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 

<section data-scroll-anchor="false" data-testid="conversation-turn-6" data-turn="assistant" data-turn-id="request-WEB:84a2af5e-d7cf-4ddf-922a-f4d44d6c6caa-2" data-turn-id-container="request-WEB:84a2af5e-d7cf-4ddf-922a-f4d44d6c6caa-2" dir="auto">
<section data-scroll-anchor="false" data-testid="conversation-turn-2" data-turn="assistant" data-turn-id="request-WEB:5a5ab36c-8dd3-454c-b456-c501f22f0eb4-0" data-turn-id-container="request-WEB:5a5ab36c-8dd3-454c-b456-c501f22f0eb4-0" dir="auto">
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.
</section>
</section>

[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

<html><body>
Currently in Perth there is strong demand for homes under $450,000. There is also an undersupply of stock across the board with about 3,000 properties fewer than normal. Consequently, there is quick turnover with well priced, well located property and the number of days on market can be as low as two or three weeks. In many areas home buyers need to act quickly to secure a property but there is no need for panic.
The real estate market regularly swings between seller and buyer markets in response to  economic and population conditions. A more relaxed market will likely return in the near future, particularly given the number of apartments and townhouses currently under construction and due for release this year.
Curiously enough, a seller’s market can actually work in favour of buyers if they are organised and mentally ready to secure a quick deal. When properties are selling quickly many people who have held back from marketing their homes can be motivated into acting.
Even though the stock of properties available for sale is lower than usual there is greater turnover. This in turn presents opportunities for buyers who are fully prepared.
A seller’s market can also work to the advantage of a buyer who has an existing property to sell. Normally this situation is not very attractive to sellers as they’d rather not wait for you to sell your home before buying theirs. Yet in a fast market a seller can consider that scenario with greater confidence even if other unconditional offers are on the table.
Being fully prepared to buy a property is the key to succeeding in a seller’s market. This means organising your finances and, most importantly, knowing exactly what it is that you want to buy.
Timing is critical for a buyer in a seller’s market. Once you have determined your budget, type of property and preferred locations you should work to a plan. Confine your home-open inspections only to properties that meet your specific requirements.  It can also help to talk to some agents about properties that may not yet have come onto market but which might interest you.
You might also consider hiring a buyers’ agent to help you with your search, especially if you don’t have a lot of time for home-hunting or lack confidence in a competitive market.
When you do find the right property it’s important to convey to the seller that you are a committed buyer. A low offer is less likely to be considered, so be prepared to make a reasonable offer with a little ‘wiggle room.’
Finally, a bigger deposit will convey to the seller that you are genuine and have confidence in securing the finance to seal the deal.
David Airey is president of the <a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow">Real Estate Institute of Western Australia.</a>
<a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow"></a>This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" rel="nofollow" target="_blank">reiwa.com</a>.
                      
</body></html>

dairey-MVZf5ZguQC

Buying strategically in a fast moving market

<html><body>
Australian CBD office markets are entering into a hiatus period this year, with supply levels forecast to hit their lowest point in 13 years.
Despite strong supply in Melbourne and Sydney, Knight Frank's latest Australian CBD Research showed that stock levels across the nation's capital cities slumped 29% to 463,000 square metres of new and refurbished stock in 2013. That compared to 649,000 square metres in 2012.
<img src="/images/stories/2014/02/25/chart_of_tghe_week_feb_25_one.png" width="470" height="297" alt="chart_of_tghe_week_feb_25_one">
Source: Knight Frank
Supply levels are expected to shrink further this year, with the global real estate firm forecasting supply to come in at only 241,000 square metres - a figure it says would be the lowest level of gross supply additions since 2001 when nearly 200,000 square metres was completed.
"Following relatively strong completion activity over the past two years, this hiatus in new construction completions over the next 12 months comes at a welcome time for the markets, especially those with an overhang of backfill and sub-lease space waiting to be absorbed," said Knight Frank national director of research, Matt Whitby.
This year, he said, the only major high profile additions to stock would occur in Melbourne, with 150 Collins Street (Westpac committed) and 720 Bourke Street (Medibank committed) slated for completion. A handful of smaller new builds and refurbishments would also be completed in Sydney, Perth and Adelaide, he added.
However, Knight Frank is projecting a rebound of supply in 2015. It is tipping completions to total about 562,000 square metres and includes projects that commenced without tenant pre-commitments such as 180 Ann Street, Brisbane (Daisho) and 20 Martin Place, Sydney (Pembroke).
"Notwithstanding this, Brisbane and Canberra will be devoid of any major supply until late 2015," said Mr Whitby.
He also made a point of saying that while new supply additions were expected to be relatively lower, backfill space would continue to be a major factor this year and increasingly so during 2015.
Another key theme cited in the report was last year's unprecedented level of site sales occurring in and adjacent to the CBD markets, mostly in Melbourne and Sydney. That demand, said Mr Whitby, was driven predominately by Asian developers, as the "highest and best use" of sites was, and continues to be, slanted towards residential rather than commercial use.
"This trend will see an increasing amount of commercial stock withdrawn due to residential and hotel conversions, alongside a large number of obsolete stocks being refurbished and modernised in an effort to attract tenants."
He described that as a "real game changer for markets", especially in Sydney and Melbourne over 2014/15, "as the net supply figures (i.e. after withdrawals) will be significantly lower than the headline numbers, which will help cushion the market in the face of a soft leasing market."
<a href="mailto:news@propertyobserver.com.au" target="_blank">news@propertyobserver.com.au</a>
      
</body></html>

kjiminez-eaYKfU7qd2

Australian CBD office supply forecast to hit 13 year low

<html><body>
Australia’s surge in tourism is driving demand for hotels in gateway cities and we see no sign of this momentum easing off in 2014, particularly with demand far outstripping available supply.

Savills research recorded approximately $2 billion of hotel assets transacting in 2013, up on the five year average of $1.3 billion.  

The rising demand, especially from foreign investors, for core hotel assets in gateway cities has never been stronger, with Sydney and Melbourne, followed closely by Brisbane, being the most sought after by Asian investors.  

