Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

Joel Robinson

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
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[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Local Little Bay residents, along with buyers from premium postcodes across Sydney’s affluent Eastern Suburbs, have dominated purchases in developer-builder Urban Property Group’s first Eastern Suburbs apartment development, <a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a>.

The $250 million coastal project, one of the first new developments in the area in several years, has proven particularly popular with downsizers, especially those from Coogee and Bondi. One Double Bay downsizer paid $4.7 million for a four-bedroom penthouse, setting a new local apartment price record in the process.

Buyers have been attracted to the combination of coastal tranquillity, premium design and amenity-rich neighbourhood living. The walkable village setting, along with proximity to three of Sydney’s leading golf courses, New South Wales Golf Club, St Michael’s Golf Club and The Coast Golf Club, has also been a key drawcard.

[smartcode_project:default project_id=112343 project_image_fid=352689]

Built across two low-rise buildings designed by <a href="https://www.apartments.com.au/architects/hill-thalis-architecture-urban-projects-pty-ltd">Hill Thalis</a> and set along a lush, landscaped green spine, designed by leading landscape architect <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>, ESTE Little Bay offers a collection of one, two, three and four-bedroom residences with interiors by Richards Stanisich.

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> Sales Director, Tom McIvor said the response to ESTE has been "nothing short of extraordinary."

“Buyers have been quick to recognise ESTE as a rare opportunity to invest in a coastal sanctuary that offers both seclusion and connectivity to the heart of Sydney,” McIvor said.

[smartcode_project:default project_id=112343 project_image_fid=352687]

<a href="https://www.apartments.com.au/project-marketer/srm-residential">SRM Residential</a> Senior Director, <a href="https://www.apartments.com.au/project-marketer/srm-residential">Clayton Ross</a> said the local market has responded incredibly well, driven by ESTE’s exceptional location and the rarity it offers.

“We’ve seen strong interest from a variety of buyer groups, all of whom are drawn to the exclusivity and quality of the build and construction by the 4.5-star iCIRT-rated builder / developer, Urban Property Group. There’s truly nothing else like it along Sydney’s coastline.”

[smartcode_project:default project_id=112343 project_image_fid=352690]

The project also includes robust buyer protections, including Resilience Insurance’s Latent Defects Insurance, providing 10 years of structural cover, and an independent iCIRT-rating of the developer.

“The iCIRT-rating adds another layer of confidence,” Ross added. “Buyers see it as a safeguard for their investment and their lifestyle.” A highlight of ESTE’s offering is its exclusive wellness amenities, including a heated rooftop infinity pool and outdoor heated spa, a state-of-the-art Technogym fitness centre, and a sauna.

<a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a> is topped out and is on track to complete towards the end of 2026, with residents moving in before Christmas.

[smartcode_project_cta:default project_id=112343]

Eastern Suburbs buyers snap up ESTE Little Bay apartments

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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One of the world's biggest real estate groups - Jones Lang LaSalle - this week changed its name to JLL. 
The decision to shorten the name, said the company, was “a natural evolution of the firm’s historically rich brand, recognising that it is a truly global company located in multiple markets, with a wide range of expertise applied through many different client services". 
 JLL Australia chief executive Stephen Conry said: “this is a natural and exciting progression".
"We were the first global commercial property firm to establish an Australian presence and we continue to evolve."  
"Our new name JLL is modern and suits our vision for the future of our business.
He also made a point of saying that JLL was particularly well suited to the many digital applications and mobile channels it used, where shorter names worked better. 
The JLL name and new logo will be rolled out globally over the next two years.
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Jones Lang LaSalle announces new name - JLL

