinlondon.co.uk/directory/1100/93666.php" target="_blank">393 The Strand</a>, which has retail premises, was reportedly purchased by the state for about $4 million.
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Queensland House, London offices set for sale by Queensland government

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GUEST OBSERVATION
2014 was a slow period of retail growth in Australia, in marked contrast to fast paced growth in US retailing.
Here are seven key trends that will continue or appear in retail – and not just at the big end of town.
In fact it’s been interesting to see how the big end of town has worked hard to present a smaller and more personal experience to shoppers. To be more intimate in store and online.
Global retail trends for 2015
<ol>
<li>Retail owned and managed brands will continue to grow faster than national brands. This trend has been playing out for almost a decade in the US and UK, and for the past seven years in Australia and New Zealand. We still haven’t maxed out share of volume or share of shelf for retail own brands in adult beverages, organic and wholefoods, consumer electronics, health and wellbeing or perishable food. </li>
<li>Growth through acquisition not through new stores or new ventures. Large retailers will look to buy smaller, mid-sized and faster growing retailers to drive growth and keep the stock markets happy. The days of large, high risk investment in large new formats is over. </li>
<li>
Medium growth will be faster than the big end of town. It’s just the way it seems to be playing out everywhere. The very small are opening up as new, physical and online retailers providing a living for themselves and their families, whilst the big end is struggling with 1% to 2% growth. The 10 to 15-year-old medium-sized retailers are nimble and growing in almost every sector. 
</li>
<li>
Convenience retail will be the fastest growing sector measured by store numbers and profit. There are more convenience stores opening than any other form of retail store. With the building boom now running in every key large city of the world, time-poor shoppers buying new homes in multi-dwelling, high-rise buildings assume there will be a seven day a week, 18 hour a day store at the foot of their building. Automated time of day pricing will allow these retailers to charge very late night shoppers a little more to cover the extra cost of late night retailing. 
</li>
<li>
Growth is supporting an appetite for risk and change; less following and more innovation and differentiation. The US has moved out of recession and into growth again, and European growth retailers are looking for new markets to compensate for their slow domestic growth. Thus there are far fewer “follower” strategies being pursued. For a while, discounting was the only way to do business. Quality, range and service all shrunk as everybody pursued a generic low price strategy. With increased sales at retail we’ve seen retailers begin to fan out and individual strategies come into play. Wider ranges, more choice, newer brands and non-core shopping offerings are replacing pure price. 
</li>
<li>
Technology to let a big store act like a small store – and vice versa. Big retailers want to make each store and interaction as personal as possible. In the same way as social media has personalised the relationship between the retailer and the shopper out of store, so the need to treat shoppers as individuals in store has grown. It’s made possible by store associates’ time being freed up from the mundane time consuming tasks like changing printed shelf price labels, or standing at checkouts waiting for shoppers. Electronic shelf edge labelling technology will price at the checkout and the shelf simultaneously and automatically. Mobile paperless payment in store will let store associates transact in an aisle just like an Apple store. Small retailers want to do the same thing and have access to the same technologies tailored to small store formats. 
</li>
<li>
Online, in store: “Same, same but different” By the end of 2015 many of us will look at something we’ve bought and not remember how it got into our home. From mayonnaise to shoes, tyres to TVs, the blurring of lines between where we bought it will mean this differentiation will matter less and less. The same with pricing. Online prices won’t be cheaper than physical, they’ll be the same. It’s never dull in retail!
</li>
</ol>
Kevin Moore is a retail expert and the chairman of <a href="https://crossmark.com.au/" target="_blank">Crossmark Asia Pacific Holdings</a>.
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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KevinMoore-qqnNLh5v7N