There is a strong play from China in particular, whether private or institutions, who are chasing hotel assets.  They are attracted to investments where they can participate in, or add to, the “Chinese tourism supply chain” – that is, Chinese travel agents at the point of origin; a critical mass of Chinese inbound tourists to the destination; sufficient inbound airline capacity to service the tourists’ needs; with a rational extension being ownership of hotels at the destination to cater for these Chinese tourists.  These hotels can implement culturally-suitable programs at the hotels, from language to rooms to food and beverage.  

Typically, Chinese investors like to feel “safety in numbers” when investing into a foreign jurisdiction.  It is comforting for these investors when significant State Owned Enterprises and other major investors “take the first step” and prove that the investment destination is stable, secure and attractive. Examples include Greenland’s acquisition of the Water Board site for a mixed use scheme incorporating a hotel, Fullshare’s acquisitions in Tropical North Queensland, and Fu Wah’s recent acquisition of the Park Hyatt Melbourne. As more and more transactions occur with Chinese entities, the message will filter back to China and that is when momentum will grow substantially.  We anticipate that the real weight of Chinese money will be felt in the Australian hotel market in 3 – 5 years time. The result will be further tightening of yields and increased competition for available assets.  

New hotel developments in suitable locations with effective and efficient designs are also starting to stack up.  While CBD locations have traditionally struggled to compete against residential and office uses, the recent rise in values, operator positivity regarding market forecasts and an increase in office vacancies for some areas are making hotel conversion and/or development an attractive alternative.  

Outside Australia’s CBD markets, the emergence of modular construction is opening up a wealth of opportunities, with international operators entering into joint ventures with developers to bulk-build portfolios of select service hotels across Australia in undersupplied areas.

There are currently no signs that the investment market is slowing.  Development of new hotels is also picking up and as a result we could see offshore investors acquire hotels on forward commitments as a way to secure assets in a tightly held market.  
Michael Simpson is managing director of Savills Australia &amp; NZ Hotel Investments at <a href="https://www.savills.com.au/" target="_blank">Savills</a>.


              </body></html>

msimpson-uxqFgfXjaM

Tourism surge driving demand for Australian hotels

<html><body>
<img src="/images/stories/2014/02/25/DTZ_logog.jpg" width="200" height="66" alt="DTZ_logog" style="display: block; margin-left: auto; margin-right: auto;">
Name: Adam Jones<img style="max-width: 480px; float: right;" src="/images/stories/2014/02/25/jones-feb-25-profile.png" width="125" height="150" alt="jones-feb-25-profile">
Position: Director of CBD office leasing, landlord and institutional investor services

Company: DTZ

Office Location: Melbourne
 
How long have you been in the industry?

I have been in the industry since 2000, starting off in retail leasing then a short stint in corporate services and then specialising in CBD leasing.
What’s happening in the area you specialise in?
Very interesting times in that the Melbourne CBD vacancy rate has declined in the last six months, which should see incentives stabilise or reduce marginally from the levels they were at last year.
Unlike the past five years which has seen numerous developments come on stream which is well above historical averages, only two new developments, namely Medibank’s new headquarters at 720 Bourke Street and Westpac’s new office at 150 Collins Stree,t are due to be completed this year. Landlords by the end of the year should start to see some semblance of rental stability or growth.
Describe the most interesting property you have leased?
717 Bourke Street which was a brand new 38,000 square metre development in Docklands was interesting from the point of view of the technology involved in the design. 500 Collins Street was also unique in that the building was comprehensively upgraded with tenants in situ with sustainability as its cornerstone. It was the first refurbishment project in Australia to receive a five star Green Star design rating from the Green Building Council of Australia.
What are the ingredients to being successful in your job?
Remaining positive and patient as some deals can take an extremely long time to finalise. The old cliché about thinking outside the square is also important as Landlords are seeking people who can add value rather than act as a facilitator – you need to be able to provide a point of difference.
What aspects of your role do you enjoy the most?
I enjoy coming up with strategies for landlord’s as to how best to market and differentiate their asset in what is a competitive environment. It is also enjoyable coming up with different methods of identifying who is the best fit for a particular space, particularly doing this before our competitors.
Where would you invest a spare $750,000?
If I was a landlord I would look to upgrade my end of trip facilities, as all tenants these days have a strong focus on this. I would also look to spec a fitout, particularly if the space is clear and has been sitting vacant for an extended period. From a personal viewpoint a little thing called a mortgage and put some away for school fees for when my kids get older.
Which football team do you support?
Hawthorn. Very passionately. I am looking forward to back to back flags!
What’s your favourite app or techno gadget?
My Blackberry

How do you use social media?

Twitter for business snapshots/articles and <a href="https://www.propertyobserver.com.au/https://au.linkedin.com/pub/adam-jones/7a/888/740" target="_blank">LinkedIn</a> to stay across who is moving and who key decision makers within various companies are.
<a href="mailto:news@propertyobserver.com.au" target="_blank">news@propertyobserver.com.au</a>
             </body></html>

In profile: DTZ's director of CBD office leasing, landlord and institutional investor services, Adam Jones