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A tightening white collar employment market and weaker business conditions for the private sector saw leasing activity in the Adelaide CBD office market sink below the five year average last year.
The latest quarterly Savills Spotlight Adelaide Office market report revealed that 74,697 square metres of leasing activity took place in central Adelaide in the year to December - down 8.1% on 2012 and well down on the five year average of 125,590 square metres.
Of the 74,697 square metres reported leased in central Adelaide, the government and community sector was most active leasing about 45% of the stock reported leased.
Despite a positive contribution from the fringe precinct, overall net absorption across the city and fringe was 4,108 square metres.
Adelaide’s combined office market vacancy rate for the CBD and fringe markets stood at 11.8% as at December 2013. Of the two markets, the CBD has the highest vacancy rate at 12.4%, while the fringe is 8%.
Dissecting the results for the CBD market, Savills said that prime grade stock recorded positive absorption of 20,094 square metres over the period but noted that it was down 14,003 square metres on the previous year.
Secondary grade stock recorded negative absorption of -22,943 square metres. "These figures show that most demand for prime grade stock is coming from within the CBD, with only a small proportion of tenants moving into prime space from other office precincts," said the report.
The city fringe recorded net positive absorption of 2,030 square metres - down on the previous 12 months but up on the five year average of 1,835 square metres.
While Savills is tipping leasing activity to remain subdued in the short-term, it expects tenant demand to improve, predicting positive net absorption to return to the CBD market in the medium term.
Helping to drive that shift in leasing conditions, it says will be the introduction of newly refurbished office space onto the leasing market in late 2013 which "should provide a number of opportunities for existing and new tenants during 2014".
"The next 12 months are forecast to have an increase in lease expiries over the past 12 months which should help drive an increase in leasing activity in central Adelaide."
More stringent rules surrounding mandatory NABERS Energy rating disclosure, it adds, were also likely to have a negative impact on older office space in Adelaide, particularly for properties seeking to attract government tenants.
Average CBD net face rents remained steady in the final quarter of last year - ranging from $310 to $410 per square metre per annum.
Savills said incentives remained steady for premium grade buildings over the quarter due to relatively strong leasing demand. However, A and B grade incentives increased as a result of increased supply and the resulting increase in competition, it noted. 
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Leasing activity in Adelaide CBD market slips below five year average

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GUEST OBSERVATION
With businesses and government organisations seeking improved efficiencies, better technologies and more staff mobility, business leaders are recognising that activity based working (ABW) can have a large and positive impact on both cost efficiencies and improved productivity. Currently, approximately 50,000 employees in Australia work in various forms of ABW, including large corporate organisations like JLL, NAB, ANZ, CBA, Macquarie Bank, Microsoft, Cisco and Suncorp. As large leases expire over the next decade and businesses look to move or renew, ABW will be front of mind and new space take-up is likely to be moderated by 15 to 20%.
ABW is a workplace strategy aimed at providing people with the flexibility to undertake workplace activities in a variety of settings that best suit those tasks. It is designed to foster optimum productivity and streamline the workplace for cost and environmental efficiencies. There are various forms of it, and it’s likely that take-up will remain different for companies based on their needs.
ABW is currently still in its infancy, with the proportion of office tenants already committed to an ABW format still very low. Sydney has seen more tenants embrace the concept than other Australian markets, but this still only translates to a small portion of total CBD stock. 
Many industry participants have enthusiastically embraced the concept and believe its importance and impact on the market will only grow over time. However there also remains some scepticism. As much as non-believers recognise elements of ABW will have a lasting impact on the market, they do not believe the concept will survive long term. Instead, they think it will morph into something else as market conditions change.
From a tenant perspective, the evidence suggests that ABW and space utilisation is currently high on the corporate real estate agenda. According to Jones Lang LaSalle’s recent biennial corporate survey Corporate Real Estate at a Cross roads: Cost vs Value, occupiers surveyed both in Australia and globally point to an increased focus on ABW. Of the 52 respondents surveyed, 76% stated they expected an increased focus on utilisation and density over the next three years.
In Australia, Sydney’s CBD is likely to be the most exposed market nationally to the trend, which reflects the prevalence of finance and insurance tenants in the market and of larger tenants more generally. Survey responses suggested that ultimately between 20 and 25% of Sydney CBD tenants would adopt ABW.
Some survey respondents felt that there was a high risk associated with ABW being implemented purely for cost savings. As such, ABW may be unsuccessful and unpopular if implemented without appropriate change management plans, IT investment or provision of enough common space.
Research shows employees who work in ABW environments feel positive about the new way of working. A separate survey conducted by JLL following our adoption of ABW showed 87% of staff believed (strongly agreed or agreed) the new ABW office design provides an attractive environment to work in and contributes to their productivity.
Regardless of the size of the eventual impact of ABW on the property market, the rate of impact will be relatively slow over a period of 10 to 15 years. As such, this slow steady impact will be relative indiscernible from other market factors over the next decade. While ABW can theoretically be undertaken in older existing buildings, the concept is more compatible with some of the benefits new modern office stock offers. 
Rajiv Nagrath is director of corporate solutions with <a href="https://www.jll.com.au/australia/en-au" target="_blank">JLL</a>.
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Activity based working is here to stay