Seven trends in retail to fuel growth in 2015

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In the 2014 September quarter, 90.7% of properties sold in Australia recorded a profit, with 30.1% selling for more than double their purchase price, according to CoreLogic RP Data.
Regional Western Australia, however, didn't attract many of those gains. The area recorded the highest proportion of loss-making resales in the country, seeing 22.5% of resales make a loss in the September quarter.
Regional Queensland closely followed, with 22% of resales making a loss in the same period.
CoreLogic RP Data research analyst Cameron Kusher said the poor performance reflected conditions in coastal markets.
"Recent data highlights the growing weakness in markets linked to the mining and resources sector where values are generally falling," said Kusher. He also noted the high proportion of loss-making resales for units in lifestyle markets.
The average loss taken in the 2014 September quarter was $62,246, with the average gross profit $223,870.
Kusher noted that profits are often dependent on the length of holding time for a property, with a loss making property in the September quarter sold after an average of 5.7 years. Properties sold for a gross profit were held for 9.9 years on average. Vendors of homes sold for more than double their purchase price had held the properties for an average of 16.8 years.
Proportion of resales profit by length of ownership, September quarter 2014 
<a href="/images/2015/01/13/Picture%2045.png" target="_blank"><img src="/images/2015/01/13/Picture%2045.png" alt=""></a>
Source: CoreLogic RP Data's September 2014 Pain and Gain Report.
Across Australia, 9.3% of all home resales attracted a lower price than what the vendors paid – the result was up from 9.0% in the June quarter. However, CoreLogic RP Data notes the proportion of resales that made a loss in the 2014 September quarter was still "much lower" than the 11% recorded in the September quarter of 2013.
Unsurprisingly, Sydney had the lowest proportion of loss-making resales of any capital city in the September 2014 quarter. Just 2.6% of resales in the New South Wales capital made a loss. Perth resales were also relatively strong, with only 6% making a loss. However, CoreLogic RP Data's Pain and Gain report recorded that losses are trending upwards in Perth.
In Melbourne, 6.5% of resales were loss-making, with the proportion of losses trending downwards.
Sydney, Melbourne, Brisbane, Adelaide and Hobart are all seeing the trend for losses decline. According to Kusher, the trend reflects value growth in those cities. Perth and Darwin and Canberra, where the proportion of loss-making resales also trended upwards, are currently seeing price conditions decline.
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jrichardson-uRX5hFdKfN

Regional WA beats out regional QLD in resale race to the bottom: CoreLogic RP Data

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Brookfield Prime Property Fund has a conditional agreement to lease part of the vacant space in its 50% owned property at 108 St Georges Terrace, Perth. 
The agreement for lease for 8,300 square metres is with a BHP Billiton entity that would be part of South32, the new company which BHP Billiton plans to create via a demerger. 
A final decision on the proposed demerger is subject to BHP Billiton Board and shareholder approval expected to take place in May 2015. 
The lease will be for a period of 10 and a half years commencing May 2015.
Occupancy at the property will increase to 75%. 
Brookfield's 50% interest in the property is valued at around $166 million.
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BHP'S South32 takes 108 St Georges Terrace, Perth office lease

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Loggerheads, the trophy Hunter Valley vineyard estate last sold in 2008, has been listed with $10 million price expectations.
The Pokolbin property has wonderful provenance being the former home of the late Len Evans and before that the Tyrrell family.
It was last sold to Robin and Judy Crawford by Len Evan's widow, Trish Evans.
There's still a village-like setting at the estate which has its rambling residential homestead with three adjoining pavilions. 
The seven bedroom, six bathroom homestead is Australian Country in design, with European influences, extensively refurbished by the architect Michael Suttor.
It is now surrounded by Paul Bangay garden, with orchard and vegetable garden.
Against the backdrop of the Brokenback and Barrington ranges, there are several outbuildings along with an imposing stone column feature, collected from the demolition of the Bank of NSW on George Street, which remain from the Evans' time.
The level, but elevated property was bought by the Evans clan from the Tyrrell family in 1971 and comes with a 35-year-old vineyard, now with about four hectares under vine.
Set in Australia’s most visited wine region, it has been listed by Alan Jurd from Jurd's Real Estate who secured its 2008 sale.
The <a href="https://jurds.com.au/listings/rural_sale-310141-pokolbin/" target="_blank" style="line-height: 1.3em;">Loggerheads</a> estate is 200 acres. 
The 87 hectare property has two road frontages, at 97 Palmers Lane and 2341 and 2347 Broke Road, Pokolbin.
The Broke Road frontage has passive rental income from a fully licensed cellar door wine sales outlet, separate residence, dairy/barn and wine storage shed.
Alan Jurd told Property Observer he expects around $6 million for the homestead holding and $4 million for the commercial lot.
"Loggerheads represents the finest example of a country lifestyle with city convenience being just two hours North of Sydney," said Shelly Jurd, the agency's rural lifestyle sales director.
There is a <a href="https://www.youtube.com/watch?v=0ohWepmCXow&amp;feature=youtu.be" target="_blank">video with the marketing</a>.
The noted bon vivant Len Evans, who died in 2006, was the long-time president of the Australian Wine Foundation, having written about wines since 1962.
He began his beverage career after he migrated to Sydney in 1958 and took a casual job as a pub glass-washer at the Ship Inn at Circular Quay.
Title Tattle recalls Evans planted Shiraz and Gammay in the vineyard.
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Loggerheads, the Hunter Valley trophy lifestyle vineyard estate listed