<html><body>
Has the ‘new retail’ arrived? Has e-commerce merged with bricks-and-mortar retail? It’s February 2014, and a wonderful time to be alive and relishing the collaborative technologies that have evolved from the internet and the world wide web.
Affordable cloud solutions level the playing field
Cloud technology and open source technology has enabled smaller business to compete with mammoth enterprises. These cloud and open source technologies have allowed smaller businesses with cash restraints to leverage more powerful technologies without the costs of development from the ground up. No need for internal virtual private networks (VPNs) and internal IT infrastructures including servers, modems, computer hardware.
Compare the landscape to February 2009, when <a target="_blank" href="https://internetretailing.com.au/">InternetRetailing.com.au</a> launched and things were very different. Magento, an online department store shopping cart platform that is available as a free open source solution via its community edition and options for paid enterprise support, was a fledgling start-up barely a year old. For those in the know, it was originally called Bento, and a clumsy beast in its early iteration, and virtually unknown.
There were other options such as OS Commerce; however, they were not feature rich. Integration of warehousing and inventory control was also a luxury of the privileged, who could afford the cost of Enterprise Resource Planning (ERP) systems and the added cost of cross-platform data integration.
Move forward to 2014 and Magento is a thriving platform enabling many of Australia's smaller, as well as enterprise, websites. <a target="_blank" href="https://costumes.com.au/">Costumes.com.au</a> and Harvey Norman come to mind.
ERP systems have also become more affordable, with Australian developed systems such as <a target="_blank" href="https://www.qdos.com.au/">Qdos</a> offering accounting, full inventory control and warehousing fully hosted in Australia and integrated to Magento (and other web sites) via an application programming interface (API). At a slightly higher price, Netsuite provides a similar offering out of the USA.
As these cloud-based solutions are effectively service providers, they have dented business growth of the traditional server-based ERP systems by offering their product as a monthly subscription fee. Other less sophisticated accounting packages that offer basic inventory control such as Xero, Saasu and MYOB and cloud-based linking platforms such as Saaslink and <a target="_blank" href="https://onesaas.com.au/">Onesaas.com.au</a> allow small business to link various cloud components together to patch together a kind of enterprise system at a budget unheard of in the past.
But, despite all these wonderful technological wonders, how are things in the world of retail faring at the moment?
Consumer good glut
In my work as an e-commerce optimisation, integration and change management consultant, I have noticed that commoditised businesses, i.e. businesses such as online department stores are finding it a lot tougher to stay relevant in a market where vicious price competition on appliances and mass produced consumer goods is resulting in a lot of excess unsold stock. Online retailers are unable to turn this stock over even at reduced prices; after all, how many juicers can each household own?
The glut of consumer goods available for sale is also partly related to the slowdown in first home buyers amongst other things. At the end of 2013, Euromonitor produced a research paper indicating that whitegoods brands Dishlex and Simpson, generally strong sellers to first home buyers, are struggling to find customers as the number of first time home buyers on a budget has dried up.
Interestingly, brands such as Bosch and Miele are seeing increases in sales of whitegoods as older, cheaper equipment in homes is starting to age and fail. Completely contra to this, higher quality European brand household appliances such as toasters, juicers, kettles are losing market share to cheaper no name brand or lower quality Chinese made and branded toasters, kettles, etc. Finished off in flashy stainless steel, there is a deluge of cheap imports online and in stores across the country.
Omni-channel makes its presence felt
In my opinion, things are changing in favour of established bricks-and-mortar businesses. The game has changed for those retailers that have invested in cross-channel technology and offer:
<ul>
<li>
online ordering and pick-up in store (click and collect);
</li>
<li>
accept returns of online purchases in store;
</li>
<li>
provide great customer service; and
</li>
<li>
a full 360 degree marketing approach with the intent of achieving omni-channel or near omni-channel relevance.
</li>
</ul>
In 2010 businesses such as <a target="_blank" href="https://dealsdirect.com.au/">DealsDirect.com.au</a>, <a target="_blank" href="https://oo.com.au/">oo.com.au</a> and <a target="_blank" href="https://catchoftheday.com.au/">catchoftheday.com.au</a> began to disrupt retailing. They were the darlings of the investor community and the public loved the disruption.
<a target="_blank" href="https://dealsdirect.com.au/">Dealsdirect.com.au</a> has recently listed on the ASX and I would assume is on an acquisition trail to add members to its database to keep investor confidence up.<a href="https://oo.com.au/">Oo.com.au</a> was bought out by GraysOnline and although active has not made any noise. <a target="_blank" href="https://catchoftheday.com.au/">Catchoftheday.com.au</a> has quietly bid farewell to its C level management team, and bought back some of its shares from the consortium of investors that originally ploughed $80 million into the Catch group.
Return of the big players, but niche still thrives
Are these subtle signs the halcyon days are over for these dynamic upstarts as the national giants get comfortable with the technology and take over dominance of the overall retail space?
Big W, Officeworks, and Dick Smith come to mind here. Converse to this, discussions recently with the owners of niche online businesses <a target="_blank" href="https://tinyme.com.au/">tinyme.com.au</a>, <a target="_blank" href="https://adorebeauty.com.au/">adorebeauty.com.au</a> and <a target="_blank" href="https://costumes.com.au/">costumes.com.au</a> at a dinner hosted by Reed Exhibitions recently pointed out that their niche businesses are faring very well at the moment.
It seems the old rule of thumb of niche focus is evident here.
Paul Greenberg, CEO of the National Online Retailers Association (NORA), has been vocal for some time that there is no such thing as online versus offline retail, rather a multitude of channels which have been enhanced by the introduction of online retail as just another channel. Greenberg refers to this as "the new retail".
My comments are purely a collection of observations. Since 2005, every observation and prediction I have made relating to online retailing has come to fruition. Let's see in 12 months’ time (almost 60 months in internet time) if I am still correct.
Mark Freidin is an experienced chief operating officer, e-commerce pioneer and consultant to fast-growing firms with his company <a target="_blank" href="https://www.internetretailing.com.au/">internetretailing.com.au</a>.
This article first appeared on <a target="_blank" href="https://www.SmartCompany.com.au">SmartCompany.</a> 
            
</body></html>

mfreidin-LPrEa4UYd6

What is the ‘new retail’ and is it finally here?