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<img src="/images/stories/2014/03/12/manuel-profile.png" alt="" style="float: right;">
Name: Jesse Manuel
Position: Manager – rural and agribusiness
Company: Colliers International
Office Location: Adelaide
How long have you been in the industry?
About 10 years. I started in residential real estate in a small country town. Given my farming background I moved to a boutique rural agency in Adelaide before joining Colliers International in 2007 as one of the original start-up members of the Rural &amp; Agribusiness specialisation.
What’s happening in the area you specialise in? 
Consolidation. Many of the well-positioned larger producers and long-standing industry participants with minimal debt have taken advantage of their position, acquiring neighbours and competitors. There is considerable interest in Australian agriculture from Chinese buyers such food companies and major private investors. Institutional investors from Europe and the US are also emerging as an important segment of the buyer market for large scale farming assets.
Describe the most interesting property you have sold?
By virtue of the asset class I deal with, nearly all of the assets seem ‘interesting’ to people from outside the industry. We have sold a vertically integrated oyster business comprising extensive water and land-based operations, chicken meat farms, large scale forestry plantations and country mansions.
What are the ingredients to being successful in your job? 
Be passionate, eager to learn and expand your network, and never ever give up.
What aspects of your role do you enjoy the most?
Dealing with new people and interesting properties on a daily basis, and the thrill of a deal!
Where would invest a spare $750,000?
$750,000 won’t go a long way in commercial farming but I would say the chicken meat sector is one of the best-performing agribusiness industries currently, so that would have to be a consideration. I would also invest in a vineyard in a renowned region such as the Barossa Valley because values are on the way up.
Which football team do you support?
The mighty Adelaide Crows! We’ll make top four this year.
What’s your favourite app or techno gadget?
Google maps.
How do you use social media? 
<a href="https://www.propertyobserver.com.au/https://au.linkedin.com/pub/jesse-manuel/20/9b5/219" target="_blank">LinkedIn</a> is very helpful in finding contacts within organisations you don’t have relationships with. We also like promoting our deals and sharing research reports with our clients.
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In profile: Colliers International's manager - rural and agribusiness, Jesse Manuel