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GUEST OBSERVATION
Judging from the first week of campaigning, the 2015 Queensland election is going to be very much about economics – and jobs in particular.
On the one hand, Premier Campbell Newman and his Liberal National Party stress that <a href="https://qld.lnp.org.au/lnp-unveils-plan-jobs-tomorrow/" target="_blank">under their “strong economic management”</a>, 1,100 new jobs are being created every month and Queensland is on track to become the fastest growing state economy in Australia.
On the other hand, the Labor opposition, led by Annastacia Palaszczuk, has focused on <a href="https://www.brisbanetimes.com.au/queensland/queensland-state-election-2015/queensland-election-2015-remember-the-cutbacks-says-alp-20150108-12jrrw" target="_blank">“the savage cuts to jobs”</a> under the Newman government, arguing those cuts have affected the delivery of adequate services, especially in health.
For voters trying to discern the facts behind each party’s spin, two crucial questions are:
<ul>
<li>How does Queensland’s economy compare to the rest of Australia?</li>
<li>How has the economy performed since Newman’s Liberal National government took over from Anna Bligh’s Labor back in March 2012?</li>
</ul>
The short answer to the first question is: around the average, with some local situations that tend to be among the worst in the country.
As for the second question, I was a little surprised by what the data showed: that Queensland’s economy has fared worse over the past three years than it might appear at first sight.
To offer an independent analysis of those two questions, I have used data publicly available from the Australian Bureau of Statistics. Monthly data for employment and unemployment are adjusted for seasonality using the X-12 software package of the US Census Bureau.
Now, let me add some substance to those short answers.
A snapshot of the Queensland economy today
Table 1 below reports a set of key macroeconomic indicators (looking at the economy as a whole) for each Australian state and for the aggregate Australian economy. See the notes beneath the table for technical definitions.
<a href="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/68651/area14mp/image-20150112-23812-r3fzs1.png" target="_blank"><img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/68651/width668/image-20150112-23812-r3fzs1.png" alt=""></a>
 Source: Author’s calculations based on data from the Australian Bureaus of Statistics 
Notes: GDP is Gross Domestic Product, GDI is Gross Domestic Income, Unemployment rate is number of unemployed persons in percent of total labour force, Youth unemployment rate is the rate of unemployment of persons ages 15-24, and the employment rate is the number of employed individuals in percent of total working age population. GDP and GDI growth rates refer to the period June 2013-June2014. The unemployment rate refers to November 2014, youth unemployment is the 12 month average to November 2014 and the employment rate is the 3 months average to November 2014. Author provided
In terms of Gross Domestic Product (GDP) growth in aggregate and per capita (meaning per person), the Queensland economy is broadly in line with the Australian average. Only Western Australia and Northern Territory appear to clearly outperform the Sunshine State.
But data on Gross Domestic Income (GDI) show that Queensland is well below the Australian average. In particular, GDI per-capita in Queensland has decreased by 1% between June 2013 and June 2014. This is the second largest decline in the entire country.
Conceptually, GDP and GDI measure the same thing: output. However, they do that from two different perspectives. GDP measures “expenditures” while GDI measures “incomes”. The discrepancy between the two arises because of measurement errors.
GDP is the more popular of the two measures, but recently most Statistical Offices have started reporting both. In fact, it has been shown that GDI tends to suffer from a smaller measurement error than GDP.
GDI is therefore likely to be a more reliable predictor of the business cycle of the economy. And this is not good news for Queensland, because it means that we might be going through a much less favourable economic phase than we believe.
In terms of labour market performance, Queensland currently has the equal highest unemployment rate in the country (6.9%), matched only by Tasmania, even though this is only a few decimal points higher than the Australian average (6.3%).
Youth unemployment in Queensland (14.1%) is marginally below the Australian average of 14.5%. However, there is a lot of regional variation within Queensland. In Cairns, for instance, youth unemployment is above 21%, one of the highest rates observed in Australia. Conversely, in Mackay youth unemployment drops to 8.6%.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
Newman vs Bligh on jobs and growth
In Table 2, I report the change in several macroeconomic variables since 2007. The period of observation is split in three sub-periods corresponding to the latest three Queensland governments: Bligh I (September 2007-March 2009), Bligh II (March 2009-March 2012), and Newman (March 2012 to the latest available information).
The table reports the data for Queensland and Australia overall. In terms of economic growth, again GDP and GDI provide quite different indications. According to GDP, the Queensland economy under the LNP government has performed on par with the Australian aggregate – slightly better, in fact.
Conversely, GDI data present quite a dim picture, with Queensland doing much worse than the Australian average and, more importantly, experiencing a net 2% decline in income per-capita. In this respect, the LNP government has delivered a significantly worse outcome than the previous two Labor governments.
Employment performance appears to be the highlight of the LNP government. The increase reported in the table corresponds to an average of about 970 new jobs per month between March 2012 and November 2014.
But, unfortunately for Queensland, this is only part of the story. First, practically all of the new jobs created are part-time. In fact, full-time employment decreased during the period of observation from 1.634 million to 1.626 million. Those are “original” figures; the seasonally adjusted figures show an even stronger decline. (You can read more about seasonal adjustment of jobs data <a href="https://theconversation.com/hockey-plays-the-abs-blame-game-while-unemployment-hovers-32746">here</a>.)
Second, unemployment has grown. Now, the increase shown in the table refers to the seasonally adjusted data and is considerably larger than the increase resulting from the original data. Still, the creation of new jobs occurred while existing jobs were being destroyed.
As a result, the seasonally adjusted unemployment rate increased from 5.5% in March 2012 to 6.9% in November 2014. Even the original data show an increase in the unemployment rate, albeit of a much more modest magnitude.
<a href="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/68652/area14mp/image-20150112-23782-1amuzxq.png" target="_blank"><img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/68652/width668/image-20150112-23782-1amuzxq.png" alt=""></a>
 Source: Author’s calculations based on data from the Australian Bureau of Statistics 
Notes: Growth rates of GDP and GDP are annual averages. Growth rates of employment and unemployment are measured over the entire period of each government using seasonally adjusted monthly data. In addition to the growth, the table also reports the simple change in level (i.e. change in the number of people employed and unemployed). The change in unemployment rate is simply the difference between unemployment rate at the beginning of the period and unemployment rate at the end of the period. Author provided
Overall, under the LNP government, the Queensland labour market appears to have performed worse than the Australian average.
Also, it does not seem that the Newman government has outperformed either of the two Bligh governments. During Bligh’s time in power, from September 2007 to March 2012, the Queensland economy experienced higher GDI growth, faster employment growth, and a smaller increase in the rate of unemployment.
The Newman government did marginally better than the Labor government in terms of GDP per-capita growth and better than Bligh I in terms of limiting the growth in the number of unemployed people. However, the growth in unemployment during Bligh I occurred at a time when Australian unemployment was growing even faster.
Fabrizio Carmignani is professor, Griffith Business School at Griffith University.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
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FabrizioCarmignani-GxUevkhNYc