<html><body>
The issues surrounding liquidity of property investments were highlighted in the credit crisis. Sale of securities was the only source of capital raising as bank lending froze and prospective buyers of property assets could not finance acquisitions.
Property investors who seek a liquid property investment access can purchase listed property securities on the ASX or through a managed fund. Alternatively, investors wanting to invest in property that do not require daily liquidity can gain exposure through the direct purchase of an asset or through purchase of units in unlisted property funds or syndicates.
Liquidity associated with listed property securities can provide a range of benefits to investors. Liquidity gives investors the flexibility to invest or divest from their property investments and invest elsewhere as opportunities arise in other investments. Liquidity assists investors in rebalancing their portfolios.
Return premium – compensation for illiquidity
Direct property is characterised by limited flexibility and liquidity. Investors’ expectations from investments in direct property are that these investments would generate higher returns than listed property to compensate for illiquidity. Investors in direct property typically have longer investment horizons.
An assessment of whether direct property investments generate higher returns to compensate for illiquidity relative to listed property securities, over 28 years to September 30, 2013 has been undertaken.
Chart one below shows growth in returns from an initial investment of $100 made in September 1985 in listed property and direct property.
Chart one – Growth in investment – Listed property vs direct property
<img src="/images/stories/2014/02/17/binesh_feb_17.png" alt="binesh_feb_17" width="470" height="260">
Source: S&amp;P/ASX, PCA/IPD
From Chart one, over a 28 year period to 30 September 2013, from an initial investment of $100, an investment in direct property would have generated a higher return than listed property. Direct property generated 9.9% and listed property generated 8.9% per annum.
Liquidity is valued by the market and can be determined and quantified through turnover, size and transaction costs. Analysis concludes that the required return premium for illiquidity ranges between 0.7% per annum and 1.0% per annum.
Over 28 years to September 30, 2013, a return premium of 1.0% per annum over listed property has been paid to direct property investors for the illiquid characteristics of direct property. Over the long term, direct property investors have adequately compensated for illiquidity.
Current environment
Total returns in the range of 10.0% - 11.0% per annum are expected for listed property over the next twelve months. Comparatively, total returns in the range of 8.5% - 9.5% per annum are expected for direct property over the next twelve months. Therefore a return premium, as a reward for illiquidity, from an investment in direct property is not expected.
Binesh Seetanah is an analyst at <a href="https://atchison.com.au/" target="_blank" rel="nofollow">Atchison Consultants</a>.
          
</body></html>

bseetanah-MkzVfc9t4h

Liquidity in property investments - direct v listed

<html><body>
It’s impossible to escape the reality that our employment market is in a flux. Big name employers like GMH, Toyota, Ford, Alcoa and Qantas are in the spotlight and there have been others over the last six months. Now we have a headline unemployment rate of 6%.
However we are also being told not to worry, in particular by the federal government, more rewarding jobs will be found, or in fact have to be found. We have also seen the participation rate fall as Baby Boomers in particular start to leave the workforce and it appears some may be doing so earlier than expected, with the irony that the current boom in real estate prices might be making it more appealing to ‘cash-out’ and retire early.
But despite what would usually be seen as negative news, many capital city real estate markets remain buoyant. This brings to mind a question – has the market become disengaged from employment data (at least in key markets) on the foundation of low interest rates?
Let’s consider some history
We all appreciate that the unemployment rate is influenced by a range of factors in particular the government’s policy framework for the labour market. Of possibly greater importance currently is the impact of a range of social factors like; working hours, a willingness to move locations, undertake further training or remaining in work at all.
If we look back over history we see that there was a substantial increase in the average unemployment rate from the mid to late 1970s, compared with earlier decades, between the Second World War to the mid-1970s, the unemployment rate fluctuated around a longer-term average of just 2%. This looks a remarkably low figure by comparison to now being at 6%. But there was in fact an even lower point at just 1%. Then in the period from the mid-1970s to the early 2000s, the unemployment rate fluctuated around a longer-term average of 7.5%. There was a high of 10.9% in 1992 – which makes 6% look pretty good!
While unemployment will always move around because of economic, institutional and social factors, these factors can change over time, and they change the structural rate of unemployment.  In 2014, we appear to be more accepting of a 6% rate as more ‘normal’ and not a reflection of short run or cyclical swings in economic activity. If this is the ‘normal’ then we may in reality see real estate markets less influenced by unemployment and more so by interest rates.
History also appears to repeat itself and in the mid-1970s we saw poor macroeconomic policy management, especially in the face of the first oil price shock, a much more rigid labour market and strong union influence, much higher inflation and a sharp increase in real wages relative to productivity. A lot of this sounds familiar as we move from the mineral infrastructure boom and massive period of change for manufacturing, although it is apparent that wage growth is running at less than snails pace.
Today we are looking at a reduction in employment opportunities and rising unemployment as businesses are reacting to the increased cost of labour, and a strong dollar. However, for the big picture impact on real estate markets we also need to take a closer look at interest rates, inflation and the unemployment level.  
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International</a>.
           
</body></html>

pchittenden-eLqUUC8TWW

How important is unemployment in today’s residential market?

<html><body>
Games 
While we’re passionate about property we do need to take a break now and then. We relish a bit of fun just as much as the next property nut. True to this spirit we found games with a property spin.
<a href="https://itunes.apple.com/us/app/my-town-2/id442345455?mt=8" target="_blank">MyTown</a> is a game that turns the real world in a monopoly board. Using the iPhone check-in system you can check-in into properties and decide if you want to buy them. Collect rent as more and more people visit the property. It’s really addictive. You can even make overseas investments as you build your digital empire. Plus it’s free. 
<a href="https://itunes.apple.com/au/app/real-estate-rumble/id469054082?mt=8" target="_blank">Real Estate Rumble</a> was created as a marketing tool for First National but it’s a fun little game. It’s simple but a good way to kill time waiting for the agent to turn up.
CommBank’s <a href="https://investorville.com.au" target="_blank">Investorville</a> is a real estate investment simulator where potential property investors can get a feel for what the market is like without risking their own money. It takes real world information and brings it into the game to create a realistic investment environment. With each round of the game there are changes to both the market and your personal circumstances that you must take into account. Thankfully the game doesn’t run in real time and the years skip forward in seconds. Good fun and an easy way to get your head around property if you’re a first time investor.
<a href="https://itunes.apple.com/us/app/millionaire-tycoon/id332424440?mt=8" target="_blank">Millionaire Tycoon</a> is a popular game for iPhone users. Inspired by Monopoly this game takes the idea a whole lot further. It’s good fun if you don’t mind the super-kitsch graphics but it does get progressively harder.
<a href="https://itunes.apple.com/us/app/tiny-tower/id422667065?mt=8" target="_blank">Tiny Tower</a> is a popular game where you build and manage a city tower. The 8-bit game lets you manage every aspect of your new building as you try and tempt new tenants and balanace the needs of everyone in the building.
Forget Angry Birds, <a href="https://in-deed.net/angry_buyers/" target="_blank">Angry Buyers</a> is essentially the same game but you get to load an estate agent, a property lawyer and a mortgage broker into a canon and fire them at shoddily built houses. Brilliant.
Article continues on next page. Please click on next page.
         