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The <a href="https://www.tenants.org.au/" target="_blank">Tenants Union of NSW </a>(TUNSW) has warned Australians against forgetting the benefits of the National Rental Affordability Scheme (NRAS) following a News Limited article claiming the scheme is being “abused” by developers.
The Australian yesterday published an article claiming that the Central Park development in Sydney is being targeted towards international students, with the article asserting that the phrase “international student” or “international students” was used almost 50 times. According to the article, the 34 page brochure issued by developers Frasers Property Australia and builders Sekisui House Australia in October 2012 also repeatedly describes the development’s main building as “NRAS advantaged.”
National Shelter executive officer Adrian Pisarki, one of the members of the Affordable Housing Summit Group that helped draft the NRAS is quoted in the article saying that although there is evidence that some international students faced affordability pressures, they were not the intended recipients of the NRAS. The scheme, launched by the previous Labor government in 2008, “seeks to address the shortage of affordable rental housing by offering financial incentives to persons or entities such as the business sector and community organisations to build and rent dwellings to low and moderate income households at a rate that is at least 20 per cent below the market value rent,” according to the Department of Social Services.
Responses to the NRAS is has been <a href="/expert-insights/investing/readers-respond-in-defence-of-nras">mixed throughout the property industry</a>.
But in a <a href="https://tunswblog.blogspot.com.au/2014/03/nras-baby-in-bathwater" target="_blank">blog post yesterday</a>, the TUNSW drew readers’ attention to the scheme’s benefits, writing that although The Australian  has reported that 4,000 units constructed under the scheme are being let to university students, the NRAS has subsidised the construction of 14,500 dwellings. According to the TUNSW, there are another 24,000 dwellings in progress. Although the post acknowledges that the income thresholds required to qualify to let a NRAS subsidised property are higher than those for social housing, the TUNSW claims to know of one community housing provider “who reports that 15% of its NRAS tenants had previously been homeless.”
“There's actually an affordable housing baby in the NRAS bathwater!” writes the TUNSW.
“Would the government throw it out, while its other tax settings do nothing but encourage speculation and make housing unaffordable?”
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jrichardson-uRX5hFdKfN

NRAS: Don’t throw out the baby with the bathwater, says TUNSW

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Dessert franchise The Cupcake Bakery has collapsed into administration amid news some former store locations are no longer trading under The Cupcake Bakery name.
Administrators Brent Kijurina and Richard Albarran from Hall Chadwick were appointed to the business on March 5, with the first meeting of creditors scheduled for March 17 in Sydney.
The Cupcake Bakery was launched by husband and wife team Alex and Angela Perry in 2006, its website reports.
It says the pair were driven by a “passion for desserts and a drive for business so we left our careers and started selling cupcakes at markets”.
The company built a franchise network through Melbourne, Sydney and Brisbane.
It offers multiple cupcake flavours, sold individually or packaged up for corporate and private events. 
While it was not clear this morning which locations of The Cupcake Bakery are still operating, SmartCompany was told four Cupcake Bakery franchises across Sydney are now trading as a different business.
The stores in Westfield Eastgardens, Liverpool, Ikea and Warringah Mall are now operating as The Cupcake Café.
The Cupcake Bakery is not the first cupcake business to face change, with liquidators appointed to <a href="https://www.google.com/url?q=https://www.smartcompany.com.au/growth/economy/27668-the-end-of-the-cupcake-craze-the-ghermez-cupcake-empire-starts-to-crumble&amp;sa=U&amp;ei=3VIeU4XEFpGMlQXCioDYDQ&amp;ved=0CAYQFjAA&amp;client=internal-uds-cse&amp;usg=AFQjCNGMK_JjwP1WIsxtu4l_qBxllj2nCA">Ghermez Cupcakes in late 2012</a>. Founder Ghazaleh Lyari toldSmartCompany at the time the business was not going into administration.
"It was structured as a family trust and I am bringing investors on board so the trust is being liquidated," she said.
The Cupcake Bakery’s administrators were contacted by SmartCompany but declined to comment further on the state of the business at this stage.
This article first appeared on <a href="https://SmartCompany.com.au" target="_blank">SmartCompany.</a>
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moliver-7qYWqnHmyR