The true state of Queensland’s economy, without the spin

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A record amount of industrial sales helped push commercial property sales to $26.8 billion in 2014, according to CBRE Research.
With commercial property sales up 6% on 2013 levels, office property was the largest contributor at $14.5 billion of sales, with retail assets at $7.3 billion. Industrial property clocked in $5 billion of transactions – up 55% from 2013’s total and surpassing the 2006 record of $4.9 billion.
CBRE head of research for Australia, Stephen McNabb, said that the last quarter of 2014 saw strong activity in the industrial market.
“Industrial sales grew by 55% year on year, driven by a number of large portfolio sales,” McNabb said.
“Activity is being prompted by divergence of opinion as to the degree to which yield compression can continue. Strong yield compression in the super prime sector (80 to 90bp in Sydney/Melbourne) through 2014 prompted selling from some owners, in an environment where new sources of demand are looking for income yield combined with an expectation that the risk of yield softening is low,” he said.
He also said that across the entire commercial market, foreign investors have maintained their presence, however a slowing was noted – to 12% after a 2013 doubling of investment.
Meanwhile, Matt Haddon, CBRE regional director, industrial and logistics services, said that they had been predicting the strong uptick in industrial in early 2014.
“Despite a slow start to industrial sales volumes in 2014 with only modest figures recorded at the end of Q2, based on the volume of sales and enquiries we were handling back in July, we made the call that 2014 would set a new benchmark and that’s how it’s panned out, reaching the $5 billion mark for the first time,” Haddon said.
“Given the volume of deals currently in the pipeline and the number of quality assets due to come to the market in Q1 this year, we see this volume of sales being sustainable for the foreseeable future and don’t believe that 2014 will be viewed as a ‘spike’ in any way.”
The office markets’ growth was sustained throughout 2014 with Sydney and Melbourne recording strong years for turnover – totaling 80% of the national turnover for office stock, when in 2013 they numbered 65%.
“This is consistent with stronger demand for assets in these core markets in which the vacancy risk over the next few years looks more contained for both prime and secondary assets,” Haddon said.\
<img src="/images/2015/01/14/Commercial%20property%20transactions%20-%202014.png" alt="">
Source: CBRE Research
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