 
<hr class="system-pagebreak">
House hunting
After looking at 16 houses on a home hunt they all start to blend into one another. One starts to forget just what exactly they were looking for and whether that Johnston Street property had two bathrooms, or was one just a toilet? You’re not alone in this frustration and a number of developers have stepped forward with various solutions for this problem.
<a href="https://itunes.apple.com/us/app/home-tracker/id311585587?mt=8" target="_blank">Home Tracker</a> is designed for people looking at multiple properties. It allows you to document each property in detail as you visit it as well as take photos, map properties and E-mail property information. It’s also useful for agents keeping track of multiple new properties. It has a niche and it serves it well. It costs $3.99 through the iTunes app store. 
<a href="https://itunes.apple.com/us/app/crumbtracks/id393477924?mt=8" target="_blank">CrumbTracks</a> is a similar offering to Home Tracker and is a perfect tool for people looking so many homes they lose track of them all. The app allows you to take photos and videos of properties you’re interested in.
<a href="https://itunes.apple.com/au/app/house-hunter/id445304335?mt=8" target="_blank">House Hunter</a> app helps keep track of properties viewed on a house hunt. It allows you to rate homes on various scales then filter them later through various features. Homes are rated for various attributes which you can prioritise based on your requirements and these are displayed on a scorecard. If your needs are so unique that are not included in their 80 options you can add them yourself. This gives you a quantitative data and keeps you true to your original goals in a house search. It comes with camera and GPS support.
<a href="https://itunes.apple.com/au/app/property-checklist/id446041813?mt=8" target="_blank">Property Checklist</a> – This is a similar idea to House Hunter with a somewhat simpler implementation. While it might not have the range of features available it is a little bit more intuitive to use, offering a simple yes/no checkbox system.
<a href="https://itunes.apple.com/au/app/360-panorama/id377342622?mt=8" target="_blank">360 Panorama</a> is an app for taking 360 degree panoramic photos of whatever you choose. This is ideal for agents showing properties to clients or for buyers capturing the whole detail of houses for later viewing. It’s not perfect and you’ll never get the results of a professional photographer but it does a very good job for a small cost of $0.99.
Article continues on next page. Please click on next page.
            
<hr class="system-pagebreak">
Interior Design 
You’ve bought that old crumbling warehouse and it’s time to renovate, but what look do you go for? Interior design takes a huge amount of creativity and there are tools out there to help get your creativity flowing.
<a href="https://www.houzz.com/" target="_blank">Houzz</a> – The days of ripping pages out of magazines to make an interior design ideas scrapbook are over. This app has thousands of photos of any aspect of interior design one can imagine. This may sound like a nightmare to navigate but the developers have made it incredibly easy to bring up photos of exactly what you are after. Design ideas are arranged by keywords and categories and allow you to quickly and easily view hundreds of interior design ideas to inspire the design of your own house.
<a href="https://remodelista.com/" target="_blank">Remodelista</a> is a website of design ideas. There is post after post after post of beautiful content to get you thinking aesthetically. There are some really great ideas here, interspersed with a few naff ones.
<a href="https://www.dulux.com.au/colour/mycolour.aspx" target="_blank">Dulux My Colour</a> app – Take a photo of any colour and find out what the Dulux paint code is. If you want to paint your house the exact same shade of beige as North Richmond train station, just take a photo of it with this app and it’ll tell you what tin of paint to get. It works pretty well, depending on the lighting.
<a href="https://itunes.apple.com/au/app/handy-man-diy/id392541102?mt=8" target="_blank">Handy Man DIY</a> – This app makes DIY projects much simpler. It helps you keep track of projects around a property, provides guides on how to do certain ventures and helps you calculate materials and costs for various the projects. It’s a simple interface, it makes perfect sense and it makes DIY projects that much easier.
This <a href="https://dickson.ljhooker.com.au/selling/selling-checklist" target="_blank">guide from LJ Hooker</a> is a great way to get a quick overview to improve the look of your house and maximise selling price. 
Article continues on next page. Please click on next page.
 
        
 
<hr class="system-pagebreak">
Juwai
Juwai is an international property listing site that caters exclusively to Mandarin speakers. It’s just recently launched and has more than 1 million property listings from more than 80,000 agents and developers in the USA, Australia, Canada, the United Kingdom and Japan. It also features guides on living and investing in Australia. It’s entirely in Mandarin and prices are displayed in local currency and Chinese Yuan.
Now it’s not the most beautiful website but the <a href="https://www.firb.gov.au/content/default.asp" target="_blank">foreign investment review board site</a> is required reading for foreign investors in Australia. It includes useful information and application forms for foreign investors.
Article continues on next page. Please click on next page.
            
<hr class="system-pagebreak">
Know your agencies
It can be difficult to know which agency to go with when you’re looking to sell or rent your property. They all say they offer great deals and have the most experience in an area. It would be nice to be able to hear how other people found agents and perhaps read a couple of reviews.
<a href="https://ratethatagent.com.au" target="_blank">Rate That Agent</a> is a nice idea but it really lacks the user-base to make it a useful resource. The idea is that once you’ve dealt with a real estate agent, you log on to this website and give them a rating out of five plus a short review. These ratings are then used to rate agents and give sellers some sort of advice on which agents are worth their salt. It’s a nice idea but Property Observer struggled to find any reviews for any agents. It’s a catch-22 – to attract more users it needs a larger user-base.
<a href="https://hometruth.com.au/" target="_blank">Home Truth</a> is another real estate agent rating site but it’s more focussed on renters. Again it suffers from the same problems - there is simply a dearth of reviews. Interestingly it does allow users to review rental properties as well. So on the odd chance someone has reviewed a house or an agent before you move in you can get some warning as to what to expect.
<a href="https://www.productreview.com.au" target="_blank">Product Review</a> is a general review site that has a real estate section. Users reviewing agencies as opposed to individual agents which probably makes the website less prone to defamation law suits as well as a less aggressive atmosphere.
Article continues on next page. Please click on next page.
                      