The Cupcake Bakery franchise collapses, but some stores keep baking

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Setting up an office in 2014 is not as simple as a creating an imposing front entrance, nice boardroom, rows of desks and glassed-off rooms for the managers.
Do this, and your workplace will be viewed as mediocre – sending the wrong message about your capabilities to clients and also to potential and current staff, who could feel less valued and connected to the company as a result, experts say.
To avoid this, many top businesses are investing extensive time and money into creating an <a href="https://www.smartcompany.com.au/leadership/33842-five-design-features-that-actually-promote-productivity" target="_blank">environment that is cutting edge</a>. Collaboration hubs, areas to hold functions, flexible workspaces and café-style kitchens are just scratching the surface of possibilities.
While SMEs may have small budgets to work with when it comes to creating a dynamic, future-focused workspace, it is possible to take some ideas from the corporate or creative worlds and <a href="https://www.smartcompany.com.au/leadership/34040-six-top-tips-for-the-ultimate-workplace-design" target="_blank">adopt elements within your financial reach</a>.
For inspiration, SmartCompany spoke to two leading experts in the field of office design, HASSELL principal Steve Coster and Schiavello workspace planner Nick Tennant.
“The good thing we are seeing, particularly for SMEs is that these themes are applicable to businesses regardless of their size,” Tennant says.
Here are 10 of their hot tips.
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/9.jpg" width="600" height="409">
Above: The entry to the Savill’s office in Brisbane is grand but has a sense of being open - designed by Carr Design.
<h2>1. Let the outside world in</h2>
A grand entrance and reception space hiding the work environment may serve some organisations, but today it is more about letting the outside world in, according to Coster.
“Now work is a much more collaborative process, where you may be working with another firm, so your space needs to allow you to do that,” he says.
“You may have an external firm in your office more often, or freelancers working as part of your project team. It is a more complex population of people that are just as likely to be from outside your organisation as in it.”
Coster also says this means office spaces can become a marketing tool to show clients how you work and the strength of your team. He says the ANZ Centre in Melbourne’s Docklands is a good example of an open environment, as visitors can walk right into the middle of the building into an atrium, without going through security.
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/2.jpg" width="600" height="409">
Above: This Schiavello design uses a Krossi sit/stand workstation to enable flexible work options.
<h2>2. Attract staff with style and culture</h2>
If you want good staff, create an appealing workplace, suggests Tennant.
“Top performing businesses are in a war for talent, and to get the best talent they are using the workplace as a tool to retain staff,” Tennant says. “It is also about making them happy to give their best.”
He says the “bells and whistles” offered in some workplaces range from simple things like free food, to café-style lunch areas, or ping pong tables and sleeping pods.
“We are seeing residential and hospitality design influencing the more informal areas of an office, such as a lounge or a break area. As people spend more time in the office, it is becoming a home away from home,” he says.
“It could be a sit/stand workstation to provide comfort and control to an individual as a trade-off to perhaps a smaller desk.”
Coster agrees, citing researching that shows the more extra facilities an employee offers, the greater chance staff will find the workplace an attractive office.
“It might be gym facilities, wellness facilities, or classes such as yoga. Or childcare to show support of diversity,” Coster says.
“Also there is a broader atmosphere dynamic which is about people perceiving it as the kind of organisation they want to work for – the social capital of an organisation, not just being a number.”
“It is the opposite of anonymity – the big buildings with repeated rows of workstations is not going to cut it.”
Article continues on next page. Please click below.
                  
<hr class="system-pagebreak">
 <img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/3.jpg" width="600" height="409" style="line-height: 1.3em;">
Above: This Schiavello design features the Krossi, a sit/stand workstation for greater flexibility across a wide range of workspaces.
<h2>3. Activated spaces</h2>
As the way people work becomes more diverse, so too are the spaces they need to facilitate this work.
Tennant says that one of the greatest trends is making the configuration of office spaces diverse.
“We try to get a deep understanding of work styles and work modes. So rather than spending all day at a single desk and popping into a meeting room, we are seeing break-out lounges, circulation areas, informal seating, and standing work areas to facilitate serendipitous encounters and random acts of creativity,” Tennant says.
This “activity-based working” has often been referred to as hot-desking.
“It comes back to the idea that a standard desk for every person is an outdated notion now.”
Coster says the key to these “activated spaces” is balancing them with areas for concentrated work.
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/4.jpg" width="600" height="409">
Above: This design for Transfield Services designed by PTID Environments shows a modern, collaborative workspace.
<h2>4. Sustainability as the norm</h2>
A few years ago sustainability was a buzzword when it came to office design, but Tennant says it should now be simply “good practice”.
“Basically, traditional office buildings are underutilised and sparsely populated – so it makes sense to populate them with more people,” Tennant says.
“It is also sustainable. Having huge buildings running lighting and air conditioning and not having many people in them makes no sense.”
Article continues on next page. Please click below.
<hr class="system-pagebreak">
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/5.jpg" width="600" height="409">
Above: This Schiavello design uses the Kayt Quiet booth-like lounge with high sides and back for quite conversation or concentration.
<h2>5. Musical furniture</h2>
Office spaces traditionally have fixed furniture that requires facilities teams to assemble or disassemble. Now, flexible furniture options are key, explains Coster, enabling staff to “self-organise” their office space.
“(This is) so spaces can be changed at the speed at which they need to be changed, not next Thursday when the facilities department has time to come and move it for you. So that speeds up the whole business, potentially,” he says.
“Linked to that is greater emotional ownership of those spaces by the teams. People need to feel like it is their space to move around, so they can turn it into whatever sort of space they need.”
Tennant says this need for workplace design flexibility is not only about day-to-day experiences, but also reflective of general volatility in business conditions.
“With volatility being discussed in the media environment… with all these changes happening constantly, businesses have to think how to adapt faster than their competitors. The take-out from that as a product response is that furniture needs to be able to be moved easily.”
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/7.jpg" alt="">
Above: Schiavello set out to make workplaces malleable with Climate, a workplace furniture platform that gives control back to the users. It can be moved around easily to support changing needs.
<h2>6. Create social capital</h2>
Creating a community within a workplace is now just as important as productivity. Coster explains this helps to build “social capital” which leads to other sorts of value in your business.
“An example of a workplace that is also a community is dtac House in Bangkok, the headquarters for one of Thailand’s leading telcos,” Coster says.
“They had a whole lot of employees in their 20s and a big turnover rate. They provided a whole series of recreational facilities, gyms, games rooms and music rooms and all sorts of whacky stuff that the young employees would use together. Through that play they developed a greater sense of cohort among themselves and developed a greater retention in the organisation.”
Article continues on next page. Please click below.
<hr class="system-pagebreak">
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/7a.jpg" width="600" height="400">
Above:The HASSELL offices in Sydney have an in-built auditorium for hosting presentations. Photographer: Nicole England.
<h2>7. Home for events</h2>
To make a mark in your sector, bringing the industry to your workplace is a good way to go about it. Coster says creating spaces within an office environment to hold events and engage with clients and collaborators is becoming important.
“It could be event spaces where your aim is to host event spaces in your office. You could host those to bring people closer to your firm. It could be an exhibition space or event space or roof terrace,” he says.
“Right in the middle of our Sydney office is a big set of bleacher steps where we have our team meetings and industry lectures.”
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/1.jpg" width="600" height="409">
Above: This Schiavello design uses a Krossi sit/stand workstation to enable flexible work options.
<h2>8. Mix your community</h2>
Thinking beyond the realm of your own company and to how you could be in proximity to a mix of industries is key, Coster says.
“If there are only ever accountants coming out of your building it is a lost opportunity.”
He suggests looking at the surrounding mix of big companies and smaller independent companies that could be service providers to those other organisations, and sharing space with them or freelance workers.
Article continues on next page. Please click below.
<hr class="system-pagebreak">
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/9a.jpg" alt="">
Above: At the ANZ centre in Melbourne HASSSELL created different environments on each level. Photography: Earl Carter.
<h2>9. Spread into the public</h2>
Workplaces are spilling out into the public realm, with people working outdoors and in public spaces, Coster explains.
“What people have been doing for a long time is working in the coffee shop as much as the office. It is an extension of that idea. Some places already exist like libraries, or the airport lounge or co-working facilities,” he says.
“But it makes you think about public spaces as well. A city square or a park could be places you work in the right weather.”
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/10a.jpg" width="600" height="400">
Above: HASSELL designed the George Patterson offices, with versatile spaces catering to creative and business needs. Photography: Dianna Snape
<h2>10. Authentic interiors</h2>
There are no set trends when it comes to office interiors, Coster says, but rather the need to create authentic spaces “that don’t feel fake and contrived”.
“Why do people like being in heritage buildings more than generic office buildings? Traditional generic office buildings are contrived spaces,” he says.
“That is why people think of theme parks as fake, they want places that feel authentic with texture, layers and heritage.”
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany</a>.
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The power of office design – 10 major trends to watch