 
<hr class="system-pagebreak">
Landlords and property managers
Landlords often wish to manage properties without the help of an agent. This requires keeping check on rent payments, managing multiple properties, recording communications, finding new tenants and possibly even writing your own contracts.  It’s hard work and not necessarily advised but there are sites and apps out there to help.
<a href="https://www.happyinspector.com/" target="_blank">Happy Inspector</a> - This Australian made app is a simple way to do property inspections very quickly. It takes minimal set-up and allows you to run through properties and generate reports with ease. The software allows you to take photos of damage and keep notes on each property as well as track upcoming and previous inspections.
<a href="https://inventory-pro.co.uk/index.php" target="_blank">Inventory Pro</a> is a similar offering that allows you to take inventories of entire apartment blocks if need be. It has a similar feature set but allows you to take videos as well.
<a href="https://rentmonkey.com.au/" target="_blank">Rent Monkey</a> is a website that automatically creates rental agreements from a series of questions. It works for every state in Australia and is exceptionally simple to use. You should really get the documents sighted by a lawyer just to be on the safe side but it does make renting your own place out much easier. The packs they provide come with all the documents required for your state. So long as your needs aren’t too complicated this is a great website. The site also has an in-depth guide for each state on renting your house out with some solid advice.
<a href="https://gumtree.com.au" target="_blank">Gumtree</a> is a global online classified ad website with localised subsites. If you wish to eschew the whole real estate agency system you can list your own rental property. If you’re looking for a cheap rental property it’s worth having a look on Gumtree. It’s also a great tool for finding house-mates. Anyone can list for free so there’s plenty of options – some better than others. They’ve released an app with a strong function-set.
<a href="https://rentpost.com" target="_blank">RentPost</a> is an innovative piece of property management software. It’s a very easy way to keep track of rent payments, tenant history and property issues. The software works on iPads and iPhones so you can keep track of properties as you go. The cheapest license costs US$9 a month and allows you to track up to 10 properties. The online payment system is currently limited to the USA but there are plans to expand internationally in the second half of 2012.
<a href="https://www.rentingsmart.com/" target="_blank">RentingSmart</a> looks like an exceptionally powerful tool geared towards self-managing landlords. RentingSmart will allow automatic rent payments with full integration with BPAY and bank transfers. They tell us it will help connect landlords with tenants and tradesmen, provide leases, keep track of maintenance issues, expense tracking, condition reports and all this will incorporated into an iPhone application. This could be the be all and end all for self-managing landlords.
<a href="https://pocketrent.com/" target="_blank">Pocket Rent</a> has the same idea but with more of a focus on recording communications with tenants. If you’re running multiple properties it can be a helpful tool to keep track of what issues have been raised which tenants.
Article continues on next page. Please click on next page.
                
<hr class="system-pagebreak">
Mortgages 
Visiting a mortgage broker office is a thing of the past with this range of mortgage tools. You can compare mortgage offerings from different banks, calculate loan repayments and see what you can afford.
<a href="https://ratecity.com.au" target="_blank">Rate City</a> allows you to compare home-loans. It stacks banks rates up against each other so you can choose the best value. The site also includes comparisons of savings accounts, credit cards and more so you don’t spend all your money before you even take a loan out.
<a href="https://www.infochoice.com.au" target="_blank">Info Choice</a> is have a similar tool that can compare different loan offerings online.
The <a href="https://www.moneysmart.gov.au/tools-and-resources/calculators-and-tools/mortgage-calculator" target="_blank">ATO has a great tool</a> for calculating how much you can afford to borrow It takes into account your financial situation and possible purchases to give you a realistic amount.
<a href="https://itunes.apple.com/au/app/tapmortgage-australia-mortgage/id402187202?mt=8" target="_blank">tapMortage</a> is a simple app that allows you to calculate mortgage repayments, stamp duty and transfer fees within seconds. It’s perfect for showing clients how much a property will cost them or for working out if a property is within your budget. While not ground-breaking it is a genuinely useful tool. 
Article continues on next page. Please click on next page.
               
 
<hr class="system-pagebreak">
Neighbourhood 
Moving to a new neighbourhood can be an exciting experience but it can take a long time to find out where things are. Where are the good cafes, where are the restaurants, where are the parks, what goes on around here and what’s the arts scene like? There’s no Lonely Planet for <a href="/news">Doncaster East</a> but we do have these multitude of resources to answer these questions.
You should never go to the supermarket on an empty stomach so why should property be any different. You can track down nearby eateries and read reviews to get a solid meal while you’re on the prowl or to work out what’s nearby a possible new home. Having no Thai joint within 2 kilometres could be a deal-breaker.
<a href="https://www.aroundyou.com.au/" target="_blank">Around You</a> is a good website for seeing what sort of events go on in areas. It really thrives with quite suburban suburbs with listings that inner-city publications just seem to miss.
<a href="https://www.google.com/maps/views/home?hl=en-AU&amp;gl=au" target="_blank">Google Streetview</a> is great if you can’t make it to the inspection and just want to have a sticky-beak online. Drive through the suburbs and see if it really is as leafy as the listing makes it sounds. It’s already on the iPhone accessible through the Maps application.
<a href="https://www.urbanspoon.com/c/71/Melbourne-restaurants" target="_blank">Urbanspoon.com</a> is one of our favourite websites and apps we’ve used. It makes discovering places to eat incredibly easy. The user reviews are (usually) quite informative and their price guides are quite accurate. Their app is perfect and we love the idea of shaking the phone and being shown a random selection of nearby restaurants.
<a href="https://www.broadsheet.com.au" target="_blank">Broadsheet</a> is a trendy website which covers the food, drinks and arts scene in Sydney and Melbourne. If you need a place to wine and dine someone or simply a place to eat lunch on the road this website is a treasure trove. They even run an app but it’s currently limited to Melbourne.
<a href="https://thethousands.com.au/" target="_blank">The Thousands</a> are one of the main listings in various cities in Australia. They keep tabs of what’s happening in the arts scenes but we’re including it for its food directory. The app is a good resource for hip local eateries. It works in Sydney, Melbourne, Brisbane, Adelaide and Perth.
<a href="is.http:/itunes.apple.com/au/app/art-guide-australia/id433116687?mt=8&amp;affToken=56102" target="_blank">Art Guide Australia</a> takes your current location and tells you what exhibitions are on around you. Great if you’re moving into an area with lots of galleries or if you want to see how artsy a new neighbourhood.
<a href="https://itunes.apple.com/au/app/wikihood/id317776221?mt=8&amp;affToken=56102" target="_blank">Wikihood</a> takes your current location and draws a bunch of information from Wikipedia to create a little guide. It’s a great way to learn about a new city and see what’s what.
You can also read The A-Z of property apps: Part one.
             