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16 Degraves Street is going up for auction, in the the first offering on Melbourne’s iconic CBD laneway since 2011.
One of Melbourne’s busiest laneways, Degraves Street is a major tourist attraction and currently has zero vacancies. 16 Degraves Street is currently leased to Italian restaurant Il Tempo, with a new five year term with three further five year options. Il Tempo brings in $155,000 per annum plus GST to shop’s owners, with fixed annual increases of 4%.
The licensed café and bar is being marketed by Stuart Taylor and Mathew George of JLL, who are auctioning the property on Thursday April 3 on behalf of insolvency firm Ferrier Hodgson, who have been appointed agents for the mortgagee.
According to George, the agents are expecting a highly competitive sale.
“Given this is the first on-market investment opportunity since 2011 in such a rare and iconic location, we have every confidence that 16 Degraves Street will be well received by the investor market, and generate very strong competition at auction.”
<a href="mailto:news@propertyobserver.com.au" target="_blank">news@propertyobserver.com.au</a>
                     
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Degraves Street: piece of Melbourne laneway icon on the market in mortgagee sale

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Forget that supposed over-crowded black Mercedes van carrying around would-be Chinese buyers to prestige Sydney open for inspections.
An Australian expat has snapped up the grand 1904 Mosman merchant home, Rona (pictured above) for $8 million plus ahead of this weekend's Belle Property auction.
Some 60 parties had inspected Rona which sits on a 1,445 square metre Bradleys Head Road block.
The Miller family bought the property back in 1987 for about $2.1 million with the subsequent restoration and modernisation by architect Michael Suttor.
The founder of Millers Self Storage, who sold the business in 1999, now plan spend more time at their beef cattle property near Jugiong.
As I wrote last week, those expatriates are beginning to capitalise on the lower Australian dollar, especially when they are experts in the currency rollercoaster. 
ANZ Singapore based Eddie Listorti recently spent $6.55 million at Palm Beach, for a Sydney northern beaches holiday home. 
Designed by architect Michael Fountain, the three level house (pictured below) comes with 18 metre infinity pool with a floating observation terrace. Positioned on the beach side of Northview Road, with views that span the length of Palm Beach - north to the Lighthouse, south to the rock pool - it was sold by the Doughman family through LJ Hooker Palm Beach agents David Edwards and Amethyst McKee. 
<a href="https://palmbeach.ljhooker.com.au/2JZF6Z" target="_blank" rel="nofollow">It was listed</a> at $7.25 million last October.
<img src="/images/stories/2014/03/11/palm-beach-march-11-breakout.jpg" width="460">
In 2010 Eddie Listorti, former global head of fixed income, currencies and commodities at Dresdner Kleinwort, took the job as head foreign exchange and commodities at ANZ. His title is now ANZ's co-head of fixed income, currencies and commodities in Singapore. 
In 2010 he spent $6.5 million on a Mosman home,  Melleray, the Federation home situated on a 1,975 square metre block a few minutes from Mosman village. 
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jchancellor-FAypfDUnLy

Expats emerging from hibernation as Mosman's Rona sold pre-auction for $8 million plus

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Many of those who advise people where to buy do so under false pretences.
They bring to the game a set of cherished attitudes which are unshakeable, unchallengable and unmitigated nonsense.
What they don’t bring is research-based knowledge, or a clear understanding of the factors that drive capital growth over time.
For some of these pretenders, the list of criteria has just one element: proximity to the CBD.
Why do you think this suburb is a hotspot? Because it’s five minutes from the CBD. Why is this other suburb a no go zone? Because it’s an outer suburb, a long way from the CBD.
That’s pretty much it. You can’t expect capital growth unless you’re walking distance from the tall office buildings.
One real estate service provider recently nominated the City of Armadale as an area to avoid in Perth because it had no capital growth potential. It was too far from the Perth CBD.
In reality, the City of Armadale is the capital growth king of the Perth metropolitan area in the past 12 months, with most suburbs delivering double-digit price growth, headed by Brookdale which grew 16% and Mt Richon which grew 20%.
<blockquote>
In most of our major cities the highest long-term capital growth rates are delivered by places a long way from the CBD.
</blockquote>
This is someone who makes his living advising people how to grow their wealth through property investment. Apparently capital growth is not part of the plan.
A Sydney buyer’s agent, asked by a newspaper to nominate the five best places to buy, reccommended a bunch of “prime” suburbs. Again, it appears the clients of this un-researched buyer’s agent are interested in elements other than capital gains, because “prime” Sydney has been the worst-performing sector of capital city Australia over the past 10 years, notwithstanding the growth experienced in 2013.
To base your assessment of a location’s worth on proximity to the CBD is not only simplistic but shows a lack of the elements that matter in real estate.
Here are five things that it’s better to be near than a CBD:
<ol>
<li>
Jobs nodes: “Experts” who think you have to be close to the CBD to be worth presumably think everyone works there. News flash: factories are not found in CBD. Nor are warehouses, maintenance facilities, airports, export ports, distribution centres, regional shopping centres, transport depots, abattoirs, hospitals, universities (with some exceptions), oil refineries, heavy industry and a host of other major employment nodes. The key thing that decides location for many home buyers and renters is proximity to work – and for many that means Frankston or Dandenong rather than Docklands.
</li>
<li>
Commuter train links: Hotspotting research has shown conclusively that train suburbs, on average, have higher capital growth rates than non-train suburbs. Public transport is a key criteria for people selecting location – and trains outrank buses and trams in that regard. Even if they do work in a CBD, people don’t feel the need to be within walking distance of it if they have access to rail links.
</li>
<li>
Education-medical nodes: Hospitals and universities often cluster together in our major cities. These clusters are important in real estate because they generate tremendous demand for real estate accommodation. Suburbs near these precincts usually have very low vacancy rates. And in most cases (North Melbourne is an exception) these clusters are found well outside the CBDs.
</li>
<li>
Major shopping facilities: CBDs all over Australia, in regional centres as well as capital cities, have had to reinvent themselves since major shopping centres were developed in the suburbs and attracted the shopping spend away from city centres. Proximity to regional shopping centres can be the deciing factor in locational choice.
</li>
<li>
Schools: For some families, proximity to a particular school is the No.1 factor in deciding location. And for most, a location won’t rate unless it provides convenient access to schools.
</li>
</ol>
Why are all these elements more important than being within cooee of the CBD? Because affordability rules. It drives the great mass of demand to places that are nowhere near the city centre.
Mass demand creates capital growth, not so-called quality homes, nor consistent Victorian or Edwardian streetscapes (which is the one-track record from one deluded adviser), nor “prime” locations (defined as high-class suburbs with million-dollar homes).
The great mass of demand goes to the locations where the houses are affordable. And when it comes to choice among the attainable suburbs, its proximity to jobs nodes, transport links, shopping and schools that drives decision-making. CBDs don’t feature in the argument.
That’s why, in most of our major cities the highest long-term capital growth rates are delivered by places a long way from the CBD.
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