 
 
 
</body></html>

awalsh-7Ub9EypybQ

The A to Z of property apps: Part two

<html><body>
There’s a lot more to a good retail space than a pretty storefront. The best retailers engage the customer's senses, guide them through the store, and most importantly, keep them there. Here's our list of the world's top five retail spaces.
Livraria Lello and Irmão, Porto, Portugal
{yoogallery src=[images/stories/2014/02/24/por]}
Photos courtesy of <a href="https://blog.paperblanks.com" target="_blank">Paperblanks</a>.
Portugal (let’s face it – the world’s) most beautiful bookstore is the stuff dreams are made of. A kind of Willy Wonka’s factory for books, Lello and Irmão’s neo-gothic interior has a surrealist bent, thanks to its iconic undulating staircase. The store’s incredible details include floor to ceiling arched bookcases, fan vaulting and stained glass windows. The store itself has become a literary influence - rumour has it that Lello and Irmão’s was part of JK Rowling’s inspiration for Hogwarts.
The Livraria Lello and Irmão was designed by Xavier Esteves.
Article continues on next page. Please click below.
       
<hr class="system-pagebreak">
Longchamp La Maison Unique, SoHo, US
{yoogallery src=[images/stories/2014/02/24/new]}
Photos courtesy of <a href="https://www.heatherwick.com/la-maison-unique/" target="_blank">Heatherwick</a>.
The sculptural stairs in Longchamps SoHo flagship store are so unusual that they’re the subject multiple features in engineering and architectural magazines, while their designer, Thomas Heatherwick, is the subject of a BBC documentary entitled The Ingenious Thomas Heatherwick.
Rubber covered steel ribbons cascade down the stores walls to form the waterfall-like stairs, which are lit from a central skylight. The staircase’s wide and winding path also allows products to be displayed on top and below, while dividing the store. Heatherwick was also clever enough to avoid using a balustrade that would detract from his work, choosing wavy sheets of transparent glass.
Visible from the street, Longchamp’s staircase entices shoppers inside – once they’re there, the structure serves to guide them around the space.
If there’s a better example of unity between form and function in architecture, we’d like to see it.
Article continues on next page. Please click below.
            
<hr class="system-pagebreak">
Best Products, various cities, US
The next entry on our list is a bit of an anomaly – not only is it actually a series of buildings, but we haven’t (save for one exception) seen what they look like on the inside.
Best Products was a chain of hardware stores across the US that allowed customers to order items off a catalogue in the pre-internet age and then come to a counter at a warehouse to inspect their product before taking it home. As a result, the suburban stores tended towards the dull and rectangular. The owners, who were apparently art aficionados, decided to engage SITE architecture to re-invigorate their buildings between 1971 and 1984. 
The results? A group of witty, engaging and unforgettable buildings, as you’ll see in the pictures and short film below. The website Architcture and Branding also <a target="_blank" href="https://architectureandbranding.wordpress.com/2012/03/01/architecture-branding-the-utilitarian-box-store-and-design-fodder-known-best/">explains the full history of Best store designs</a>.
<img height="293" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-peeling-site.jpg?w=460&amp;h=287" title="Best Peeling SITE">
Best Peeling showroom, 1971 (source: siteenvirodesign.com) 
  <img height="293" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-indeterminate-facade-site.jpg?w=460&amp;h=287" title="Best Indeterminate Facade SITE"> Best Indeterminate Facade showroom, 1974 (source: siteenvirodesign.com)
 <img height="293" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-notch-cl-site.jpg?w=460&amp;h=287" title="Best Notch cl SITE"> Best Notch (closed) showroom, 1975 (source: siteenvirodesign.com) 
  <img height="293" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-notch-op-site.jpg?w=460&amp;h=287" title="Best Notch op SITE"> Best Notch (open) showroom, 1975 (source: siteenvirodesign.com) 
  <img height="310" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-tilt-profile-view.jpg?w=440&amp;h=290" title="Best Tilt profile view"> Best  Tilt showroom, 1976 (source: seventeeneleven.com) 
  <img height="293" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-antisign-site.jpg?w=460&amp;h=287" title="Best AntiSign SITE"> Best AntiSign showroom, 1978 (source: siteenvirodesign.com)
 <img height="293" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-cutler-ridge-site.jpg?w=460&amp;h=287" title="Best Cutler Ridge SITE"> Best Cutler Ridge showroom, 1979 (source: siteenvirodesign.com)
 <img height="293" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-forest-site.jpg?w=460&amp;h=287" title="Best Forest SITE"> Best Forest showroom, 1980 (source: siteenvirodesign.com)
 <img height="293" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-inside-outside-site.jpg?w=460&amp;h=287" title="Best Inside Outside SITE"> Best Inside/Outside showroom, 1984 (source: siteenvirodesign.com)
<p style="margin: 0px 0px 1.5em; padding: 0px; border: 0px; outline-width: 0px; font-size: 1.167em; vertical-align: baseline; line-height: 1.5em; color: #516064; font-family: 'Helvetica Neue', Arial, Helvetica, sans-serif;"><img style="margin: 0px 0px 15px; padding: 0px; outline-width: 0px; background-color: transparent;" height="176" width="470" src="https://architectureandbranding.files.wordpress.com/2012/03/best-langhorne-pa.jpg?w=460&amp;h=172" title="Best Langhorne PA">
Best Langhorne Pennsylvania showroom (source: VenturiRauchScottBrownArchitect.com)
{qtube vid:=sxPuM4w3c2g}
Article continues on next page. Please click below.
              
<hr class="system-pagebreak">
Aesop, Adelaide
<img alt="Adelaide-feb-24" height="293" width="470" src="/images/stories/2014/02/24/Adelaide-feb-24.jpg"> 
A worthwhile Australian contender, skincare brand <a href="https://www.aesop.com/au/article/aesop-adelaide" target="_parent">Aesop’s Adelaide store</a> somehow makes 7560 brown bottles look stylish. This isn’t the first time Australian architects March Studios have incorporated Aesop’s product packaging in their interiors – the company’s <a target="_blank" href="https://static.dezeen.com/uploads/2011/01/dzn_Aesop-at-Merci-by-March-Studio-3.jpg">Flinders Street store</a>, in Melbourne, features piles of cardboard boxes held to the wall and ceiling with netting, creating a sort of post-apocalyptic urban cave.
The beauty of the Adelaide store is in its simplicity – with the repetition of a single, unadorned object, the otherwise bare store is given new texture, shape, colour and light. We recall the ceiling of <a target="_blank" href="https://www.highsnobiety.com/files/2013/12/undercover-store-hong-kong-renewal-1-960x640.jpg">Tokyo’s UNDERCOVER store</a>, which uses lightbulbs to a similar effect. The Aesop store’s single elegant display unit is a winner too; its height reminds us of hours spent pouring over CDs and LPs in the local record store.
It’s unsurprising that an Aesop store has made our list – the brand seems to be making an effort to showcase the work of some of the most exciting young architecture firms in the world. As Aesop’s founder, Dennis Paphitis said, “there's a direct correlation between interesting, captivating store spaces and customer traffic within a store."
Article continues on next page. Please click below.
           
<hr class="system-pagebreak">
Ann Demeulemeester, Seoul, Korea
{yoogallery src=[images/stories/2014/02/24/soe]}
Photos courtesy of <a href="https://www.dezeen.com/" target="_blank">De Zeen</a> magazine.
The Seoul store of fashion label Ann Demeulemeester pulls off the contrast between modernity and nature with aplomb. The entirety of the building’s vertical surfaces, save its windows, are covered with densely-packed green foliage. In Seoul’s built up Gangnam district, the building provides a sleek urban oasis.
The building’s simple lines and colour scheme still manage to offer plenty of variance while keeping to its minimalist aesthetic. Inside, the living façade continues, with thick green moss covering the walls along the staircase that leads down to the building’s basement store. Anne Demeulemeester’s ground floor space maximises the greenery, with floor to ceiling windows offering views of foliage.
The Anne Demeuelemeester store, designed by Korea’s Mass Studies, is another on our list that features a wave motif, with a concrete ceiling that subtly rolls and swells across the space. Hopefully, this will put an end to the misconception that minimalist commercial spaces have to be severe.
 
Honourable mention: Maison Martin Margiela, Beijing
Because the only thing better than Thomas Heatherwick's stairs would be a slide.
<img src="/images/stories/2014/02/24/beijing_feb_24_one.jpg" width="470" height="626" alt="beijing_feb_24_one">
 
 
<a href="mailto:jrichardson@propertyobserver.com.au" target="_blank">jrichardson@propertyobserver.com.au</a>
                         
 
</body></html>

jrichardson-uRX5hFdKfN

The top five best retail spaces in the world

<html><body>
Almost two years has passed since the property market kicked in again and commenced another cycle of growth. Looking back at how the market performed over this period, a larger proportion of home sales crept into the higher price brackets.
2013 ended as a strong year for the property market where a healthy increase in house and unit sales coupled with a rise in home values of 9.8% across the combined capital cities was recorded. We saw median selling prices of capital city homes increased by a greater 10.2% over the year, indicating a shift to more expensive properties transacting throughout the year.
<img alt="rp-data-feb-13-one" height="238" width="470" src="/images/stories/2014/02/13/rp-data-feb-13-one.gif">
An analysis of Australia’s combined capital cities revealed that there is quite a difference in pricing between houses and units where only 27.1% of capital city houses sold for less than $400,000 in 2013 compared to 39.4% of all units.
<img alt="rp-data-feb-13-two" height="244" width="470" src="/images/stories/2014/02/13/rp-data-feb-13-two.gif">
For the same period, unit sales between $200,000 and $400,000 accounted for the greatest proportion of sales in 2013 at 35.7% while sales ranging from $400,000 to $600,000 accounted for the greatest proportion of house sales at 34.2%. Across the combined capital cities, 12.4% of house sales and 4.6% of unit sales were at or above $1 million.
At a combined capital city level, 27.1% of house sales were at prices below $400,000 compared to 63.8% across the regional markets. Similarly, 74.8% of all regional unit sales were below $400,000 in 2013 compared to 39.4%.
The proportion of home sales with a million dollar price tag or higher was lower in regional markets with just 1.7% of all regional house sales and 2.3% of regional unit sales at a price in excess of $1 million.
<img alt="rp-data-feb-13-three" height="338" width="470" src="/images/stories/2014/02/13/rp-data-feb-13-three.gif">
For state-based house sales, the proportion of homes sold below $200,000 and between $200,000 and $400,000 is greater in regions outside of the capital cities or ‘rest of state’ as it is often referred to.  This highlights the fact that home prices are typically lower in regional markets than those in capital city areas.
<img alt="rp-data-feb-13-four" height="338" width="470" src="/images/stories/2014/02/13/rp-data-feb-13-four.gif">
The results for regional unit markets are similar to those for regional houses. The proportion of unit sales below $200,000 in regional areas is much greater than the proportion within the corresponding capital city.
Interestingly, in Australia’s two most affordable capital cities, Adelaide and Hobart, the proportion of unit sales between $200,000 and $400,000 is greater within the capital cities than within the regional market which is likely due to the fact that unit markets outside of these capitals have little depth of stock.
Relative to rest of state markets, the data highlights that the selling prices of homes in capital cities is significantly higher. With around 66% of Australian’s living within a capital city it is clear that competition for housing, particularly well located housing, is driving up selling prices - the current low mortgage rates are only intensifying this competition.
Across each city there are still homes selling at prices below $400,000 however, these homes are becoming rare and are usually located on the outskirts of the city in areas that are poorly supported by essential infrastructure.
Perhaps businesses and governments should be looking at ways to create jobs in regional markets as a way of making housing more affordable. At the moment, there seems to be lack of enthusiasm at all levels of government to provide a sustainable fix to housing affordability in our capital cities. As a result we would expect that the proportion of homes selling below $400,000 will continue to decline over the coming years.
Cameron Kusher is senior research analyst at <a target="_blank" rel="nofollow" href="https://www.myrp.com.au/">RP Data</a>. 
    
</body></html>

Latest Investing Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Investing Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News